Response to the National Planning Policy Framework (NPPF) update
The construction of new buildings in this country generates 40 to 50 million tonnes of CO2 annually, more than emissions from aviation and shipping combined[1]. Yet despite the UK’s legally binding commitment to achieving Net Zero by 2050, such emissions remain unregulated in building regulations or planning policy.
If the country is to reduce emissions, increase resilience and revitalise its towns and communities, the creative re-use of existing buildings must urgently be prioritised over unnecessary demolition and rebuild. Indeed, there is overwhelming support for this approach across the built environment sector, including among developers, planners and local communities, as the government's own research[2] on this subject recently demonstrated.
The new version of England's National Planning Policy Framework (NPPF)[3] has just been subject to the most fundamental re-write of this overarching policy since it was first published in 2012, giving the government a golden opportunity to act on this matter of vital public interest.
It is deeply regrettable then that the opportunity to introduce a retrofit-first direction in planning, following the lead of planning authorities such as Westminster City Council and the City of London Corporation, has been missed.
Re-use of existing buildings has multiple benefits beyond climate action. It can support town-centre and High Street regeneration and the delivery of urgently needed new homes[4]; protect valued local places; create opportunities for smaller businesses; and strengthen local economies[5]. Retrofit-first should be the default approach, not the exception, but this will not happen without much stronger national policy. Although the detailed policy wording in the new NPPF makes it possible to re-use buildings, it is barely encouraged and the multiple benefits of re-use are hardly mentioned.
Co-founder of Don’t Waste Buildings, Will Hurst, commented: ‘The government has had ample evidence over several years now about why it should introduce retrofit-first in planning, yet time and again it has failed to act.
‘The latest missed opportunity to put right the NPPF is simply shameful. Not only does it come in a year which is the hottest since records began but it follows MHCLG’s own inquiry in this area which found overwhelming evidence that the UK’s planning system is unclear and weak in this area.
‘This detailed survey of the built environment industry, published this Spring, revealed that just one in 10 respondents agreed that the NPPF clearly encourages retrofit. Yet participants “particularly endorsed” a retrofit-first approach in terms of seeking to upgrade existing buildings before considering demolition and rebuild.
‘In effectively burying this report and ignoring its key findings, Angela Rayner’s department should explain how this can be seen as anything other than failing to uphold the very first duty of government - to protect its citizens and keep the country safe from harm.’
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For further information or media enquiries, please contact:
Leanne Tritton, info@dontwastebuildings.com
[1] ‘Building to net zero’ report by the Commons Environmental Audit Committee, 2022
[2] ‘Demolition and Redevelopment or Retrofit: research report’. MHCLG. 2026.
[3] National Planning Policy Framework, updated 17 August 2026
[4] Writing in The Times on 17 August 2026, Lord Mendoza, Chairman of Historic England, said: ‘repurposing vacant historic buildings could create between 560,000 and 670,000 new homes’.
[5] See ‘The Re-use Dividend – unlocking economic growth from Britain’s existing buildings’, Don’t Waste Buildings