Through the first half of 2025, the Government has continued to reaffirm its commitment to planning reform aimed at accelerating housing delivery and infrastructure development. In our Q2 news update, we review the progress of local plans, National Infrastructure projects and recent and forthcoming appeal decisions:
National Planning
Since April 2025, the UK government has advanced several planning reform initiatives. The Planning Reform Working Paper on Speeding Up Build Out proposes measures like incentivising faster development and introducing penalties for delays, while a related technical consultation—closing on 19 July 2025—seeks views on new transparency requirements for developers and powers for councils to decline applications from those with poor build-out records.
A separate working paper on Reforming Site Thresholds published on 28 May 2025, proposes a tiered approach to site sizes—introducing minor, medium, and major thresholds—to better tailor planning obligations and support SME builders. Responses are invited by 9 July 2025.
Additionally, the Reform of Planning Committees: Technical Consultation, also published on 28 May 2025, proposes a national scheme of delegation, changes to the size and composition of planning committees, and mandatory training for committee members. This consultation is open until 23 July 2025.
Upcoming changes to the planning appeal process under the written representations procedure are expected by the end of 2025. These changes will limit appeals to the information submitted with the original planning application, meaning no new evidence or arguments can be introduced at appeal stage. While the aim is to streamline decision-making, this places greater emphasis on ensuring that applications are comprehensive and “appeal-ready” from the outset.
The government’s New Towns Commission, is expected to announce its recommendations in Autumn 2025, identifying locations for a new generation of planned communities. The Commission is exploring areas with strong growth potential and infrastructure capacity, with the Oxford-Cambridge Arc, Thames Estuary, East Midlands, and parts of Yorkshire and the North West among the regions under consideration. The new towns are intended to deliver sustainable, well-connected communities to help meet long-term housing and economic needs.
Local Plan Update
Central Bedfordshire Local Plan
Central Bedfordshire Council is progressing a Full Local Plan Review in line with its updated Local Development Scheme (January 2025), with the first formal consultation (Regulation 18 – Issues and Options) scheduled for early 2026. Over the past year, the Council has engaged with communities and stakeholders to shape the plan, and summary reports of this engagement are now available. A recent ‘Call for Sites’ yielded 626 submissions for potential development, including housing, employment, and green infrastructure. An initial assessment has discounted 174 residential sites due to constraints such as size, ownership, or poor connectivity. The next phase involves detailed site assessments as part of the Strategic Land Availability Assessment (SLAA).For more information visit our Local Plan Update page.
Bedford Borough Local Plan
Bedford Borough Council is preparing to withdraw its current Local Plan 2040 following a letter from the Planning Inspectorate which deemed it no longer viable. The decision follows major changes in the area, particularly the plans for Universal Destinations & Experiences. The Inspectorate advised that the submitted Local Plan has been overtaken by events and recommended starting a new plan that reflects these developments and involves wider community engagement. The Council will discuss the matter at its Executive meeting on 9th July, with a Full Council decision expected on 24th July. The latest news with links to the correspondence can be found on the Council’s website.
Luton Borough Local Plan
Luton Council is moving forward with its new Local Plan, following the closure of its Issues and Options consultation in February 2025. This early-stage consultation included a community involvement paper and supporting documents. The Council also ran a Call for Sites from December 2024 to February 2025, with a second Call open through May and June 2025 to gather more proposals. These submissions will help shape future plans for housing, employment, and green infrastructure. A draft version of the plan, under Regulation 18, is expected in 2026.
Further updates on the Strategic Plans in Bedfordshire can be found on our website: Planning in Bedfordshire
Buckinghamshire Local Plan
Buckinghamshire Council is progressing its new Local Plan, with a draft version expected in Autumn 2025. The Council recently completed its fourth Call for Sites to help shape the emerging Spatial Strategy, which must accommodate around 65,000 new homes under revised national housing targets. Political shifts following the May elections, which left the Council under no overall control, may influence the plan’s direction. Meanwhile, a lack of five-year housing land supply across the county is increasing pressure for development, particularly under the Government’s new Grey Belt policy.
Milton Keynes Local Plan
Milton Keynes City Council is advancing its new Local Plan—the MK City Plan 2050—with a revised timetable set out in its 2025–2027 Local Development Scheme. A Regulation 18 draft of the plan was published for consultation between July and October 2024, generating over 7,000 comments from around 600 respondents. The Council has completed 26 supporting evidence studies and extensive community engagement. The plan is expected to be submitted for examination in 2026, with the Council giving it increasing weight in planning decisions as preparation continues.
