The government has set ambitious housing targets, aiming for 1.5 million homes to be built by 2030. Alongside this, reforms to the National Planning Policy Framework (NPPF) and the forthcoming Planning and Infrastructure Bill seek to tackle long-standing issues in the UK planning system - such as delays, fragmented regional planning, and red tape - making the process faster, more strategic, and better resourced. However, success will depend on implementation and local capacity. 

Debate aside on whether or not these government housing targets will be reached, what does this mean for landowners?  

New housing targets across the UK 

Whilst these new mandatory targets under the revised NPPF are reshaping the approach to sustainable development, the Planning Reform Bill seeks to take the process that much further. The key impacts of this for landowners include: 

Fewer legal challenges 

This proposed change only applies to nationally significant infrastructure projects (NSIPs), which some of Newton LDP’s landowners are involved in. Under current rules, opponents of these projects can attempt up to three stages of legal challenge, often leading to significant delays and added costs. The reform would reduce this to a maximum of two challenges, streamlining the judicial review process and helping to accelerate delivery. 

Faster planning decisions 

Planning departments have historically been under-resourced, contributing to delays and increased costs for developers. Under the proposed reforms, local authorities will be able to raise planning fees to better fund their services. This additional funding is intended to help councils attract and retain skilled staff, increase capacity, and improve efficiency - enabling more decisions to be delegated to planning officers rather than being escalated to planning committees 

More strategic planning 

A return to regional spatial planning will hopefully see more plans proceeding with majority support avoiding current gridlocks caused by unanimous agreement requirements. If successful, housing, growth and infrastructure plans will become aligned regionally, thus minimising costs and providing wider benefits that may not otherwise have happened. 

Updated development corporations 

This reform expands the role of publicly owned development corporations, which have traditionally focused on delivering new settlements. Their remit will now extend to include urban extensions and greenfield sites, broadening their influence across a wider range of development opportunities. The reforms also give greater powers to elected mayors, enabling more direct intervention in driving forward housing and infrastructure delivery. 

Streamlined environmental regulation 

For some of our clients, environmental regulation has been a major barrier in bringing their land forward for development. New plans will see higher level ‘Environmental Delivery Plans’ (EDPs) that will not only ensure environmental protection is in place, but allow contributions to be standardised, rather than on a site-specific basis, through payment into a Nature Restoration Fund. 

For landowners, especially those with sites previously constrained by Green Belt policy, these shifts present a game-changing opportunity to reassess their development potential. For developers, areas with housing shortfalls are now prime targets for land promotion and option agreements. 

Opportunity for rural housing development  

Many councils are struggling to meet housing targets, which strengthens the case for rural landowners to promote sustainable small to medium scale residential schemes, even on land not currently allocated in Local Plans. 

Rural areas face pressing challenges: aging populations, affordability gaps and limited housing for younger families and local workers. Combined with underinvestment in infrastructure, these issues threaten rural vitality. Landowners have a unique chance to help rebalance this by supporting well-planned, sustainable developments tailored to local needs. 

Rural exception sites - allowing affordable housing outside normal planning rules - remain a vital tool. More broadly, landowners are increasingly recognised as drivers of positive rural change, not only delivering housing but also connecting smaller settlements with larger towns and cities. Well planned developments can improve access to services, boost local economies and ease pressure on nearby urban areas. 

In short, rural landowners are well-positioned to shape stronger, more sustainable countryside communities. 

The role of landowners in placemaking effectively 

Government policy looks like it is shifting towards a regionally spatial approach to infrastructure delivery, and landowners are central to this vision. The 10-year government infrastructure strategy emphasises that good development goes beyond homes, it must create places where people live, work and thrive. This means integrating healthcare, education, transport and green spaces, with landowners being key in helping unlock these broader benefits. 

Engaging early with local authorities and partners enables landowners to shape these proposed regionally spatial plans that meet long-term wider community needs. A key part of this process involves negotiating Section 106 agreements - legal commitments that link development to local infrastructure funding, supporting schools, GP surgeries, public transport and more. These agreements help ensure developments are sustainable, connected and valuable to residents. 

Support modern methods of delivery 

To meet changing housing needs, landowners should embrace modern delivery methods: 

• Build to Rent (BTR): Professionally managed rental homes providing stable income and attracting diverse tenants. 
• Multi-generational living: Homes designed for families with multiple generations under one roof or nearby, promoting flexibility and affordability. 
• Affordable housing: Continued support through shared ownership, rural exception sites and other models, helping key workers and younger residents stay local. 

Backing these approaches enables landowners to create adaptable, inclusive communities that meet contemporary demands. 

How Newton can support you  

At Newton, we support landowners through every stage of the planning process. Our expertise in negotiating development agreements and understanding the market helps maximise land value while aligning development with local and regional priorities. This ensures communities are not only commercially successful but also socially resilient. 

To learn more about how we can assist with the governments housing targets such as planning applications, rural housing or agribusiness development, contact us today.