'Significant’ changes to English planning rules on way as industry consulted

Planning reform in England this year is expected to accelerate, with updates from both the National Planning Policy Framework (NPPF) and the Planning and Infrastructure Act set to take effect.

The moves come as the UK government looks to open stalled sites and increase infrastructure and housing developments through reformed rules, with a consultation on changes to the NPPF closing on 10 March.

Michael Pocock, a planning expert with Pinsent Masons, said while the reforms could pave the way for significant changes to the development process, it also needed planning bodies to be ready for the impact of those changes – making engaging with the consultation while it remains open an essential decision for those potentially affected.

“The Planning and Infrastructure Act contains some of the most operationally significant changes we’ve seen in years, from consultee reform to committee processes,” he explained.

“They’re designed to speed things up, but the planning system will only see the immediate benefits if planning authorities start preparing for those changes now in advance of regulations coming into force.”

Among the key changes to the NPPF are default approvals for suitable homes around railways and building upwards in towns and cities, relaxed rules for developers to build higher density housing, energy efficiency and biodiversity streamlining, and preferential treatment for projects which improve or strengthen local services and economies.

A separate consultation on spatial development strategies is also under way, ahead of a move towards top-down policies intended to scale-down and reduce the burden of plan-making challenges at local level, and a fast-track approach to plan-making.

The proposed reforms will have a clear impact on housing and infrastructure, with a focus on viability considerations and local authority governance, according to Iain Gilbey, a planning law expert with Pinsent Masons.

“Collaborative working is essential for the intent behind these policies to be converted into delivery,” he said.

“Local planning authorities, developers and their funders will need to find clear ways to collaborate to ensure the benefits of these changes are felt.”

Gilbey and Pocock warned, however, that aligning local development plans and the spatial development strategies could introduce an extra challenge, as the two processes will advance at different speeds across the country, necessitating a twin track approach while common ground is sought.

The pair were speaking at a series of events bringing together experts from Pinsent Masons, Kings Chambers, Landmark Chambers and engineering consultants Stantec to look at the impact of the planning reforms for stakeholders.

"For regions already grappling with supply, infrastructure constraints and plan‑making pauses, the reforms bring both challenge and opportunity,” said Stantec’s regional practice lead Greg Dickson.

“What matters now is understanding how the changes will land locally, because the challenges and opportunities will not be the same everywhere.”