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 Greater Cambridge Local Plan is undergoing a comprehensive review. Evidence updates in 2025 include studies on industrial sectors and community facilities. The plan will replace the 2018 adopted plans and is being shaped by extensive data and public input. The latest timetable for the Local Plan indicates that the Draft Plan Consultation (Reg 18) is due at the end of 2025.
Huntingdonshire Local Plan Update
Huntingdonshire District Council is updating its Local Plan and the Preferred Options Local Plan (draft plan) consultation is currently scheduled for autumn/winter 2025.
Peterborough Local Plan Update
Peterborough City Council consulted on its Draft Local Plan from April to May 2025. A Proposed Submission version is expected in Autumn 2025, with public examination to follow. Updates can be viewed on the Council’s website.
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
Following adoption of Part 1 of their Joint Local Plan in 2023, the councils are now undertaking a full review in response to changes in national policy. A new Local Development Scheme was published in March 2025 and the first public consultation is expected to take place between August 2026 to March 2027.
West Suffolk Local Plan
Following the West Suffolk Local Plan examination hearing sessions during 2024, the Council undertook consultation on the main modifications during March and April 2025. The Council have now issued a document of Key main issues raised during the proposed main modifications consultation, and council responses. The latest updates can be viewed on the Councils website.
Information updates on other Strategic Plans in Suffolk can be found on our website: Planning in Suffolk
Uttlesford New Local Plan
Uttlesford District Council submitted its Local Plan for examination in December 2024. Hearings are scheduled for June and July 2025, with potential modifications subject to further consultation later this year. 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
North Herts Local Plan
North Herts Council is updating its Local Plan and is inviting landowners, developers, and interested parties to submit land for potential development—whether for housing, employment, infrastructure, or environmental projects. The process follows a two-stage approach: Expressions of Interest are open now until 15 September 2025, allowing broad ideas to be submitted. Following an initial assessment phase (mid-September to October 2025), a formal Call for Sites will run from November 2025 to January 2026, where only the most promising sites will be invited to provide detailed information. Final analysis will take place from February to June 2026, focusing on suitability, availability, and achievability to help shape a sustainable and deliverable Local Plan.
Dacorum Local Plan
Dacorum Borough Council’s Local Plan, submitted for public examination in March 2025, is progressing through key stages. Since May, Planning Inspectors have issued initial and follow-up questions to the Council, with responses published in the Examination Library. National Highways also submitted comments on updated traffic modelling. The Council has been granted a short extension to respond to the latest Inspector queries, with a new deadline set for 2 July 2025. Further information and ongoing updates can be found on the Lets Talk Dacorum website.
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. The consultation of the proposed Regulation 18 submission plan is due early in 2026.
St Albans Local Plan
The St. Albans & City District Local Plan was submitted to the Secretary of State for Independent Examination in November 2024. The examination began in April and continues, with recent attention on the Council’s Duty to Co-operate. Following Stage 1 hearings in April, the Council submitted an addendum and supporting documents in May. A targeted consultation on these documents closed on 13 June 2025, limited to participants involved in earlier Duty to Co-operate discussions. Latest news about the examination can be found here.
Three Rivers Local Plan
Three Rivers District Council is developing a new Local Plan to guide sustainable growth through to 2041. The plan will address housing, employment, infrastructure, and community needs, and identify potential development sites. A Call for Sites was held in early 2025 to gather land proposals for housing and commercial use. The Council aims to publish its Regulation 19 draft plan in November 2025. More information can be found here.
Information updates on other Strategic Plans in Hertfordshire can be found on our website: Planning in Hertfordshire
North Northamptonshire Strategic Plan
North Northamptonshire Council is progressing with its new Strategic Plan, which will guide development across the area up to 2045. Following a public consultation on key issues in 2022, the council adopted a revised Local Development Scheme in March 2025, outlining the updated timeline. The next major step is the publication of the draft plan (Regulation 18) for consultation in early 2026. The plan aims to address housing, infrastructure, and environmental priorities, replacing the current Joint Core Strategy from 2016. A restructure of the planning team is underway to support delivery, with further public engagement expected later in 2025.
West Northamptonshire Strategic Plan
West Northamptonshire Council is advancing its new Local Plan, which will guide development across the area up to 2043. A Regulation 18 Draft Plan was published for consultation between April and June 2024, and feedback is now being reviewed to inform the next version. A revised timetable, adopted in March 2025, schedules a second Regulation 18 consultation for October 2025. The plan will replace the existing Joint Core Strategy and Part 2 Local Plans, aiming to address housing, infrastructure, and sustainability across the former Daventry, Northampton, and South Northamptonshire areas. 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
Chilterns AONB Boundary Review
Plans to extend the boundary of the Chilterns Area of Outstanding Natural Beauty (AONB) have been cancelled following national budget cuts. The review, led by Natural England, aimed to better reflect the full extent of the Chilterns’ distinctive landscape and protect areas of natural and cultural significance currently outside the designated boundary. Despite strong local support and progress on technical assessments, the project has been halted due to funding constraints.
