Through the beginning of 2025 the Government has continued to reaffirm its commitment to planning reform to accelerate housing delivery and infrastructure development. In our Q1 news update, we review the progress of local plans and recent and forthcoming planning decisions:

National Planning

On 11 March 2025, the Government introduced the Planning and Infrastructure Bill to Parliament. This bill aims to speed up planning decisions to boost housebuilding and remove unnecessary blockers to the delivery of vital developments like roads, railway lines, and windfarms. The bill is part of the Government’s plan to build 1.5 million homes and make Britain a clean energy superpower.

Green Belt guidance including the development of Grey Belt land was updated in the National Planning Practice Guidance (NPPG) at the end of February 2025. This aims to provide clearer guidance on the use and assessment of Grey Belt land, potentially making it easier to bring forward sites for development while maintaining the integrity of the Green Belt.

Local Plan Update

Central Bedfordshire Local Plan

Following the two Call for sites during 2024, the Council is assessing these sites for their suitability for development, considering factors like landowner commitment, flood risk, environmental and historic designations, and infrastructure capacity. This assessment process is expected to take some time. Further consultations on the Local Plan and shortlisted sites will be part of the ongoing plan-making process.

Bedford Borough Local Plan

Following the Inspectors Post Hearing Letter which raised fundamental concerns about the soundness of the plan, the Inspector has granted the Council a further three month pause until the end of May 2025 to enable additional studies to be completed. The latest news with links to the correspondence can be found on the Council’s website.

Luton Borough Local Plan

Work on a new Local Plan for Luton has started and the Council are currently considering responses to the Luton Local Plan Community Involvement Paper – Issues and Options, and Call for Sites submissions following the close of the consultation on 7 February 2025.

Further updates on the Strategic Plans in Bedfordshire can be found on our website: Planning in Bedfordshire

Buckinghamshire Local Plan

Buckinghamshire is working on its Local Plan (LP4B) to allocate development sites up to 2045, addressing housing, economic, and other needs. After three previous engagement exercises, over 1,000 sites were submitted. New national policy has increased the local housing need, requiring approximately 91,000 new homes by 2045. This means all available site options must be considered. A further call for sites is open for new site submissions until 23 April 2025. Submitted sites will be assessed for suitability, availability, and achievability in the Housing and Economic Land Availability Assessment (HELAA). More details and submission forms are available on Buckinghamshire’s website.

Milton Keynes Local Plan

Due to national planning policy reforms in late-2024 and expected further reforms during the first half of 2025, Milton Keynes City Council now intend to consult on a final version of the MK City Plan 2050 in late 2025 following which they will submit the plan to the Secretary of State for examination in public in early 2026.

Further updates on the Strategic Plans in Buckinghamshire can be found on our website: Planning in Buckinghamshire

Cambridge Local Plan and South Cambridgeshire Local Plan

The latest timetable for the Local Plan set out in the Local Development Scheme was adopted in January 2025. This indicates that the Draft Plan Consultation (Reg 18) is due at the end of 2025.

Huntingdonshire Local Plan Update

Huntingdonshire District Council is now considering the responses to the Further Issues and Options document and Land Availability Assessments which closed in November 2024. Public engagement on the Land Availability Assessments for Additional Submitted Sites is open until 4 June 2025. Comments are being sought only on these additional sites; this is not an opportunity to comment on sites previously consulted upon. The Preferred Options Local Plan (draft plan) consultation is currently scheduled for autumn/winter 2025.

Peterborough Local Plan Update

Peterborough Council has launched a draft of the new Local Plan (2024-2044) and opened public consultation until 29 May 2025. The plan outlines emerging planning policies, development proposals, and locations for housing and employment sites. Updates can be viewed on the Council’s website.

East Cambridgeshire Local Plan

East Cambridgeshire District Council decided on 25 February 2025 to pause preparations for the new Local Plan.

Information updates on other Strategic Plans in Cambridgeshire can be found on our website: Planning in Cambridgeshire

Babergh and Mid Suffolk District Council Joint Local Plan

The new NPPF published in December has resulted in a significant increase in the annual housing requirement. In response to the recent changes in national policy, the Councils are now embarking on a Babergh and Mid Suffolk Joint Local Plan Review.

