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The Gatwick Airport (Northern Runway Project) Development Consent Order 2025

S.I. 2025/1054 · Made 21 September 2025 · Extends to England and Wales

Up to date with all changes known to legislation.gov.uk, revised to 21 January 2026.

Infrastructure Planning

Made 21st September 2025

Coming into force 12th October 2025

An application has been made to the Secretary of State under section 37 of the Planning Act 2008f1 (“the 2008 Act”), in accordance with the Infrastructure Planning (Applications: Prescribed Forms and Procedure) Regulations 2009f2 for an Order granting development consent.

The application was examined by a Panel of five members (“the Panel) appointed by the Secretary of State pursuant to Chapter 2 of Part 6 of the 2008 Act and carried out in accordance with Chapter 4 of Part 6 of the 2008 Act, and the Infrastructure Planning (Examination Procedure) Rules 2010f3.

The Panel, having considered the application together with the accompanying documents and the representations made and not withdrawn, has submitted a report to the Secretary of State under section 74(2) of the 2008 Act setting out its findings, conclusions and recommendation in respect of the application.

The Secretary of State, having considered the representations made and not withdrawn, and the report of the Panel, has decided to make an Order granting development consent for the development described in the application with modifications which in the opinion of the Secretary of State do not make any substantial changes to the proposals comprised in the application.

The Secretary of State is satisfied that the special category land identified in Part 1 of Schedule 10 to this Order is required for the widening or drainage of an existing highway or partly for the widening and partly for the drainage of such a highway and the giving in exchange of other land is unnecessary, whether in the interests of the persons, if any, entitled to rights of common or other rights or in the interests of the public, and that accordingly section 131(5) of the 2008 Act applies in respect of that land;

The Secretary of State is satisfied that rights to be acquired over the land identified in Part 3A of the table in Part 3 of Schedule 10 to this Order will be acquired for a temporary (although possibly long-lived) purpose, and that accordingly section 132(4B) of the 2008 Act applies in respect of that land; and

The Secretary of State is satisfied that rights to be acquired over the land identified in Part 3B of the table in Part 3 of Schedule 10 to this Order, when imposed on the relevant open space land, will leave that land no less advantageous than it was before to the persons in whom it is vested, other persons, if any, entitled to rights of common or other rights and the public, and that accordingly section 132(3) of the 2008 Act applies in respect of that land.

The Secretary of State, in exercise of the powers conferred by sections 114f4, 115f5, 117f6, 120f7, 122f8, 123f9, 127f10, 131f11, 132f12, 135, 138f13, 147f14, 154 and 229 of, and paragraphs 1 to 4, 10 to 17, 19 to 23, 26, 33, 36 and 37 of Part 1 of Schedule 5 to, the 2008 Act, makes the following Order.

Annotations to the whole text

Footnotes

f1

2008 c. 29. Parts 1 to 7 were amended by Chapter 6 of Part 6 of the Localism Act 2011 (c. 20).

f2

S.I. 2009/2264, amended by S.I. 2010/439, S.I. 2010/602, S.I. 2012/635, S.I. 2012/2654, S.I. 2012/2732, S.I. 2013/522, S.I. 2013/755, S.I. 2014/469, S.I. 2014/2381, S.I. 2015/377, S.I. 2015/1682, S.I. 2017/524, S.I. 2017/572, S.I. 2018/378, S.I. 2019/734, S.I. 2020/764, S.I. 2021/978, S.I. 2022/634, S.I. 2023/1071 and S.I. 2024/332.

f3

S.I. 2010/103, amended by S.I. 2012/635 and S.I. 2024/317.

f4

Section 114 was amended by paragraph 55(2) and (3) of Schedule 13 to the Localism Act 2011.

f5

Section 115 was amended by paragraph 56 of Schedule 13 and Part 20 of Schedule 25 to the Localism Act 2011, section 160(2) to (6) of the Housing and Planning Act 2016 (c. 22) and section 43 of the Wales Act 2017 (c. 4).

f6

Section 117 was amended by paragraph 58(3) and (4) of Schedule 13 and Part 20 of Schedule 25 to the Localism Act 2011.

f7

Section 120 was amended by section 140 of, and paragraph 60(2) and (3) of Schedule 13 to, the Localism Act 2011.

f8

Section 122 was amended by paragraph 62 of Schedule 13 to the Localism Act 2011.

f9

Section 123 was amended by paragraph 62 of Schedule 13 to the Localism Act 2011.

f10

Section 127 was amended by paragraph 64(2) of Schedule 13 to the Localism Act and section 23(2) of the Growth and Infrastructure Act 2013 (c. 27).

f11

Section 131 was amended by section 24(2) of the Growth and Infrastructure Act 2013.

f12

Section 132 was amended by section 24(3) of the Growth and Infrastructure Act 2013.

f13

Section 138 was amended by section 23(4) of the Growth and Infrastructure Act 2013 and S.I. 2017/1285.

