Over the past twelve months the development industry has, on paper, been given much of what it asked for: a new National Planning Policy Framework (soon to be revised again) and legislative reform (the soon be enacted Planning and Infrastructure Bill), both designed to turbo-charge housebuilding. This is alongside the beginnings of a new towns programme, a move back to regional strategic planning, a fundamental rethink of London’s growth model and serious attempts to tackle longstanding constraints such as water scarcity and nutrient neutrality. Planning has been firmly pushed back to the centre of the growth debate, as the government looks to planning and development as a key lever for kickstarting economic growth.
But on the ground, consents have fallen, housing completions remain well below what is needed, and many local planning authorities are working with skeleton teams, ageing local plans, and increasing uncertainty for what’s to come. Despite the big announcements, the housing crisis persists. We still build too few homes, affordability continues to worsen, and many communities are already experiencing increased pressure on local schools, roads, healthcare and local services.
As a planning consultant, I see both sides of this every day. On the one hand, we now have a much better planning policy environment, with clearer signals about the need for growth. On the other, the reality on the ground, is that nothing has yet changed. The real question is whether in 2026 that momentum can finally be turned into delivery. This means more permissions, more construction and more first-time buyers.
What changed in 2025?
The real first shift over the past year has been less about ambition and more about intent. The previous Conservative and Coalition governments have long set out plans to deliver millions of homes.
What has been missing, until now, is the political capital to tackle the obstacles that stood in the way. In particular, difficult decisions about housing on greenfield land on the edge of settlements have often been ignored, reflecting the reality that many existing communities, and voters, live precisely in the places where new homes are most needed. The current approach marks a stark change in tone, with government now more actively seeking to confront these issues, rather than manage around them. The Green Belt is no longer treated as untouchable, with the emergence of the Grey Belt concept enabling a more honest discussion about where sustainable growth can sensibly be accommodated around our towns and cities. New towns are back on the table; and Strategic Authorities are being created to help deliver coordinated infrastructure and housing growth across entire housing and labour market areas.
