Navigating the New National Planning Policy Framework: Thoughts from Sean Ronnie Hill, Director of RISE Design Studio

The recent reforms to the National Planning Policy Framework (NPPF) are causing waves in the worlds of architecture, urban planning, and development. For someone like me - someone who’s dedicated their career to creating spaces where sustainability is a cornerstone - these changes are both a challenge and an opportunity. The framework isn’t perfect, but it’s a bold move, and it asks all of us to think bigger and smarter about how we build. The cracks in the system? They’re there. But there’s also light breaking through, and it’s up to us to amplify it. Here’s my take on what’s good, what’s tricky, and where RISE Design Studio stands in it all.

The Bright Spots: What’s Good

Breathing Life into Brownfield and ‘Grey Belt’ Land

Transforming overlooked or underused spaces into thriving, sustainable developments is at the very heart of what we do at RISE. That’s why the NPPF’s emphasis on redeveloping brownfield and ‘grey belt’ land is such an exciting prospect. It’s not just about creating new spaces; it’s about reimagining and elevating what’s already there. This kind of work not only reduces environmental impact but also reconnects communities with spaces that were once forgotten. For us, this approach defines the future of sustainable development - and it’s what drives our passion every day.

Ambitious Housing Targets

Building 370,408 homes annually isn’t just a number - it’s a declaration of intent. It signals an urgency to address housing needs while creating space for innovation and better living environments. At RISE, we see this as an opportunity to challenge outdated ideas and prove that large-scale housing can also mean low-energy, aesthetically inspiring homes. These targets are a chance to shape a future where design quality is never sacrificed for quantity.

Mayors Taking the Wheel

The decision to grant regional leaders more power in shaping their cities could usher in a wave of localised, people-first urban planning. It’s something we’ve learned firsthand as we expand our work into Barcelona, where understanding the unique character of a place is critical. Mayors who truly know their cities can champion smarter, more connected urban growth. If done thoughtfully, this change could spark a renaissance in city design, making our urban environments both more efficient and more livable.

Fast-Tracking the Big Stuff

Accelerating approval for nationally significant infrastructure projects has the potential to unlock transformative ideas more quickly. But speed alone isn’t enough - it needs to be paired with foresight and sustainability. At RISE, we see this as a call to action: to champion bold, impactful projects that are built to stand the test of time, economically, socially, and environmentally.

The Sticking Points: What’s Tricky

Higher Planning Fees

While higher fees might streamline the system, they also risk pricing out smaller, more creative projects - the kind that give neighbourhoods their unique character. At RISE, we’re committed to working alongside our clients to ensure their budgets deliver maximum value. By simplifying processes and leveraging our expertise, we aim to make every pound count without compromising on vision.

Pressure on Councils

Sanctions for councils' missing targets may lead to rushed approvals, with design and sustainability taking a back seat. This is where practices like ours become essential. We step in to advocate for designs that aren’t just expedient but are also thoughtful and forward-thinking. Our mission is to prove that speed doesn’t have to come at the cost of quality.

Affordable Housing on Greenbelt Land

The push to increase affordable housing is critical, but the challenges of building on greenbelt land shouldn’t be underestimated. Striking a balance between preservation and progress requires creativity and care. At RISE, we’ve long believed that thoughtful, innovative design can turn constraints into opportunities, unlocking solutions that others might overlook.

Build Faster, But Don’t Rush

Strict timelines may encourage cutting corners, but that’s never been our way. Using advanced 3D modelling and immersive virtual planning, we ensure that projects move efficiently while maintaining the highest quality standards. The future shouldn’t be built in a hurry - it should be built with care and consideration.

Where RISE Stands

Here’s the bottom line: while the new NPPF isn’t flawless, it provides a framework for real progress. It’s up to us - architects, planners, and developers - to turn its potential into reality.

• Sustainability First: Every project we undertake is about reducing energy use and minimising carbon footprints while maintaining beauty and functionality.
• Maximising What We Have: Whether it’s breathing new life into a neglected brownfield site or preserving the soul of an old building, we’re dedicated to thoughtful reuse and reinvention.
• Affordable Can Be Amazing: At RISE, we believe that affordability and aspiration can go hand in hand. Smart design and creative solutions can make affordable housing desirable and dignified.
• Guides Through the Maze: Planning can be daunting for clients, but we simplify it. From navigating regulations to visualising outcomes, we turn complexity into clarity.

What’s Next

The NPPF challenges us all to rise to the occasion - and that’s exactly what we’re doing. Whether it’s designing a home, a school, or a cinema, RISE Design Studio is ready to show how architecture can meet this moment with sustainability, beauty, and integrity leading the way.

Because this isn’t just about hitting targets. It’s about rethinking how we build, why we build, and who we build for. At RISE, we’re not just building more - we’re building better.