Section 138 was amended by section 23(4) of the Growth and Infrastructure Act 2013 and S.I. 2017/1285.

f14

Section 147 was amended by paragraph 68 of Schedule 13 and Part 20 of Schedule 25 to the Localism Act 2011.

Contents

  1. Part 1: PRELIMINARY
  2. 1Citation and commencement
  3. 2Interpretation
  4. Part 2: PRINCIPAL POWERS
  5. 3Development consent etc. granted by the Order
  6. 4Maintenance of authorised development
  7. 5Maintenance of drainage works
  8. 6Limits of works
  9. 7Benefit of Order
  10. 8Consent to transfer benefit of Order
  11. 9Planning permission
  12. Part 3: STREETS
  13. 10Application of the 1991 Act
  14. 11Street works
  15. 12Power to alter layout, etc., of streets
  16. 13Stopping up of streets
  17. 14Temporary stopping up of streets
  18. 15Public rights of way – creation, diversion and stopping up
  19. 16Access to works
  20. 17Classification of roads, etc.
  21. 18Traffic regulations
  22. 19Clearways, prohibitions and restrictions
  23. 20Construction and maintenance of local highway works
  24. 21Agreements with highway authorities
  25. Part 4: SUPPLEMENTAL POWERS
  26. 22Discharge of water
  27. 23Protective work to buildings
  28. 24Authority to survey and investigate the land
  29. 25Felling or lopping of trees and removal of hedgerows
  30. 26Removal of human remains
  31. Part 5: POWERS OF ACQUISITION AND POSSESSION
  32. 27Compulsory acquisition of land
  33. 28Compulsory acquisition of rights and imposition of restrictive covenants
  34. 29Compulsory acquisition of land – incorporation of the mineral code
  35. 29APower to override easements and other rights
  36. 30Time limit for exercise of authority to acquire land compulsorily
  37. 31Private rights of way
  38. 32Modification of Part 1 of the 1965 Act
  39. 33Application of the 1981 Act
  40. 34Acquisition of subsoil or airspace only
  41. 35Rights under or over streets
  42. 36Temporary use of land for carrying out the authorised development
  43. 37Time limit for exercise of authority to temporarily use land for carrying out the authorised development
  44. 38Temporary use of land for maintaining the authorised development
  45. 39Special category land
  46. 40Statutory undertakers
  47. 41Apparatus and rights of statutory undertakers in stopped-up streets
  48. 42Recovery of costs of new connections
  49. 43Crown rights
  50. 44Disregard of certain improvements, etc.
  51. Part 6: MISCELLANEOUS AND GENERAL
  52. 45Disapplication of legislative provisions
  53. 46Application of landlord and tenant law
  54. 47Defence to proceedings in respect of statutory nuisance
  55. 48No double recovery
  56. 49Protection of interests
  57. 50Certification of documents, etc.
  58. 51Service of notices
  59. 52Arbitration
  60. 53Deemed consent
  61. 54Conservation and enhancement of protected landscapes
  62. Signature
  63. Schedule 1: AUTHORISED DEVELOPMENT
  64. In the administrative area of Crawley Borough Council, Reigate and Banstead Borough Council, Mole Valley District Council and Tandridge District Council
  65. Airfield works
  66. Work No. 1
  67. Airport support facilities
  68. Terminal works
  69. Hotels, offices and car parking
  70. Surface access works
  71. Highway
  72. Structures
  73. Drainage
  74. Highways
  75. Structures
  76. Drainage
  77. Highways
  78. Structures
  79. Drainage
  80. Miscellaneous
  81. Ancillary or related development
