Government introduces 'default yes' for housing near transport hubs

The government has introduced planning reforms to accelerate housing delivery across England

Focusing on building more homes near train, tram and underground stations as part of the goal of delivering 1.5 million new homes. Jessica Darley, an Apprentice Solicitor in our commercial property team, considers what the reforms mean for developers, landowners and investors.

Supporting housing delivery and economic growth

The announcement forms part of a wider programme intended to increase housing supply, attract investment and support economic growth. According to the government, the changes will help create thousands of new homes and support local businesses by bringing more people closer to town centres and transport networks.

One headline measure is a ‘default yes’ approach for housing developments within a reasonable walking distance of qualifying, well-connected stations. The policy is designed to encourage higher-density, sustainable development in locations where residents can access public transport, employment, schools and essential services more easily.

Alongside this, the government has introduced minimum density expectations for areas surrounding stations. The objective is to use land effectively in accessible locations. The policy does not remove the need for planning permission or for proposals to meet other relevant requirements.

Improving the planning system

Beyond housing near stations, the updated NPPF includes measures to make the planning system more efficient. These include:

• Stronger support for development in sustainable locations.
• Reduced duplication between national and local planning policies.
• Less weight being given to local policies where they conflict with national decision-making policies.
• A focus on faster and more proportionate decision-making.
• Reduced information requirements for certain smaller and medium-sized developments.

The government is also seeking to reduce delays caused by consultation requirements. Reforms are intended to focus specialist advice on applications where it is needed, helping councils make decisions more efficiently while retaining safeguards for more complex cases. Regulations are due to follow to implement these changes.

Balancing growth with community needs

The reforms also include measures intended to protect existing communities. The updated framework introduces stronger protections for community facilities and establishes that a minimum of 40% of major developments should be accessible homes.

The Government has said these changes are intended to create sustainable neighbourhoods that support healthier lifestyles through improved access to jobs and services, while also protecting public transport services. These reforms are also designed to protect venues such as pubs that are central to local communities.

What does this mean for developers and local authorities?

For developers and landowners, the policy changes could create opportunities to bring forward housing on sites previously considered challenging, particularly around transport hubs. Stronger policy support may provide greater planning certainty and, alongside wider procedural reforms, help reduce some development delays.

Sites within walking distance of qualifying stations may become more attractive to investors and developers. This could influence land values, although any uplift will depend on the site’s constraints, development costs and the scale of development achievable.

Increased residential development may also generate demand for retail, leisure and community facilities, creating opportunities for mixed-use schemes and nearby commercial property.

For local authorities, the reforms place greater emphasis on identifying suitable land and aligning planning policies with national objectives. Authorities will also need to balance increased development with design quality, infrastructure provision and local community needs.

Assessing the opportunities

The Government’s latest reforms represent a key step toward more transit-oriented development.

By prioritising housing delivery in well-connected locations and streamlining planning decision-making, the Government hope to tackle housing shortages whilst promoting sustainable growth.

Clients with property, land or development interests near transport hubs should consider whether the changes improve the prospects for their sites, including those previously discounted or put on hold.

An early review of the relevant planning criteria and any legal or physical constraints can help establish what is achievable before committing to a purchase, sale or development proposal.

Clients should also monitor forthcoming planning guidance and local policy responses as implementation develops. Understanding how the reforms apply to individual sites will be key to identifying opportunities for development, investment and growth.

Jessica Darley is an apprentice solicitor in Harrison Drury’s Commercial Property team. Having successfully completed the Level 3 CILEX Paralegal Apprenticeship, Jessica is now studying for her Solicitor Apprenticeship with BPP University Law School in Manchester.

Jessica Darley