NPPF 2026: What the New Planning Framework Means for Trees & Arboriculture

The Government has published a new National Planning Policy Framework (NPPF), bringing further changes to the planning system in England. For anyone involved in development where trees, woodland or landscaping are present, the updated framework is particularly important for arboriculture.

The new NPPF places greater emphasis on the role of trees (NPPF 2026 trees) in well-designed development, climate adaptation, green infrastructure and the natural environment, while maintaining strong protection for ancient woodland and ancient and veteran trees.

For developers, architects, homeowners and planning consultants, the message is increasingly clear: trees need to be considered at the beginning of the design process, not after a development proposal has already been prepared.

At Wood’s Tree Consultancy Ltd, we provide professional arboricultural advice for planning applications throughout Surrey, Hampshire, Berkshire and surrounding areas, including Arboricultural Development reports (BS 5837) tree surveys, Arboricultural Impact Assessments (AIA), Arboricultural Method Statements and Tree Protection Plans.

What has changed in the NPPF 2026 regarding trees?

One of the most significant developments is the introduction of a dedicated policy covering trees in new development.

The new framework places greater emphasis on incorporating trees into development and recognising their contribution to biodiversity, climate change adaptation, the character of places and the quality of the built environment.

This includes an expectation that:

• new streets should generally be tree-lined unless there are strong reasons why this would be inappropriate;

• trees should be incorporated into other suitable areas of development, including parks and community spaces;

• the species and location of new trees should be appropriate for their surroundings;

• suitable arboricultural advice should be obtained;

• consideration should be given to highways, infrastructure, buildings and the needs of people using public spaces;

• arrangements should be made for the long-term maintenance of existing and newly planted trees (we can also help with this with our Tree Planting Schemes).

This represents an important shift towards treating trees as part of the fundamental design of development rather than simply as a constraint to be assessed once a layout has been produced.

Why is this important for planning applications?

Previously, trees on development sites could sometimes be treated as an issue to be dealt with after the main design had been prepared.

That approach is becoming increasingly difficult to justify.

Under the direction of the new NPPF, trees should be considered alongside matters such as:

site layout → access → drainage → buildings → landscaping → ecology → tree retention and protection

A good arboricultural assessment should therefore help inform the design of the development from the outset.

This is one of the fundamental principles behind BS5837:2012 – Trees in relation to design, demolition and construction.

A properly prepared tree survey and constraints assessment can identify important trees and areas of woodland before the layout is finalised. This enables designers to understand where development can realistically take place, where trees can be retained and where suitable mitigation or protection measures will be required.

The importance of the "right tree in the right place"

The new approach also places greater emphasis on selecting appropriate trees and locating them correctly.

Simply planting trees as part of a landscaping scheme does not necessarily provide a successful long-term solution.

Species selection and planting locations need to take account of factors such as:

• ultimate tree size and canopy spread;

• rooting environment;

• soil volume and soil quality;

• drainage;

• buildings and structures;

• highways and visibility splays;

• underground and overhead services;

• pedestrian and vehicle movements;

• climate resilience;

• biodiversity value; and

• future maintenance requirements.

This is particularly important on higher-density developments where available planting space can be limited.

Professional arboricultural advice at the design stage can therefore help prevent future conflicts between trees and buildings, roads, utilities and infrastructure.

Existing trees should be considered before they are removed

The updated NPPF reinforces the wider objective of conserving existing natural features.

Established trees can provide benefits that newly planted trees cannot immediately replace. Mature trees can provide significant:

• visual amenity;

• habitat and biodiversity value;

• shade and cooling;

• carbon storage;

• landscape character;

• screening;

• ecological connectivity; and

• contributions to green infrastructure.

For this reason, the removal of established trees should not automatically be regarded as the easiest solution to a development constraint.

A properly undertaken BS5837 tree survey can identify the quality, condition and significance of existing trees and help determine which trees should realistically be retained.

Where trees are important to the character of a site, their retention can often be incorporated into the design rather than simply addressed through compensation planting.

Ancient woodland remains strongly protected

One of the most important points for developers is that the new NPPF does not remove the strong protection given to ancient woodland, ancient trees and veteran trees.

These are recognised as irreplaceable habitats.

National policy continues to state that development resulting in the loss or deterioration of irreplaceable habitats, such as ancient woodland and ancient or veteran trees, should be refused unless there are wholly exceptional reasons and a suitable compensation strategy exists.

This protection is particularly important because potential impacts do not necessarily require trees to be physically removed.

Development can potentially affect ancient woodland through direct and indirect effects, including:

• root damage;

• soil compaction;

• changes to drainage;

• changes in groundwater conditions;

• construction activity;

• increased lighting;

• pollution;

• dust;

• increased recreational pressure;

• trampling;

• changes to woodland edges;

• domestic gardens and pets; and

• increased human activity.

