{
  "url": "https://openlegislation.uk/planning-act-2008/section-104",
  "json_url": "https://openlegislation.uk/planning-act-2008/section-104.json",
  "legislation": "ukpga/2008/29",
  "legislation_title": "Planning Act 2008",
  "legislation_url": "https://openlegislation.uk/planning-act-2008",
  "path": "section/104",
  "kind": "section",
  "number": "104",
  "heading": "Decisions in cases where national policy statement has effect",
  "text": "(1) This section applies in relation to an application for an order granting development consent if a national policy statement has effect in relation to development of the description to which the application relates.\n(2) In deciding the application the Secretary of State must have regard to—\n(a) any national policy statement which has effect in relation to development of the description to which the application relates (a “relevant national policy statement”),\n(aa) the appropriate marine policy documents (if any), determined in accordance with section 59 of the Marine and Coastal Access Act 2009;\n(b) any local impact report (within the meaning given by section 60(3)) submitted to the Secretary of State before the deadline specified in a notice under section 60(2),\n(c) any matters prescribed in relation to development of the description to which the application relates, and\n(d) any other matters which the Secretary of State thinks are both important and relevant to the Secretary of State's decision.\n(3) The Secretary of State must decide the application in accordance with any relevant national policy statement.\n(3A) In particular, if a relevant national policy statement contains a biodiversity gain statement under Schedule 2A in relation to development of the description to which the application relates, the Secretary of State may not grant the application unless satisfied that the biodiversity gain objective contained in the statement is met in relation to the development to which the application relates.\n(3B) Subsections (3) and (3A) do not apply to the extent that one or more of subsections (4) to (8) applies.\n(4) This subsection applies if the Secretary of State is satisfied that deciding the application in accordance with subsection (3) or (3A) would lead to the United Kingdom being in breach of any of its international obligations.\n(5) This subsection applies if the Secretary of State is satisfied that deciding the application in accordance with subsection (3) or (3A) would lead to the Secretary of State being in breach of any duty imposed on the Secretary of State by or under any enactment.\n(6) This subsection applies if the Secretary of State is satisfied that deciding the application in accordance with subsection (3) or (3A) would be unlawful by virtue of any enactment.\n(7) This subsection applies if the Secretary of State is satisfied that the adverse impact of the proposed development would outweigh its benefits.\n(8) This subsection applies if the Secretary of State is satisfied that any condition prescribed for deciding an application otherwise than in accordance with subsection (3) or (3A) is met.\n(9) For the avoidance of doubt, the fact that any relevant national policy statement identifies a location as suitable (or potentially suitable) for a particular description of development does not prevent one or more of subsections (4) to (8) from applying.",
  "extent": "E+W+S",
  "status": null,
  "version": "current",
  "annotations": [
    {
      "type": "F",
      "label": "F1",
      "text": "Words in s. 104(1) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(2); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F2",
      "text": "Words in s. 104(2) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(3)(a); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F3",
      "text": "S. 104(2)(aa) inserted (12.1.2010) by Marine and Coastal Access Act 2009 (c. 23), ss. 58(5), 324(2)(a)"
    },
    {
      "type": "F",
      "label": "F4",
      "text": "Words in s. 104(2)(b) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(3)(b); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F5",
      "text": "Words in s. 104(2)(d) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(3)(c); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F6",
      "text": "S. 104(3)-(3B) substituted for s. 104(3) (7.5.2026) by Environment Act 2021 (c. 30), s. 147(3), Sch. 15 para. 3(2) (with s. 144); S.I. 2026/492, reg. 2(b)"
    },
    {
      "type": "F",
      "label": "F7",
      "text": "Words in s. 104(4) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(4); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F8",
      "text": "Words in s. 104(4) substituted (7.5.2026) by Environment Act 2021 (c. 30), s. 147(3), Sch. 15 para. 3(3) (with s. 144); S.I. 2026/492, reg. 2(b)"
    },
    {
      "type": "F",
      "label": "F9",
      "text": "Words in s. 104(5) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(5)(a); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F10",
      "text": "Words in s. 104(5) substituted (7.5.2026) by Environment Act 2021 (c. 30), s. 147(3), Sch. 15 para. 3(3) (with s. 144); S.I. 2026/492, reg. 2(b)"
    },
    {
      "type": "F",
      "label": "F11",
      "text": "Words in s. 104(5) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(5)(b); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F12",
      "text": "Words in s. 104(6) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(6); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F13",
      "text": "Words in s. 104(6) substituted (7.5.2026) by Environment Act 2021 (c. 30), s. 147(3), Sch. 15 para. 3(3) (with s. 144); S.I. 2026/492, reg. 2(b)"
    },
    {
      "type": "F",
      "label": "F14",
      "text": "Words in s. 104(7) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(6); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F15",
      "text": "Words in s. 104(8) substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(6); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "F",
      "label": "F16",
      "text": "Words in s. 104(8) substituted (7.5.2026) by Environment Act 2021 (c. 30), s. 147(3), Sch. 15 para. 3(4) (with s. 144); S.I. 2026/492, reg. 2(b)"
    },
    {
      "type": "F",
      "label": "F17",
      "text": "S. 104 heading substituted (1.4.2012) by Localism Act 2011 (c. 20), s. 240(2), Sch. 13 para. 49(7); S.I. 2012/628, art. 7(a)"
    },
    {
      "type": "I",
      "label": "I1",
      "text": "S. 104 partly in force; s. 104 in force for certain purposes at Royal Assent see s. 241"
    },
    {
      "type": "I",
      "label": "I2",
      "text": "S. 104 in force at 1.3.2010 by S.I. 2010/101, art. 3(d) (with art. 6)"
    }
  ],
  "outstanding_effects": [],
  "provenance": {
    "source": "legislation.gov.uk",
    "source_url": "https://www.legislation.gov.uk/ukpga/2008/29/section/104",
    "retrieved_at": "2026-10-29T09:11:38.131823+00:00",
    "licence": "OGL-UK-3.0",
    "licence_url": "https://www.nationalarchives.gov.uk/doc/open-government-licence/version/3/",
    "attribution": "Contains public sector information licensed under the Open Government Licence v3.0. Source: legislation.gov.uk, The National Archives."
  }
}