As we pass the third quarter of 2025, the Government’s drive for planning reform shows no signs of slowing—continuing to push for faster housing delivery and critical infrastructure upgrades. In this Q3 update, we take a closer look at how local plans are progressing, highlight major National Infrastructure projects shaping the landscape, and explore recent appeal decisions that could influence what’s ahead.

National Planning

The Planning and Infrastructure Bill has now reached the Report Stage in the House of Lords, with Royal Assent expected later this year. Since June, some changes have been made: councils will still be able to set their own planning fees, and planning committee members must complete mandatory training. New rules will also support nature and biodiversity through Environmental Delivery Plans and a Nature Restoration Levy. The Bill also strengthens powers for councils to buy land for development and improves management of large-scale planning strategies are managed.

On 5 September 2025, Steve Reed OBE MP was appointed Secretary of State for Housing, Communities and Local Government, replacing Angela Rayner following her resignation. Matthew Pennycook MP retained his position as Housing Minister, signalling continuity in the government’s planning reform agenda.

The government’s New Towns Taskforce has now published its final report, recommending 12 locations across England for large-scale developments of 10,000+ homes. These include a mix of urban extensions, regeneration zones, and standalone new towns, with a strong focus on early infrastructure delivery.

Among the shortlisted sites, Tempsford in Bedfordshire stands out as a key location within the Oxford–Cambridge Arc, alongside other strategic growth areas such as Milton Keynes. These sites are seen as central to unlocking housing and economic potential in the region.

The report also calls for:

  • A new New Towns Unit to lead delivery.
  • At least 40% affordable housing, with half for social rent.
  • Stronger powers for land assembly and infrastructure funding.

However, the House of Lords Built Environment Committee has warned that the programme still lacks a clear national vision and has urged ministers to provide stronger leadership and community engagement.

A Strategic Environmental Assessment (SEA) is now underway, with final decisions on locations expected in Spring 2026 following public consultation.

Local Plan Update

Central Bedfordshire Local Plan

Central Bedfordshire Council is continuing its Full Local Plan Review in line with its updated Local Development Scheme (January 2025), with the first formal consultation (Regulation 18: Issues and Options) expected in February 2026. Over the past year, the Council has engaged with communities and stakeholders, and published summary reports of this input. A recent Call for Sites received 626 submissions for housing, employment, and green infrastructure, with 174 residential sites initially discounted due to constraints such as size, ownership, or poor connectivity. The next stage involves detailed site assessments through the Strategic Land Availability Assessment (SLAA), which will help shape future growth plans up to 2050. In the meantime, the Council currently has a shortfall in Five Year Housing Land Supply which provides an opportunity for speculative applications and appeals.

For more information visit our Local Plan Update page.

Bedford Borough Local Plan

Bedford Borough Council has withdrawn its Local Plan 2040 following advice from the Planning Inspectorate, which deemed the plan unsound and overtaken by events — notably the proposed Universal Destinations & Experiences theme park. The Inspector highlighted major concerns around housing delivery, infrastructure planning, and employment growth, and recommended starting a new plan that reflects the borough’s changing needs. At its Executive meeting on 9 July, the Council agreed to begin work on a new Local Plan to 2046. The current Local Plan 2030 remains in force, but the Council’s limited housing land supply means it is vulnerable to speculative development. Full details and correspondence are available on the Council’s website.

Luton Borough Local Plan

Luton Council is progressing its new Local Plan following the closure of its Issues and Options consultation and two Calls for Sites earlier this year. In July 2025, the Council approved an updated Local Development Scheme, setting out the timeline for preparing both the Local Plan and a joint Minerals and Waste Plan for Bedfordshire. New evidence studies are now underway to support future policies on housing, employment, and green infrastructure. The draft Local Plan (Regulation 18) is expected to be published 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, following the close of public consultation on 29 October 2025. The consultation focused on the plan’s vision, spatial strategy, and development management policies, but did not yet include proposed site allocations, which remain subject to further technical studies. The plan must accommodate approximately 95,500 new homes by 2045, reflecting revised national housing targets—a substantial increase from previous figures. Meanwhile, the county continues to face pressure for development due to a shortfall in five-year housing land supply and the implications of the Government’s emerging Grey Belt policy, which may affect future land release.

Milton Keynes Local Plan

Milton Keynes Council approved the Regulation 19 Draft Plan for public consultation via a delegated decision. The consultation is expected to begin during November 2025, running for six weeks. The consultation sets out the finalised spatial strategy and site allocations, an updated housing target of 60,000 homes by 2050, and an employment land strategy providing 208 hectares of new employment space. It also includes an infrastructure delivery framework, policies for climate resilience, biodiversity and placemaking, alongside a Tall Buildings Strategy and a Greenway concept for Central Milton Keynes.

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 draft Local Plan is currently progressing through the committee processand a public consultation on the draft Local Plan is scheduled to run from 1 December 2025 to 30 January 2026 (9 weeks). The draft Local Plan and committee documents are available here.

