Full Breakdown
CPRE's Response to the National Planning Policy Framework Consultation
3/16/2026, 4:02:55 PM
Overview of the Consultation and Key Concerns
The consultation on the new National Planning Policy Framework (NPPF) has concluded, with the Campaign to Protect Rural England (CPRE) submitting a comprehensive response advocating for stronger protections for the countryside. CPRE emphasizes the need to safeguard the Green Belt, prioritize brownfield sites for housing, and eliminate the controversial ‘grey belt’ policy, which they argue undermines environmental protections. Their response reflects a broader public sentiment, with three-quarters of respondents calling for enhanced countryside protections.
Green Belt Protection and Development Policies
CPRE's response highlights critical concerns regarding proposed changes to Green Belt policies. They argue that alterations to the tests for inappropriate development could normalize the loss of Green Belt land, contradicting the NPPF's objectives of preventing urban sprawl. CPRE insists that new housing should be developed through democratically agreed local plans rather than through loopholes in government housing algorithms. Furthermore, they oppose policies that facilitate development near rural railway stations, warning that such measures could lead to suburban sprawl and increased car dependency.
Valued Landscapes and Environmental Protections
The CPRE welcomes the draft NPPF's intentions to enhance protections for hedgerows and trees but criticizes the vague language that could undermine these protections. They argue that all rural landscapes, not just those with national designations, deserve recognition and protection. CPRE contends that the removal of the “valued landscapes” policy could leave significant areas of the countryside vulnerable to development, despite evidence suggesting that such protections do not hinder necessary housing development.
Affordable Housing in Rural Areas
While CPRE acknowledges positive steps toward increasing rural affordable housing, they stress that the current definition of “affordable”—set at up to 80% of market rates—remains unattainable for many local residents. They advocate for a new standard that ties affordability to local incomes and propose that every new rural development should include affordable housing. Additionally, CPRE supports the National Housing Federation's recommendation for at least 25% of major developments to be designated for social rent.
Criticism of Current Housing Formulas
CPRE expresses concerns about the draft Policy S5, which relies on a stock-based formula that inflates local housing targets. They argue this approach risks damaging valued landscapes and Green Belt land, as it does not reflect local needs. CPRE calls for a national method that aligns housing requirements with local evidence to ensure sustainable development.
Future Directions and Recommendations
Looking ahead, CPRE urges the government to establish a coherent national plan for land use that integrates housing, energy, food, climate, and nature goals. They emphasize the importance of utilizing existing policy tools, such as Spatial Development Strategies, to facilitate smarter land-use decisions. The government is expected to review the responses to the NPPF consultation and present a revised framework by summer 2024.
Verbatim Quotes
- “Roger Mortlock, CPRE chief executive, said: ‘England’s land is finite, but the demands upon it are multiplying.” — Roger Mortlock, Chief Executive, CPRE
- “‘Our report shows the art of the possible, both in future and right now, with the tools we have on the table.” — Ellie Brodie, Report Author, Grounded Insight
Conclusion
CPRE's response to the NPPF consultation underscores the urgent need for policies that protect the countryside while addressing housing demands. Their recommendations aim to ensure that development is sustainable, equitable, and respectful of England's rural landscapes.
