OpenLegislation

Planning and Infrastructure Act 2025

2025 c. 34 · Enacted 18 December 2025 · Extends to United Kingdom

Not fully up to date. 10 changes made by later legislation have not yet been written into this text, which is revised to 1 September 2026.

See the changes not yet applied
ProvisionChangeMade by
Sch. 2 para. 1(5)words substituted (cond.)Planning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 453
Sch. 2 para. 1(6)words substituted (cond.)Planning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 453
Sch. 2 para. 1(7)(a)words substituted (cond.)Planning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 453
s. 51(4)substituted (cond.)Planning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 451
s. 54(2)words inserted (cond.)Planning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 452
Sch. 2 para. 1(4)words substituted (cond.)Planning (Consequential Provisions) (Wales) Act 2026 Sch. 2 para. 453
s. 48(1)(4)(5)coming into forcePlanning and Infrastructure Act 2025 s. 118(1)(z3)
s. 55(1)coming into forcePlanning and Infrastructure Act 2025 s. 118(2)(d)(i)
s. 58(4)-(8)coming into forcePlanning and Infrastructure Act 2025 s. 118(2)(h)
s. 54(2)coming into forcePlanning and Infrastructure Act 2025 (Commencement No. 4) 2026 reg. 5

An Act to make provision about infrastructure; to make provision about town and country planning; to make provision for a scheme, administered by Natural England, for a nature restoration levy payable by developers; to make provision about development corporations; to make provision about the compulsory purchase of land; to make provision about environmental outcomes reports; and for connected purposes.

[18th December 2025]

Be it enacted by the King’s most Excellent Majesty, by and with the advice and consent of the Lords Spiritual and Temporal, and Commons, in this present Parliament assembled, and by the authority of the same, as follows:—

