Constant change leaves planning system in chaos 

CPRE Sussex Director’s column written for The Argus, 2 February 2026.

For the second time in 18 months, the Government has thrown the planning rulebook up in the air. An open consultation on the new National Planning Policy Framework (NPPF), running until March 10, seeks views on yet more changes to the planning system. 

At CPRE Sussex, we are still working through the implications of the draft document. But some things are clear. Above all, the plans are highly centralising, taking power away from local councils and local democracy. 

Reducing local power 

The proposals rule out the ability of local councils to move ahead of national standards on issues like the energy efficiency of new buildings. Everyone, everywhere, must comply with the same set of nationally-mandated policies. 

This would not necessarily be so bad if the policies in question were strong. However, with big housebuilders lobbying to water down standards, we are not holding our breath.  

And, with a few caveats, any development close to a station gets an automatic yes. We support the idea of focusing development in places with sustainable travel. But a blanket “yes” potentially means massive new schemes in very precious countryside. 

All of this is on top of a separate announcement that more power will also be taken away from local councils to decide on large-scale developments. Every scheme of more than 150 homes that councils want to refuse will be referred to government ministers. 

Rural affordable housing 

There are some things to be welcomed in the latest update. There appears to be a focus on urban densification and a recognition of the importance of rural affordable housing. There are also targets to encourage more small and medium-sized building companies rather than big developers.  

But overall, in conjunction with a succession of other changes, the plans are deeply concerning and being rushed through at speed. 

If the proposals do not change, the ability of local people to shape the places where they live will be radically reduced overnight. And, we should not forget, these proposals come on top of previous damaging rule changes. 

Local plans in Sussex 

So where does this leave Sussex? Lots of our local councils are in the middle of creating new local plans. Thousands of hours and huge sums of money have gone into drafting local policies that respond to local demand. 

Of course, they are not perfect. CPRE Sussex has reviewed and challenged several local plans, calling for protection for green spaces and more affordable, sustainable housing. 

But local councils are accountable to the communities they serve and, currently, have some power to balance the wishes of profit-hungry developers with the needs of locals and nature. 

Yet many of the local policies that have taken so much time, effort and collaboration to create will become irrelevant at a stroke under the latest planning reforms. 

The power to shape where you live 

CPRE Sussex believes local people should be able to shape the place where they live and must be involved in planning decisions in a meaningful way.  

Sign an open letter to support our vision here. 

We are also urging everyone to have their say on the latest planning reforms.  

Take part in the Government consultation here. 

Read more of our views on planning reform in our latest Argus column here.