Understanding the Planning and Infrastructure Act: Key implications for development
The Planning and Infrastructure Act received Royal Assent the week before Christmas, marking one of the most significant reforms to the UK planning system in decades. For developers, landowners and investors, the Act brings major changes that will influence planning strategy, project viability, environmental obligations and the pace at which new infrastructure and development can be delivered.
In this article, RDC’s Managing Director, Robert Doughty breaks down the new legislation to give an overview of the key reforms and outline the practical implications for anyone involved in the development process.
1. Faster delivery across the planning system
The Act removes certain statutory pre-application requirements that previously added substantial delay, particularly in large infrastructure cases. This reform alone is expected to reduce timelines by many months, with the government aiming to shorten delivery by at least a year for key projects.
What this means for your projects:
- feasibility and programme assumptions should be reviewed
- projects that were previously marginal because of long lead-in periods may now become viable
- build-out programmes can potentially be accelerated, improving overall return on investment.
2. A more strategic planning system
The Act reshapes how planning operates at local and regional level, with an emphasis on strategic, cross-boundary planning.
This includes:
- strengthened strategic plans prepared by local and combined authorities
- updated local plan processes with clearer timescales
- wider use and clarified powers for development corporations.
What this means for landowners and promoters:
- greater consistency in long-term spatial planning
- new opportunities to align with strategic planning areas, growth zones and development-corporation-led initiatives.
3. New Environmental Delivery Framework
Environmental regulation is changing significantly. The Act introduces Environmental Delivery Plans (EDPs) and creates a national Nature Restoration Fund designed to support strategic biodiversity and habitat recovery.
This has major implications for:
- ecological appraisal
- biodiversity net gain strategies
- landscape design
- long-term site management obligations
What this means for development:
- developers may, in many cases, fulfil certain environmental obligations through contributions to the Fund rather than delivering all habitat creation on-site.
4. Local Authority powers and planning fees
Local planning authorities now have greater autonomy to set planning fees locally. The intention is to improve planning department resourcing, but it may also result in variability across regions.
The Act also introduces a national scheme for planning decision delegation, and requires training for planning committee members, all of which support more consistent decision-making.
What this means for developers:
- planning fees may increase in some areas
- decision-making may become more efficient where delegation is used effectively
- local authority capacity will remain a key factor in project programming.
5. A modernised regime for major infrastructure
The Act introduces a reformed system for Nationally Significant Infrastructure Projects (NSIPs) and other large-scale development with the aim of accelerating delivery by simplifying and tightening the consent regime.
Key changes include:
- streamlined consultation and decision-making
- faster development consent procedures
- clearer national policy statements reviewed on a regular cycle
- reduced regulatory friction for major energy, utilities and transport projects.
What this means for developers:
Infrastructure-linked schemes, including renewable energy, grid connections, transport improvements, major utilities and large mixed-use regeneration, may now progress through the planning system more quickly and with greater certainty.
Key considerations moving forward
With the Planning and Infrastructure Act in force, now is a good time to consider the following steps:
1. Revisit viability and land acquisition assumptions
The new environmental obligations may alter both costs and development value.
2. Review project timelines and delivery strategies
Shorter pre-application periods and faster consent routes mean feasibility and financing models may need updating.
3. Engage early with local authorities on design codes and plan-making
Design codes are gaining greater weight. Early alignment will reduce risk later in the application process.
4. Reassess environmental and landscape strategies
The shift toward strategic environmental delivery could streamline compliance, but only if project design aligns with the new framework.
5. Explore opportunities created by strategic planning and development corporations
Large-scale projects, mixed-use sites and new settlements may benefit from this more coordinated planning environment.
Final thoughts…
The Planning and Infrastructure Act represents a turning point in the way development is delivered across England. While many details will be refined through secondary legislation and local implementation, the implications of these changes are great: faster infrastructure delivery, more strategic planning, a new approach to environmental obligations and a major overhaul of developer contributions.
At RDC, our integrated planning, architecture and landscape design teams are ready to help you navigate the new system and ensure your projects are fully aligned with the updated legislative landscape.
If you are considering bringing forward land, promoting a site, or assessing the viability of a new scheme, now is the ideal time to review your strategy.
