Scotland has always taken sustainability seriously in planning policy — but the arrival of National Planning Framework 4 (NPF4) in February 2023 marked a significant shift. For residential developers, understanding what NPF4 means for BREEAM requirements is no longer optional.
What is NPF4?
NPF4 is Scotland’s long-term spatial strategy for planning, replacing NPF3 and Scottish Planning Policy (SPP) in a single consolidated document. It sets out where development should and shouldn’t happen across Scotland, and critically, it embeds climate change and sustainability at the heart of every planning decision.
Policy 2 of NPF4 — Climate Emergency — is the one developers need to pay closest attention to. It requires all new development to contribute to Scotland’s net zero targets and demonstrate climate resilience.
How does this affect BREEAM requirements?
Under NPF4, local planning authorities in Scotland have stronger grounds to require sustainability assessments as a condition of planning consent. In practice this means:
- More planning conditions requiring BREEAM Homes assessments, particularly for larger residential developments
- Higher target ratings — Very Good is increasingly the minimum expected, with Excellent becoming common on larger or higher-profile schemes
- Earlier engagement — planners expect sustainability to be considered at pre-application stage, not retrofitted at design development
This is a meaningful change from the previous position where BREEAM requirements were patchy and inconsistent across Scottish local authorities.
Which developments are most affected?
While NPF4 applies to all development, the practical impact on BREEAM requirements is most felt in:
Larger residential developments (10+ units) — these are most likely to have BREEAM Homes assessments required by condition, particularly in Highland, Edinburgh, Glasgow, and Aberdeenshire council areas.
Affordable housing with public funding — developments receiving funding through the Affordable Housing Supply Programme are typically required to achieve BREEAM Very Good as a minimum condition of grant.
Brownfield and regeneration sites — NPF4 prioritises brownfield development and these sites often come with stronger sustainability conditions attached.
What rating should you be designing for?
As a practical guide for Scottish residential developments under NPF4:
| Development type | Minimum to aim for |
|---|---|
| Private residential (10+ units) | Very Good |
| Affordable / grant-funded | Very Good (often contractual) |
| Larger strategic sites | Excellent |
| Passivhaus or low-energy schemes | Excellent / Outstanding |
It’s always worth checking with your local planning authority at pre-application stage — conditions vary, and getting clarity early saves significant cost and redesign later.
The Scotland advantage
There’s a genuine upside here for developers who get ahead of this. Scotland’s planning system, while demanding, is relatively consistent in how it applies sustainability requirements compared to the patchwork approach in England. If you understand what’s required early, BREEAM can be designed in rather than bolted on — and that makes a significant difference to both cost and the final rating achieved.
Thinking about a project in Scotland?
Whether you’re at pre-application stage or already in design development, getting early advice on your BREEAM position is always worthwhile. Get in touch and we’ll give you an honest assessment of where you stand.