National Infrastructure Projects
Brockwell Storage and Solar is preparing to submit a Development Consent Order (DCO) application for the East Park Energy solar farm and battery storage project in Q3 2025. For more information visit https://eastparkenergy.co.uk/
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. The application to the Secretary of State for Transport for a Development Consent Order (DCO), for consent to build and operate the new railway is progressing under the NSIP regime but remains at pre-application stage. The application is expected to be submitted in summer 2026. Project updates can be viewed on the PINS website.
The Lower Thames Crossing project was granted approval by the Secretary of State on 25 March 2025. Enabling works for the project are expected to start in late 2025. The target date for opening the road to traffic is 2032.
The Secretary of State granted development consent in April 2025 for the expansion of London Luton Airport from 18 million to 32 million passengers per year. The project includes a new terminal, taxiways, and surface access improvements.
The relocation of the Cambridge Waste Water Treatment Plant was approved in April 2025. The new site near Horningsea will unlock redevelopment opportunities in North East Cambridge, enabling thousands of new homes and jobs.
The Government has designated the Fens and Lincolnshire Reservoirs as nationally significant. The Fens Reservoir (near Chatteris) will supply 87 million litres/day by 2036, while the Lincolnshire Reservoir (south of Sleaford) will deliver 166 million litres/day by 2040. Both are part of a £5 billion programme to secure future water supply. The DCO application is expected to be submitted in February 2027.
Kingsway Solar Farm is a new solar energy farm co-located with battery storage to be located to the southeast of Cambridge. This project is at the pre-application stage and the DCO application is expected to be submitted in Autumn 2025.
Rosefield Solar Farm is a proposed solar energy project located in Buckinghamshire, near the village of Little Horwood. As a Nationally Significant Infrastructure Project (NSIP), it is progressing through the Development Consent Order (DCO) process. A public consultation on the proposals was held in 2024, and the formal application submission is expected in September 2025.
The Grand Union Canal Transfer project is a 160km water infrastructure scheme designed to move treated recycled water from the Midlands to the South East via the canal network. Water will be treated near Birmingham, transferred through the Coventry, Oxford, and Grand Union canals, and abstracted between Milton Keynes and the Chilterns. It will then be stored in a new reservoir, treated to drinking water standards, and piped into Affinity Water’s supply system near Luton. The project is currently at the pre-application stage, with a formal submission expected in late 2026.
Universal Studios has officially submitted a Special Development Order for its proposed UK theme park in Bedford, marking a major milestone for the project. The application outlines plans for a world-class resort featuring themed lands, hotels, and a retail and entertainment district. Backed by the UK government, the development is projected to bring £50 billion in economic benefits and create 28,000 jobs, with a strong focus on local employment. Public consultation and further planning steps are expected to follow later in 2025.
Recent Appeal Decisions
- An outline application for 26 dwellings on Land East of Sutton Road, Potton was dismissed (11 April 2025)
- An outline application for 9 dwellings at Flitton Hill Flitton was dismissed (11 April 2025)
- An application for 17 dwellings on Land at Odell Road, Harrold was dismissed (18 June 2025)
- A full application for 41 dwellings on Land South of Hockliffe Road, Leighton Buzzard was allowed (25 June 2025)
A number of further appeals are pending including:
- 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 – Decision awaited)
- Land Between Addingtons Road And New Road Great Barford (Written Representations)
- Land north of Sandy Road Potton (Inquiry – 19 August 2025)
Recent Planning Caselaw Updates
The case of SPVRG Ltd v Pembrokeshire County Council [2025] EWHC 251 (Admin) was a challenge to the grant of planning permission for 48 bases for holiday lodges and associated development as an extension of an existing caravan park. The proposed development was contrary to development plan policy and recommended for refusal by planning officers. However, planning permission was granted by the Council following resolutions by the Council’s planning committee and full council. It was accepted that in this case there was a duty to give reasons for granting the permission as the Council went against officer recommendation and there were conflicts with the development plan. The High Court found that reasons given by the Council did not adequately deal with important principal issues of development in the countryside, sustainability and precedent nor the issue of the extent detrimental impact on existing sites which should be considered when weighing economic benefits. These failures gave rise to substantial prejudice.
New Forest National Park Authority v Secretary of State for Housing, Communities and Local Government & Anor [2025] EWHC 726 (Admin) was a case considering a challenge to an appeal decision allowing development of a home extension. The court stated that when determining an application for planning permission for land within the area of a National Park, it is necessary for the decision maker to consider whether the proposed development will leave harm the purpose of the National Park in its existing state. Where the decision maker is satisfied that the proposals will leave the natural beauty, wildlife and cultural heritage of the National Park unharmed or not diminish the opportunities for the understanding and enjoyment of the special qualities of the National Park by the public, they may grant planning permission on the basis that they have thereby discharged the statutory duty.