West Suffolk Local Plan

Following the West Suffolk Local Plan examination hearing sessions during November and December 2024, the Inspectors advised that consultation on the local plan main modifications could proceed. This took place during March and the consultation closed on 15 April 2025. The Council will now be sending a report listing all representations, a summary of the main issues raised, and the Council’s brief responses to those issues to the Inspectors. These documents will be published on the Examination website. All representations and the Council’s responses will be reviewed by the Inspectors before they finalise their report.

Information updates on other Strategic Plans in Suffolk can be found on our website: Planning in Suffolk

Uttlesford New Local Plan

Two Planning Inspectors have been appointed to examine the Local Plan to ensure it is ‘sound’ and meets all legal and procedural requirements. Hearing sessions will be held during June, with reserve days on in July if needed. For more information about the examination, including guidance notes and the hearing programme, visit www.localplanservices.co.uk/uttlesfordlpexamination The Inspectors’ initial matters, issues, and questions, are available on the council’s website: www.uttlesford.gov.uk/local-plan-examination

South West Hertfordshire Local Plan

An interactive map and dashboard, has been published to help understand the area and its social, economic and environmental characteristics. All the authorities have now endorsed the vision and objectives to guide future work. The latest news on the progress of the South West Hertfordshire Local Plan is here.

Dacorum Local Plan

The Dacorum Local Plan to 2041 was submitted for independent examination to the Secretary of State for the Ministry of Housing, Communities and Local Government on 11 March 2025. The Local Plan will now be subject to an independent examination to be conducted by the Planning Inspectorate, on behalf of the Secretary of State. Once confirmed, all details relating to the examination process will be advertised, made available online and sent to all respondents.

Hertsmere Local Plan

Further to the approval of the Local Development Scheme Update at Cabinet on 6th March 2025, Hertsmere Borough Council is updating its draft Housing and Economic Land Availability Assessment (HELAA) to identify land available for potential future housing and economic development sites. This will inform the preparation of our new Local Plan. The Council is also seeking to identify sites for other land uses.

St Albans Local Plan

The St. Albans & City District Local Plan was submitted to the Secretary of State in November 2024. Independent inspectors from the Planning Inspectorate have been appointed to review the Plan and hold an Examination. The dates for the hearing sessions have now been arranged and will open at 10.00 am on Tuesday 29 April 2025.  Latest news about the examination can be found here.

Three Rivers Local Plan

Three Rivers District Council is preparing a new Local Plan to guide sustainable growth and development across the district up to 2041. The plan will address future needs for housing, employment, infrastructure, and community facilities, and will identify potential development sites. As part of this process, the Council held a Call for Sites during January and February 2025, inviting submissions of land suitable for housing or commercial development.

Information updates on other Strategic Plans in Hertfordshire can be found on our website: Planning in Hertfordshire

North Northamptonshire Strategic Plan

The North Northamptonshire Local Plan review will take into account changes since 2016 and extend the plan period to 2041. Consultation on the Scope and Issues was undertaken in 2022. The projected timetable for preparing the North Northamptonshire Local Plan is as follows:

• Draft Plan for consultation – January/February 2026
• Publication consultation – September/October 2026
• Submission to Secretary of State – November 2026
• Examination – March 2027
• Adoption – December 2027

West Northamptonshire Strategic Plan

West Northamptonshire Council is developing a new Strategic Local Plan to guide development across the area up to 2050. A Regulation 18 Draft Plan Consultation was completed in June 2024. In March 2025, the Council published a revised timetable to reflect recent government changes to the plan-making system. The next public consultation—again under Regulation 18—is now scheduled for October 2025. For more information visit the West Northants website.

Information updates on other Strategic Plans in Northamptonshire can be found on our website: Planning in Northamptonshire

National Infrastructure Projects

East Park Energy is a proposed new solar farm and energy storage scheme to the north-west of St Neots, straddling the administrative boundary of Bedford and Huntingdonshire. During a recent statutory consultation, it was indicated that the Development Consent Order (DCO) application would be submitted to the Planning Inspectorate in early 2025. However, following a more detailed assessment of the preparatory work required, the programme has been revised. The application is now expected to be submitted in Autumn 2025. The updated programme is available to view here.