Contents

  1. Part 1: Infrastructure
  2. Chapter 1: Nationally significant infrastructure projects
  3. 1National policy statements: review
  4. 2National policy statements: parliamentary requirements
  5. 3Projects relating to water
  6. 4Power to disapply requirement for development consent
  7. 5Applications for development consent: removal of certain pre-application requirements
  8. 6Applications for development consent: changes related to section 5
  9. 7Applications for development consent: acceptance stage
  10. 8Applications for development consent: local impact reports and representations
  11. 9Examination of applications for development consent
  12. 10Applications for development consent: costs
  13. 11Planning Act 2008: right to enter and survey land
  14. 12Changes to, and revocation of, development consent orders Not yet in force
  15. 13Planning Act 2008: legal challenges
  16. Chapter 2: Electricity infrastructure
  17. Connections to the electricity transmission and distribution systems
  18. 14Connections to electricity network: licence and other modifications
  19. 15Scope of modification power under section 14
  20. 16Procedure relating to modifications under section 14
  21. 17Directions to modify connection agreements
  22. 18Managing connections to the network: strategic plans etc
  23. Consents for electricity infrastructure in Scotland
  24. 19Consents for generating stations and overhead lines: applications
  25. 20Variation of consents etc
  26. 21Proceedings for questioning certain decisions on consents
  27. 22Applications for necessary wayleaves: fees
  28. 23Regulations
  29. 24Sections 19 to 23: minor and consequential amendments
  30. 25Environmental impact assessments for electricity works
  31. Long duration electricity storage
  32. 26Long duration electricity storage
  33. Consumer benefits
  34. 27Benefits for homes near electricity transmission projects
  35. Electricity transmission period
  36. 28Electricity transmission systems: extension of commissioning period
  37. Electricity generation on forestry land
  38. 29Use of forestry estate for renewable electricity
  39. Wind generating stations and seismic array systems
  40. 30Wind generating stations that may affect seismic array systems
  41. Chapter 3: Transport infrastructure
  42. Amendments to the Highways Act 1980
  43. 31Fees for certain services
  44. 32Power of strategic highways company in relation to trunk roads
  45. 33Deadlines for consultation and decisions on certain orders and schemes
  46. 34Procedure for certain orders and schemes
  47. 35Compulsory acquisition powers to include taking of temporary possession
  48. Amendments to the Transport and Works Act 1992
  49. 36Replacement of model clauses with guidance
  50. 37Removal of special procedure for projects of national significance
  51. 38Duty to hold inquiry or hearing
  52. 39Costs of inquiries
  53. 40Deadline for decisions
  54. 41Publication of decisions and time for bringing challenge
  55. 42Fees for certain services
  56. 43Deemed grant of listed building consent etc Not yet in force
  57. 44Deemed consent under marine licence
  58. 45Authorisation of applications by local authorities
  59. 46Extension to Scotland of certain amendments
  60. 47Power to make consequential amendments
  61. Harbours
  62. 48Fees for applications for harbour orders
  63. Electric vehicle charge points etc
  64. 49Installation of electric vehicle charge points
  65. 50Accessibility of public charging or refuelling points Not yet in force
  66. Part 2: Planning
  67. Chapter 1: Planning decisions
  68. 51Fees for planning applications etc
  69. 52Surcharge on planning fees
  70. 53Training for local planning authorities in England
  71. 54Delegation of planning decisions in England
  72. 55Directions giving deemed planning permission: special regard to heritage assets
  73. 56Planning permission etc: extension of time in event of legal challenge
  74. 57Provision of advice by Natural England to public authorities
  75. Chapter 2: Spatial development strategies
  76. 58Spatial development strategies
  77. Part 3: Development and nature recovery
  78. Overview
  79. 59Overview of EDPs
  80. Environmental delivery plans: content
  81. 60Scope of an EDP: area, kind and volume of development and time period
  82. 61Environmental features, environmental impacts and conservation measures
  83. 62Nature restoration levy: charging schedules
  84. 63Other requirements for an EDP
  85. Environmental delivery plans: procedure
  86. 64Draft EDP: notification and consultation
  87. 65Making of EDP by Secretary of State
  88. 66Publication of EDP
  89. Environmental delivery plans: reporting, amendment, revocation and challenge
  90. 67Reporting on an EDP
  91. 68Amendment of an EDP
  92. 69Revocation of an EDP
  93. 70Remedial action by Secretary of State where EDP ends or is revoked
  94. 71Challenging an EDP
  95. The nature restoration levy
  96. 72Commitment to pay the nature restoration levy
  97. 73Regulations about the nature restoration levy
  98. 74Liability to pay the levy
  99. 75Amount of the levy
  100. 76Appeals
  101. 77Use of nature restoration levy
  102. 78Collection of nature restoration levy
  103. 79Enforcement
  104. 80Compensation
  105. 81Guidance about the nature restoration levy
  106. Powers and duties: Natural England etc
  107. 82Administering, implementing and monitoring EDPs
  108. 83Power to enter and survey or investigate land
  109. 84Warrant to enter and survey or investigate land
  110. 85Powers of entry: further provision
  111. 86Powers of entry: compensation
  112. 87Powers of entry: offences
  113. 88Remedial action: powers of Secretary of State etc to enter and survey or investigate land