The case of West Suffolk Council v Secretary of State for Levelling Up, Housing and Communities & Ors [2025] EWHC 861 (Admin) was a failed challenge to the grant of a lawful development certificate following an appeal. The LDC had recognised that the lawful use of the former Animal Health Trust Research Centre in Kentford fell within Class E. The Council argued that for Class E(e) there was not “provision of medical or health services, principally to visiting members of the public” as the public visiting the site had to satisfy a prior requirement such as obtaining membership or a referral. The High Court found that “member of the public” denotes someone not acting based on any affiliation, relationship or position and the term “visiting” is compatible with members of the public having to make some arrangements before attending the premises, such as registering or making an appointment. There is no general requirement for services to be available to “passing” members of the public who “walk in off the street”. For Class E(g)(ii) the Council argued that the “research and development of products or processes” should mean the subject matter of the research and development should be one or more products or processes or both. The Court found that the term “and” should be taken to mean “joint and several” or conjunctive and disjunctive – so “research and development” includes use for either research or development or for both.
The case of Frack Free Balcombe Residents’ Association v Secretary of State for Housing, Communities and Local Government & Ors [2025] EWCA Civ 495 concerned a challenge to a permission for hydrocarbon exploration work rather than commercial production. The Inspector determining the decision under challenge did not take into account possible effects of a future scheme for commercial production but did recognise the importance of energy security and economic advantages of maintaining sufficient domestic oil and gas reserves. The court rejected the notion that the Inspector had regard to unknown merits of a future proposal for commercial production.
The case of R (Howard) v Manchester City Council [2025] EWHC 1047 (Admin) provides important clarification on the role of planning officers and the interpretation of their advice. The case concerned a proposed purpose-built student accommodation scheme. In November 2023, the planning committee was minded to refuse the application. However, at a subsequent meeting in January 2024, officers advised that there were no policy-based reasons to support refusal. The claimant argued that this advice amounted to a legal determination and was incorrect. The Council maintained that the advice was a matter of planning judgment. The Court agreed with the Council, holding that the officer’s advice was a professional planning judgment—not a legal ruling. It was an assessment of the merits of the scheme in light of planning policy, not a binding interpretation of law. This decision reinforces the importance of clear, reasoned officer reports and the discretion afforded to planning committees in reaching their final decisions.
In R (Tesco Stores Ltd) v Lidl Great Britain Ltd [2025] EWCA Civ 610, the Court of Appeal considered the application of the sequential test for retail development under the National Planning Policy Framework (NPPF). Tesco challenged Stockport MBC’s decision to grant permission for a Lidl food store on an out-of-centre site, arguing that the Council had misapplied the sequential test by dismissing two alternative sites as unavailable. The Court held that the term ‘available’ should be interpreted in its ordinary English sense and does not carry a special or technical meaning in planning policy. It was not an error of law for the Council to conclude that the two alternative sites were unavailable, given that one was under negotiation with another food store operator and the other was subject to a binding agreement with Aldi. The Court confirmed that availability is a matter of planning judgment.
In R (Stoke Mandeville Parish Council) v Buckinghamshire Council [2025] EWHC 1213 (Admin) the High Court quashed planning permission for a residential development after finding that the Council’s planning committee had been misdirected on the applicability of policies protecting sports facilities. Although the site had been disused since 2018, the Court held that whether it remained an “existing” facility was a matter of planning judgment, and officers had erred by advising that relevant policies did not apply at all. The case underscores the importance of accurate officer advice and confirms that disuse alone does not negate policy protections for community assets.
The case of R (Caffyn) v L J Cooke & Son [2025] EWHC 1497 (Admin) involved a judicial review of a decision to grant planning permission for a 200,000-bird intensive poultry unit in the River Severn catchment, an area subject to nutrient neutrality requirements due to its environmental sensitivity. The claimant, supported by environmental campaigners, argued that the local planning authority had failed to properly assess the nutrient impacts of the development on the protected river catchment. The challenge focused on whether the authority had complied with its obligations under the Conservation of Habitats and Species Regulations 2017, particularly in relation to appropriate assessment and mitigation. The High Court found in favour of the claimant, concluding that the Council had unlawfully granted permission without a legally compliant assessment of the development’s likely effects on the protected site. The judgment emphasised the importance of robust, evidence-based assessments in environmentally sensitive areas and the need for clear mitigation measures where nutrient pollution is a concern.
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