The Bedford to Cambridge section of East West Rail (EWR), including proposed new stations at Bedford St Johns, Tempsford and Cambourne, has been designated as a project of national significance. An application will be made to the Secretary of State for Transport for a Development Consent Order (DCO), for consent to build and operate the new railway. The third non-statutory consultation was held between November 2024 and January 2025, during which feedback was invited on the latest proposals and designs. Since the consultation closed, all responses have been carefully reviewed. This feedback will play a key role in shaping the final design, which is expected to be presented during the statutory consultation in 2026.

Further details can be viewed here.

The Examination of the DCO application for expansion of London Luton Airport closed on 10 February 2024. The Secretary of State has decided to set a new deadline for decision on this application of 3 April 2025. Further information can be found here.

The Examination of the Development Consent Order (DCO) application for the proposed Cambridge Waste Water Treatment Plant has now been completed and the Examining Authority’s recommendation has been sent to the Secretary of State. Further updates can be found on this page.

The phase two consultations for Anglian Water’s proposed reservoirs in the Cambridgeshire Fens and Sleaford, Lincolnshire closed on 9 August and responses are now being considered and a summary of feedback will be published.

Recent Appeal Decisions

• An outline application for development of an Integrated Retirement Community at Leighton Road, Stanbridge was dismissed (24 December 2024)
• An outline application for 5 dwellings on Land off Cobbitts Road, Maulden was dismissed (16 January 2025)
• A full application for 9 dwellings at Harlington Road Upper Sundon was dismissed (24 January 2025)
• A full application for 29 dwellings (bungalows) on land adj High Gables, Clophill Road, Maulden was dismissed (31 January 2025)
• A full application for redevelopment with mews houses and flats at ECL House, Lake Street, Leighton Buzzard was dismissed (20 February 2025)
• A reserved matters application for 57 dwellings at Bromham Road, Biddenham was allowed (21 February 2025)

A number of further appeals are pending including:

• Land East of Sutton Road, Potton (Hearing – 5 March 2025 – decision awaited)
• Land at Odell Road, Harrold (Written Representations)
• Land at Flitton Hill, Flitton (Hearing – 27 February 2024 – decision awaited)
• Land adjacent to Lower Wood Farm, Sundon Road, Harlington (Written Representations)
• Land South Of Keeley Lane Wootton (Written Representations)
• Land at Bedford Road and High Street Roxton (Hearing – 3 June 2025)

Recent Planning Caselaw Updates

In the case of R (on the application of Morris Homes (North) Ltd) v Bolton Council [2025] EWHC 657 (Admin) the High Court dismissed a judicial review challenge against Bolton Council’s decision to grant planning permission without a biodiversity net gain (BNG) condition. The court ruled that the relevant date for determining whether the BNG requirement applied was the date of submission, not the date of validation. As the application was submitted before the relevant provisions of the Environment Act 2021 came into force, the challenge failed. While the issue was narrow, the judgment has broader implications for interpreting the timing of other planning requirements.

The Court of Appeal in the case of Mead Realisations Ltd v Secretary of State for Housing, Communities and Local Government & Anor [2025] EWCA Civ 32  confirmed that the Government’s Planning Practice Guidance (PPG) and the National Planning Policy Framework (NPPF) hold equivalent legal status. The ruling came as the court dismissed a developer’s appeal concerning the
application of the flood risk sequential test. The decision reinforces that both documents are material considerations and should be interpreted together, not hierarchically.

In the case of Ward v Secretary of State for Communities and Local Government & Anor [2024] EWHC 34 (Admin) the High Court upheld an inspector’s decision to use Google Street View as evidence in determining the unlawful use of land in Hertfordshire as a builder’s yard. The court found that the inspector was entitled to rely on publicly available imagery to assess whether the use had acquired immunity from enforcement. The ruling supports the use of digital tools in planning enforcement cases, particularly where there is a complex planning history.

The Court of Appeal in the case: Greenfields (IOW) Ltd v Isle of Wight Council [2025] EWCA Civ 488 ruled that Isle of Wight Council’s failure to publish a Section 106 agreement on its planning register before granting permission rendered the decision unlawful. The case concerned a major development of 473 homes and associated infrastructure. The court found that the claimant was deprived of the opportunity to comment on the adequacy of financial contributions—particularly for highways works—because the agreement was not publicly available. The judgment reinforces the statutory duty under Article 40(3)(b) of the Town and Country Planning (Development Management Procedure) (England) Order 2015 and highlights the legal risks of non-compliance.

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