  82. Schedule 2: REQUIREMENTS
  83. Part 1: REQUIREMENTS PERTAINING TO CONSTRUCTION
  84. 1Interpretation
  85. 2Phasing scheme
  86. 3Time limit and notifications
  87. 4Detailed design
  88. 5Local highway works – detailed design
  89. 6National highway works
  90. 7Code of construction practice
  91. 8Landscape and ecology management plan
  92. 9Contaminated land and groundwater
  93. 10Surface and foul water drainage
  94. 11Local highway surface water drainage
  95. 12Construction traffic management plan
  96. 13Construction workforce travel plan
  97. 14Archaeological remains
  98. 15Air noise limits
  99. 16Paragraph 16
  100. 17Verification of air noise monitoring equipment
  101. 18Receptor-based noise mitigation
  102. 19Airport operations
  103. 20Surface access
  104. 21Carbon action plan
  105. 22Public rights of way
  106. 23Flood compensation delivery plan
  107. 24Flood resilience statement
  108. 25Operational waste management plan
  109. 26Water treatment works footpath
  110. 27Construction dust management plan
  111. 28Arboricultural and vegetation method statement
  112. 29Soil management plan
  113. 30Site waste management plan
  114. 31Construction sequencing
  115. 32Western noise mitigation bund
  116. 33North and South Terminal roundabouts BAU improvement scheme
  117. 34Office occupier
  118. 35Odour monitoring and management plan
  119. 36Paragraph 36
  120. 37Car parking spaces
  121. 38Speed limit monitoring
  122. 39Tree balance statement
  123. Part 2: PROCEDURE FOR DISCHARGE OF REQUIRMENTS
  124. 40Applications made under requirements
  125. 41Further information
  126. Schedule 3: STOPPING UP OF STREETS AND PRIVATE MEANS OF ACCESS AND PROVISIONS OF NEW STREETS AND PRIVATE MEANS OF ACCESS
  127. 1STREETS TO BE STOPPED UP AND SUBSTITUTE STREETS AND NEW STREETS TO BE PROVIDED
  128. 2PRIVATE MEANS OF ACCESS TO BE STOPPED UP AND SUBSTITUTE PRIVATE MEANS AND NEW PRIVATE MEANS
  129. Schedule 4: PUBLIC RIGHTS OF WAY, FOOTWAYS AND CYCLE TRACKS TO BE STOPPED UP
  130. 1PUBLIC RIGHTS OF WAY TO BE DIVERTED FOR WHICH A SUBSTITUTE IS TO BE PROVIDED
  131. 2PUBLIC RIGHTS OF WAY TO BE PERMANENTLY STOPPED UP FOR WHICH NO SUBSTITUTE IS TO BE PROVIDED
  132. 3FOOTWAYS AND CYCLE TRACKS
  133. Schedule 5: CLASSIFICATION OF ROADS
  134. 1NEW AND REALIGNED CLASSIFIED TRUNK ROADS
  135. 2NEW AND REALIGNED CLASSIFIED NON-TRUNK ROADS
  136. 3NEW AND REALIGNED UNCLASSIFIED ROADS
  137. 4ROADS TO BE DE-TRUNKED
  138. Schedule 6: TRAFFIC REGULATION MEASURES
  139. 1SPEED LIMITS
  140. 2TRAFFIC REGULATION MEASURES (CLEARWAYS, HEIGHT RESTRICTIONS AND PROHIBITIONS)
  141. 3REVOCATIONS AND VARIATIONS OF EXISTING TRAFFIC REGULATION ORDERS
  142. Schedule 7LAND IN WHICH ONLY NEW RIGHTS ETC. MAY BE ACQUIRED
  143. Schedule 8: MODIFICATION OF COMPENSATION AND COMPULSORY PURCHASE ENACTMENTS FOR CREATION OF NEW RIGHTS AND IMPOSITION OF RESTRICTIVE COVENANTS
  144. 1Compensation enactments
  145. 2Paragraph 2
  146. 3Paragraph 3
  147. 4Application of Part 1 of the 1965 Act
  148. 5Paragraph 5
  149. Schedule 9: PROTECTIVE PROVISIONS
  150. Part 1: FOR THE PROTECTION OF ELECTRICITY, GAS, WATER AND SEWAGE UNDERTAKERS
  151. 1Paragraph 1
  152. 2Paragraph 2
  153. 3On street apparatus
  154. 4Apparatus in stopped up public rights of way
  155. 5Protective works to buildings
  156. 6Acquisition of land
  157. 7Removal of apparatus