Government guidance specifically advises that both direct and indirect effects should be considered when assessing proposals affecting ancient woodland and ancient or veteran trees.

This means that a development proposal does not necessarily avoid the ancient woodland policy simply because the buildings are positioned outside the woodland itself.

Ancient woodland assessments need to go beyond a simple distance measurement

When development is close to ancient woodland, it is important that the arboricultural assessment considers the actual relationship between the development and the woodland.

A robust Ancient Woodland Assessment should consider matters such as:

woodland extent → root protection → soil → drainage → construction activity → edge effects → lighting → access → long-term use

The appropriate buffer or mitigation measures should be based on the circumstances of the site rather than relying on an arbitrary line on a plan.

Government guidance emphasises the need to avoid impacts wherever possible, followed by mitigation, with compensation considered only as a last resort where the relevant policy tests are met.

Trees are increasingly part of climate-resilient development

The new framework also strengthens the relationship between trees and climate adaptation.

Trees can play an important role in helping developments respond to increasing temperatures, providing shade and cooling, supporting biodiversity and contributing to green infrastructure.

This is especially relevant in urban and suburban areas where increasing development density can create pressure on existing vegetation and reduce opportunities for tree canopy.

Good development design should therefore consider both the retention of existing canopy and the establishment of suitable new trees.

What does the new NPPF mean for BS5837 tree surveys?

The importance of a professional BS5837 tree survey is likely to increase as national policy places greater emphasis on designing development around existing natural features.

A robust arboricultural assessment can help establish:

1. What trees are present?

2. Which trees are suitable for retention?

3. What are their Root Protection Areas?

4. What constraints do they impose on the proposed development?

5. Can the design be modified to retain important trees?

6. What impact will construction have?

7. What mitigation is required?

8. How will retained trees be protected during construction?

9. What new tree planting is appropriate?

10. How will trees be maintained in the long term?

This is why arboricultural advice should ideally be obtained before the layout is finalised.

Trying to solve significant tree constraints after a scheme has already been designed can lead to redesign, delays, additional costs and potentially the unnecessary loss of trees.

What does this mean for homeowners?

The new NPPF is not only relevant to large housing developments.

It can also be important for homeowners proposing:

• extensions;

• replacement dwellings;

• new driveways;

• garages and outbuildings;

• garden development;

• new access arrangements;

• drainage works; or

• development close to trees or woodland.

Where significant trees are present, obtaining arboricultural advice at an early stage can help establish whether the proposed development is realistically achievable and what measures may be required.

For protected trees, including trees subject to a Tree Preservation Order (TPO) or within a conservation area, additional considerations may also apply. You may need to make a seperate Tree Preservation Order application, dependant on the type of planning application submitted.

What should developers do now?

The new NPPF reinforces the importance of bringing arboricultural considerations into the development process at an early stage.

For development sites containing trees, we recommend that developers and designers consider:

1. Commission a tree survey early

Do this before fixing the final layout wherever possible.

2. Identify significant trees and woodland

This includes checking for ancient woodland, ancient trees, veteran trees and other important landscape features.

3. Use the survey to inform the design

The layout should respond to the constraints identified by the arboricultural assessment.

4. Consider retention before removal

Important existing trees should be assessed properly before removal is proposed.

5. Design new planting properly

New trees need adequate space, suitable soils and appropriate long-term maintenance.

6. Prepare protection and construction measures

Where trees are retained, appropriate protection and arboricultural method statements may be required.

Arboricultural advice is becoming a design tool, not simply a planning requirement

Perhaps the most important message from the new NPPF is that arboriculture should not be considered simply as a technical requirement added to a planning application.

Trees can influence the layout, appearance, biodiversity, sustainability and long-term success of a development.

Early arboricultural advice can help designers understand what is possible and avoid situations where important trees are lost simply because they were not considered early enough.

At Wood’s Tree Consultancy Ltd, we believe that the best results are achieved when arboricultural considerations are incorporated into the design process from the beginning.

Need arboricultural advice for a planning application?

Wood’s Tree Consultancy Ltd provides professional arboricultural services for planning and development projects, including:

BS5837 Tree Surveys

Arboricultural Impact Assessments (AIA)

Arboricultural Method Statements (AMS)

Tree Protection Plans (TPP)

Tree Constraints Plans

Ancient Woodland Assessments

Tree Preservation Order advice

Development and construction arboricultural advice

We work with homeowners, architects, developers, planning consultants and other professionals to provide practical, evidence-based arboricultural advice.

If your proposed development is close to trees or woodland, obtaining arboricultural advice at an early stage can help identify constraints before they become a problem.

Contact Wood’s Tree Consultancy Ltd to discuss your project and arboricultural requirements.