Could the latest planning changes make it easier to build homes?

One of the most helpful changes is the introduction of a national definition of a “settlement”. The reason that matters is that whether a site lies inside or outside of a settlement determines which planning route applies. This distinction should make it easier to assess a site.

For sites inside settlements, the new policy updates create a permissive starting point. There are still other policies and requirements to consider that could prove to be the fly in the ointment, but for most landowners, the positive bias is a welcome starting point.

For sites outside of settlements, the new policy creates two categories. These categories existed previously, but they were vague, leaving too much room for interpretation.

The first is infill housing outside settlements. This category of development applies when a new home or homes would be situated within an existing group of homes, rather than standing completely on its own. For these types of sites, the policy again seems to start from a more positive position, with a presumption in favour of planning permission unless the public benefit is substantially outweighed by adverse effects.

That could be encouraging for people who own a gap site, side plot, or piece of land within an existing cluster of rural homes. Again, there will always be other considerations in play, but when we’re trying to establish the principle of development, this provides the clarity that was previously missing.

The second category is isolated homes, which applies to plots that are not within a settlement and are not part of a group of homes. This route is still by no means an easy option — it requires significant expertise and investment in design excellence — but again, the key takeaway is improved clarity over what makes for an ‘isolated home’ that was lacking previously. Rather than leaving landowners guessing, it points towards the route for houses of exceptional design quality.

Under the old wording, the term “isolated” often created uncertainty.

Was a home isolated if it was near a few other houses? Did it depend on distance? If so, how far? Visibility? Access? The answer could vary depending on how a planning officer or inspector interpreted the site.

The new approach significantly reduces that ambiguity.

If a site is not within a settlement and is not infill housing, it should be treated as an isolated home and considered under the relevant policy for exceptional design.

That does not necessarily make permission easy to obtain. On the contrary, this is a notoriously difficult route to approval. But it should at least make the starting point clearer for landowners, and that is valuable in the early stages of assessing a site’s viability. It allows for a simpler understanding of whether the opportunity is more likely to be an infill case or an exceptional-design case.

If you have a large garden, rural plot, or piece of land near existing homes, the key question is no longer: “Can I build here?”

A better starting point is: “What policy category does my site fall into?”

Is it inside a settlement? Is it outside a settlement but within an existing group of houses? Is it an isolated countryside plot? Is it part of an existing residential curtilage?

Each route has a different policy test, and understanding that route early can save time, cost, and frustration.

The overall direction appears to be one of greater clarity. Some routes may be more supportive than before, particularly for infill housing, sustainable design, and garden homes. Others remain challenging, especially isolated countryside homes, but even there the policy gives a much clearer indication of what a successful proposal needs to demonstrate.

For landowners, that clarity is extremely valuable. It means potential can be assessed earlier, risks can be identified sooner, and design work can be focused on the right planning argument from the beginning.

If you are considering building a home on rural land or within a garden, the first step is to understand how the site is classified under the new policy. From there, you can build a planning strategy around the route most likely to apply.

At Form+Folk we specialise in designing sustainable, healthy homes for the benefit of people and the planet. With these latest changes, our approach is now positively supported by the National Planning Policy Framework. Our specialist expertise in passive house design, sustainability, and low-carbon buildings makes us an ideal strategic partner for small-scale developers and landowners. If that’s you, get in touch. We’d be happy to arrange a free 15-minute call to discuss your opportunity.