  158. 8Facilities and rights for alternative apparatus
  159. 9Retained apparatus
  160. 10Expenses and costs
  161. 11Paragraph 11
  162. 12Cooperation
  163. 13Paragraph 13
  164. 14Paragraph 14
  165. Part 2: FOR THE PROTECTION OF OPERATORS OF ELECTRONIC COMMUNICATIONS CODE NETWORKS
  166. 15Paragraph 15
  167. 16Paragraph 16
  168. 17Paragraph 17
  169. 18Paragraph 18
  170. Part 3: FOR THE PROTECTION OF NATIONAL HIGHWAYS
  171. 19Application etc.
  172. 20Interpretation
  173. 21General
  174. 24Works outside the Order limits
  175. 25Prior approvals and security
  176. 26Construction of the specified works
  177. 27Payments
  178. 28Provisional certificate
  179. 29Opening
  180. 30Final condition survey
  181. 31Defects period
  182. 32Final certificate
  183. 33Security
  184. 34Commuted sum
  185. 35Insurance
  186. 36Indemnity
  187. 37Maintenance of the specified works
  188. 38Land
  189. 39Expert determination
  190. Part 4: FOR THE PROTECTION OF RAILWAY INTERESTS
  191. 40Paragraph 40
  192. 41Paragraph 41
  193. 42Paragraph 42
  194. 43Paragraph 43
  195. 44Paragraph 44
  196. 45Paragraph 45
  197. 46Paragraph 46
  198. 47Paragraph 47
  199. 48Paragraph 48
  200. 49Paragraph 49
  201. 50Paragraph 50
  202. 51Paragraph 51
  203. 52Paragraph 52
  204. 53Paragraph 53
  205. 54Paragraph 54
  206. 55Paragraph 55
  207. 56Paragraph 56
  208. 57Paragraph 57
  209. 58Paragraph 58
  210. 59Paragraph 59
  211. 60Paragraph 60
  212. Part 5: FOR THE PROTECTION OF SOUTHERN GAS NETWORKS PLC AS GAS UNDERTAKER
  213. 61Application
  214. 62Interpretation
  215. 63On street apparatus
  216. 64Apparatus of SGN in stopped up streets
  217. 65Protective works to buildings
  218. 66Acquisition of land
  219. 67Removal of apparatus
  220. 68Facilities and rights for alternative apparatus
  221. 69Retained apparatus: protection of SGN
  222. 70Expenses
  223. 71Enactments and agreements
  224. 72Co-operation
  225. 73Access
  226. 74Arbitration
  227. 75Notices
  228. Part 6: FOR THE PROTECTION OF THAMES WATER UTILITIES LIMITED
  229. 76Application
  230. 77Interpretation
  231. 78On street apparatus
  232. 79Apparatus in stopped up streets and public rights of way
  233. 80Protective works to buildings
  234. 81Acquisition of land or interests
  235. 82Removal of apparatus
  236. 83Facilities and rights for alternative apparatus
  237. 84Retained apparatus
  238. 85Expenses and costs
  239. 86Indemnity
  240. 87Co-operation
  241. 88Paragraph 88
  242. 89Paragraph 89
  243. 90Paragraph 90
  244. 91Use of statutory powers
  245. 92Ground works and surveys
  246. 94Notices and applications
  247. Part 7: FOR THE PROTECTION OF ESSO PETROLEUM COMPANY, LIMITED
  248. 95Application
  249. 96Interpretation
  250. 97Acquisition of apparatus
  251. 98Removal of apparatus and rights for alternative apparatus
  252. 99Facilities and rights for alternative apparatus
  253. 100Retained apparatus: protection
  254. 101Cathodic protection testing
  255. 102Expenses
  256. 103Damage to property and other losses
  257. 104Co-operation
  258. 105Miscellaneous
  259. Schedule 10: SPECIAL CATEGORY LAND
  260. 1SPECIAL CATEGORY LAND TO BE PERMANENTLY ACQUIRED
  261. 2LAND TO BE LAID OUT AS REPLACEMENT OPEN SPACE
  262. 3SPECIAL CATEGORY LAND OVER WHICH RIGHTS WILL BE ACQUIRED
  263. Schedule 11MAXIMUM PARAMETER HEIGHTS
  264. Schedule 12DOCUMENTS TO BE CERTIFIED
  265. Explanatory note