Huntingdonshire Local Plan Update

Huntingdonshire District Council Preferred Options Draft Local Plan to 2046 is currently on public consultation until 17 December 2025. This draft plan sets out proposed site allocations and planning policies covering housing, employment, infrastructure, and sustainability, alongside a Sustainability Appraisal. The consultation provides a key opportunity for residents, businesses, and stakeholders to help shape the district’s future growth strategy

Peterborough Local Plan Update

Peterborough City Council consulted on its Draft Local Plan from April to May 2025, and a Key Issues Report has now been published, summarising feedback and identifying seven new suggested development sites, including housing, a village hall, and a country park. The Council is currently reviewing all comments and assessing new site submissions. The Proposed Submission version of the Local Plan is now expected to be published in 2026, followed by public consultation and examination. 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 the Joint Local Plan and updates to national policy, Babergh and Mid Suffolk Councils are preparing a new Local Plan to guide development to the mid-2040s. A Call for Sites is now open for land submissions across various uses. Sites submitted earlier in 2024 for residential use remain under consideration and do not need to be re-submitted. The deadline for new submissions is 5pm on Friday 9 January 2026.

West Suffolk Local Plan

West Suffolk Council formally adopted the West Suffolk Local Plan in July 2025. This will now guide all planning decisions across the district. The final plan is now available to view here.

East Suffolk Local Plan

East Suffolk Council is beginning work on a new Local Plan for East Suffolk. This will set out how and where development, including new homes, employment land and infrastructure, should take place up until at least 2044 and will replace the existing Suffolk Coastal and Waveney Local Plans. A Call for sites is currently open until Friday 9 January 2026.

Ipswich Local Plan

Ipswich Borough Council is undertaking a Call for Sites process for the new Ipswich Local Plan. This is a first key step in producing the new Ipswich Local Plan, which will guide development in the Borough up to at least 2044. Sites can be submitted until 15th December 2025.

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

Uttlesford New Local Plan

Following submission of the Uttlesford Local Plan in December 2024 and public examination hearings in June and July 2025, Planning Inspectors recommended a series of Main Modifications to ensure the plan is sound and legally compliant. The consultation on these modifications closed on 27 October 2025. All representations will now be reviewed by the Inspectors before they issue their final report, expected in early 2026.

North Herts Local Plan

North Hertfordshire District Council is progressing its Local Plan update. The Council is currently reviewing submissions received during the call for Expressions of Interest and conducting an initial assessment. A formal Call for Sites will follow from November 2025 to January 2026, inviting detailed proposals for the most promising locations. This two-stage process will inform the development of a sustainable and deliverable Local Plan, supported by a growing evidence base covering climate change, housing, infrastructure, and green space.

Dacorum Local Plan

Dacorum Borough Council’s Local Plan is progressing through public examination. Stage 2 hearings are currently underway jointly with St Albans City and District Council, focusing on strategic matters including the Hemel Garden Communities proposals. Following the Stage 1 hearings for Dacorum in September 2025, Planning Inspectors raised concerns about the lack of clear justification for site allocations and Green Belt releases. They requested a detailed commentary explaining why certain sites were selected over others, and a list of proposed Green Belt sites with supporting evidence. In response, Dacorum Borough Council confirmed it will submit the requested evidence by 7 November 2025, and suggested a 4–6 week consultation period if required. The Inspectors will review this material before scheduling the next stage of hearings. For full details and ongoing updates can be found on the Lets Talk Dacorum website.

Hertsmere Local Plan

Hertsmere Borough Council is continuing work on its updated Housing and Economic Land Availability Assessment (HELAA) following the approval of the Local Development Scheme in March. The HELAA is being refined to identify land suitable for future housing and economic development, including specialist accommodation and employment sites. The Council is reviewing Call for Sites submissions submitted earlier this year. This work will inform the proposed Regulation 18 submission plan, which remains scheduled for public consultation in early 2026.

St Albans Local Plan

Following the submission of the Local Plan for independent examination in November 2024, the process has progressed to Stage 2 hearings, which will continue through mid-November, focusing on strategic matters and proposed Main Modifications to the Plan. The Council has published updated hearing statements and a revised programme, and the Inspectors have issued guidance notes and questions for this stage. All relevant documents, including responses to earlier consultations and Duty to Co-operate materials, are available in the Examination Library.

Three Rivers Local Plan

Three Rivers District Council is preparing a new Local Plan to guide sustainable growth through to 2041, addressing housing, employment, infrastructure, and community needs. Following a Call for Sites and a Regulation 18 consultation earlier in 2025, the Council now anticipates presenting its Regulation 19 draft plan to Full Council in January 2026, with public consultation expected to follow in early 2026. More information is available on the Council’s website.

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 its new Strategic Plan, which will guide development across the area to 2045, replacing the current Joint Core Strategy from 2016. Following a public consultation on key issues in 2022, the council adopted a revised Local Development Scheme in March 2025, confirming that the Regulation 18 draft plan will be published for consultation in early 2026. The plan aims to address housing, infrastructure, and environmental priorities, replacing the current Joint Core Strategy from 2016.