  114. 89Compulsory purchase powers: Natural England
  115. 90Compulsory purchase powers: Secretary of State
  116. 91Annual reports
  117. Power to designate another person to prepare EDPs etc
  118. 92Power to designate person to exercise functions under this Part
  119. 93Transfer schemes in connection with regulations under section 92(1)
  120. Supplementary
  121. 94General duties when exercising functions relating to EDPs
  122. 95Duty of co-operation
  123. 96Amendments relating to this Part
  124. 97Regulations
  125. 98Application to the Crown
  126. 99Interpretation
  127. Part 4: Development corporations
  128. 100Areas for development and remit
  129. 101Relationship between different types of development corporation
  130. 102Duties to have regard to sustainable development and climate change
  131. 103Powers in relation to infrastructure
  132. 104Exercise of transport functions and transfer schemes
  133. Part 5: Compulsory purchase
  134. 105Electronic service etc
  135. 106Required content of newspaper notices
  136. 107Confirmation by acquiring authority: orders with modifications
  137. 108General vesting declarations: expedited procedure
  138. 109General vesting declarations: advancement of vesting by agreement
  139. 110Adjustment of basic and occupier’s loss payments
  140. 111Home loss payments: exclusions
  141. 112Temporary possession of land in connection with compulsory purchase
  142. 113Amendments relating to section 14A of the Land Compensation Act 1961
  143. 114New powers to appoint an inspector
  144. Part 6: Miscellaneous and general provision
  145. 115Reporting on extra-territorial environmental outcomes
  146. 116The Crown
  147. 117Extent
  148. 118Commencement and transitional provision
  149. 119Short title
  150. Schedule 1: Minor and consequential amendments to the Electricity Act 1989
  151. 1Paragraph 1
  152. 2Paragraph 2
  153. 3Paragraph 3
  154. 4Paragraph 4
  155. 5Paragraph 5
  156. 6Paragraph 6
  157. 7Paragraph 7 Not yet in force
  158. 8Paragraph 8
  159. 9Paragraph 9
  160. 10Paragraph 10
  161. 11Paragraph 11
  162. 12Paragraph 12
  163. 13Paragraph 13
  164. Schedule 2: Section 58: minor and consequential amendments Not yet in force
  165. 1Town and Country Planning Act 1990 Not yet in force
  166. 2Planning and Compulsory Purchase Act 2004 Not yet in force
  167. 3Planning and Compulsory Purchase Act 2004 Not yet in force
  168. 4Planning and Compulsory Purchase Act 2004 Not yet in force
  169. 5Planning and Compulsory Purchase Act 2004 Not yet in force
  170. 6Levelling-up and Regeneration Act 2023 Not yet in force
  171. 7Levelling-up and Regeneration Act 2023 Not yet in force
  172. 8Levelling-up and Regeneration Act 2023 Not yet in force
  173. 9Levelling-up and Regeneration Act 2023 Not yet in force
  174. 10Levelling-up and Regeneration Act 2023 Not yet in force
  175. 11Levelling-up and Regeneration Act 2023 Not yet in force
  176. 12Habitats Regulations Not yet in force
  177. 13Interpretation Not yet in force
  178. Schedule 3: Environmental delivery plans: effect on environmental obligations
  179. 1Protected sites: assessments under Part 6 of the Habitats Regulations 2017
  180. 2Protected sites: SSSIs
  181. 3Protected sites: marine conservation zones
  182. 4Protected species: licences under Part 5 of the Habitats Regulations 2017
  183. 5Protected species: licences under Part 1 of the Wildlife and Countryside Act 1981
  184. 6Protected species: licences under the Protection of Badgers Act 1992
  185. Schedule 4: Compulsory acquisition of land under Part 3: supplementary provisions
  186. 1Application of Acquisition of Land Act 1981
  187. 2Paragraph 2
  188. 3Extinguishment of private rights of way etc
  189. 4Paragraph 4
  190. 5Paragraph 5
  191. 6Paragraph 6
  192. 7Paragraph 7
  193. 8New rights: application of Compulsory Purchase Act 1965
  194. 9Paragraph 9
  195. 10Paragraph 10
  196. 11Paragraph 11
  197. 12Paragraph 12
  198. 13Paragraph 13
  199. 14Paragraph 14
  200. 15New rights: application of the Compulsory Purchase (Vesting Declarations) Act 1981
  201. 16Paragraph 16
  202. 17New rights: compensation
  203. 18Paragraph 18
  204. Schedule 5: Amendments relating to Part 3
  205. Part 1: Ramsar sites: amendments to the Habitats Regulations 2017
  206. 1Paragraph 1
  207. 2Paragraph 2
  208. 3Paragraph 3
  209. 4Paragraph 4
  210. 5Paragraph 5
  211. 6Paragraph 6
  212. 7Paragraph 7
  213. 8Paragraph 8
  214. 9Paragraph 9
  215. 10Paragraph 10
  216. 11Paragraph 11
  217. 12Paragraph 12
  218. 13Paragraph 13
  219. 14Paragraph 14
  220. 15Paragraph 15
  221. 16Paragraph 16
  222. 17Paragraph 17
  223. 18Paragraph 18
  224. 19Paragraph 19
  225. 20Paragraph 20
  226. 21Paragraph 21
  227. 22Paragraph 22
  228. 23Paragraph 23
  229. 24Paragraph 24
  230. 25Paragraph 25
  231. 26Paragraph 26
  232. 27Paragraph 27
  233. 28Paragraph 28
  234. 29Paragraph 29
  235. 30Paragraph 30
  236. 31Paragraph 31
  237. 32Paragraph 32
  238. 33Paragraph 33
  239. 34Paragraph 34
  240. 35Paragraph 35
  241. 36Paragraph 36
  242. 37Paragraph 37
  243. 38Paragraph 38
  244. 39Paragraph 39
  245. Part 2: Minor and consequential amendments related to Part 3
  246. 40Wildlife and Countryside Act 1981
  247. 41Town and Country Planning Act 1990
  248. 42Paragraph 42
  249. 43Paragraph 43
  250. 44Protection of Badgers Act 1992
  251. 45Marine and Coastal Access Act 2009
  252. 46Environmental Assessment of Plans and Programmes Regulations 2004
  253. 47Conservation of Habitats and Species Regulations 2017
  254. 48Paragraph 48
  255. 49Paragraph 49
  256. 50Paragraph 50
  257. 51Paragraph 51
  258. 52Paragraph 52