Planning policy changes and what they could mean for high streets
The National Planning Policy Framework (NPPF) is England’s national planning policy. It sets the direction for how places are planned – from buildings and land use through to town centres and infrastructure – and ultimately shapes how high streets and towns evolve over time. It is used by councils and planning inspectors when making decisions on planning applications and local plans, and also guides developers and landowners when bringing forward proposals.
It is currently under review, with proposed updates that are not yet final. The direction of change is not a full overhaul, but a shift in emphasis – particularly around town centres. There is a stronger focus on clearer local strategies and on planning ahead for how town centres evolve, rather than just managing what already exists.
Planning policy matters because it provides a national framework that helps balance growth, protect town centres, and ensure decisions reflect long-term public interest. Our partners at Nexus Planning, via Matt Morris, explore these changes and what they could mean for town centres and high streets in more detail.
What stays the same:
- ‘Town centres first’ approach remains
- Continued focus on vitality and viability of town centres and high streets
- Testing still required for out-of-centre retail and leisure proposals
- Existing structure of town centre hierarchy and impact testing remains
What’s changing (proposed):
- Stronger expectation for councils to set a clear town centre strategy as part of local plans
- Greater emphasis on planning for the long-term vitality and viability of town centres, not just protecting existing uses
- More explicit requirement to think strategically about how town centres evolve over time
- Greater use of tools such as design codes, masterplans and spatial strategies to guide change
- Increased recognition that town centres need a broader mix of uses beyond traditional retail
- This includes residential, leisure, workspace, health and community uses to support more active, resilient places
- Stronger weight given in decision-making to proposals that support town centre health
Why it matters:
This is a shift in emphasis rather than a full rewrite of the system – and that’s why it matters. It signals a move from managing town centres as they are today, to actively planning for how they need to evolve over time. That has real implications for how places are shaped, funded and delivered on the ground.
In practice, it raises expectations across the board. Councils will need stronger evidence-led strategies, investors and landlords will need to align with longer-term place direction, and businesses will increasingly operate in town centres designed to support a wider mix of uses and activity. It also reinforces the importance of joined-up thinking across planning, investment, transport and housing if change is going to work in practice.
For a deeper breakdown of the changes, see the full article from Nexus Planning.