West Northamptonshire Strategic Plan

West Northamptonshire Council has revised the Local Plan timetable following significant national planning reforms. A further consultation on a Regulation 18 Draft Plan will take place in the winter 2025 and 2026, with the intention to submit the plan for examination by the end of 2026. The extended plan period to 2043 will require provision for up to 49,000 homes, significantly more than previously planned. 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

Brockwell Storage and Solar submitted a Development Consent Order (DCO) application to the Planning Inspectorate on 3 October 2025. This was formally accepted on 30 October 2025. The project will now move into the Pre-examination phase of the process. All application documents are available to view on the Planning Inspectorate’s website.

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 project is progressing under the Development Consent Order (DCO) process, overseen by the Secretary of State for Transport. It remains at the pre-application stage, with formal submission of the DCO expected in January 2027. Project updates can be viewed on the PINS website.

A Judicial Review is underway challenging the UK Government’s decision to approve the expansion of London Luton Airport from 18 million to 32 million passengers per year. The legal challenge was heard in the High Court on 4–5 November 2025. Campaigners argue that the Secretary of State for Transport acted unlawfully by:

  • Overruling the Planning Inspectorate’s recommendation to refuse the application.
  • Failing to properly assess greenhouse gas emissions and environmental impacts.
  • Relying on the Jet Zero Strategy, which is itself under legal scrutiny.

The approved expansion includes a new terminal, taxiways, and surface access improvements, but no new runway. A decision from the court is expected in the coming months.

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, and the Lincolnshire Reservoir (south of Sleaford) will deliver 166 million litres/day by 2040—both forming part of a £5 billion programme to secure future water supply. A third phase of public consultation for the Fens Reservoir is open until 10 December 2025, sharing updated designs, infrastructure proposals, and environmental assessments. The Development Consent Order (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 the southeast of Cambridge. This project is at the pre-application stage and the DCO application is expected to be submitted in March 2026.

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. The formal application submission has been accepted and the project is now at pre-examination stage.

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 Development Consent Order (DCO) submission expected in November 2026.

Universal Destinations & Experiences is seeking planning permission via a Special Development Order for a new theme park and resort in Bedfordshire, with a projected opening in 2031. The 480-acre site near Stewartby will include a flagship park, hotel, and entertainment district. The development is classified as Environmental Impact Assessment (EIA) development, and is accompanied by an Environmental Statement. The final decision will be made by the Secretary of State for Housing, Communities and Local Government, supported by the Minister for Housing and Planning. Administrative arrangements are in place to ensure impartiality and compliance with EIA regulations. View the application and consultation documents here.

Recent Appeal Decisions

  • An outline application for up to 50 dwellings on Land at Bedford Road and High Street Roxton was allowed (2 July 2025) Ref: APP/K0235/W/24/3357192
  • An outline application for up to 95 dwellings on land to the east of Lincoln Road Glinton was allowed (14 July 2025) Ref: APP/J0540/W/25/3361419
  • An outline application up to 8 residential dwellings on Land adjacent to Lower Wood Farm, Sundon Road, Harlington was dismissed (31 July 2025) Ref: APP/P0240/W/24/3355615
  • An outline application for up to 115 dwellings at Folly Farm Livery Stable, London Road, Yaxley was allowed (29 August 2025) Ref: APP/H0520/W/25/3363835
  • An outline application for up to 125 dwellings on Land north of Sandy Road Potton was allowed (1 September 2025) Ref: APP/P0240/W/25/3363912
  • An outline application for up to 180 dwellings on Land between Addingtons Road and New Road, Great Barford was dismissed (15 September 2025) Ref: APP/K0235/W/25/3364267
  • A Permission in Principle application for 7 – 9 dwellings at Land west of Malting Lane, Thrapston Road, Ellington was allowed (5 November 2025)Ref: APP/H0520/W/25/3371361

A number of further appeals are pending including:

Recent Planning Caselaw Updates

Amin Dharmeshkumar v SoS [2025] EWHC 25123 (Admin)
The High Court upheld an enforcement notice against a Wembley office-to-flat conversion under Class O. The Court found substantial pre-conversion works amounted to unlawful development, invalidating permitted development rights, and the scheme failed to comply with approved prior approval details. The case reinforces strict adherence to GPDO conditions and warns developers that deviations from approved plans can lead to enforcement action.

Tiwana Construction Ltd v SoS [2025] EWHC 1485 (Admin)
The Court upheld refusal of prior approval for converting a commercial unit to residential under Class MA. It ruled the building hadn’t been in genuine commercial use for the required period, and Tiwana’s fallback argument under Class G lacked credibility. This highlights the need for clear evidence of lawful use and realistic fallback positions in prior approval applications.

CG Fry & Son Ltd v SoS [2025] UKSC 35
The Supreme Court confirmed that a Habitats Regulations Assessment (HRA) may be required at later planning stages (e.g., reserved matters) if those steps authorise development. However, it also confirmed that Ramsar site protections under national policy cannot override an outline permission. The decision clarifies how environmental assessments apply across multi-stage consents. Accordingly, the Supreme Court judgement reverses the decisions in the High Court and Court of Appeal.

R (Chidswell Action Group) v Kirklees Council [2025] EWHC 2256 (Admin)
Outline permission for 181 homes was quashed because the Council failed to publish the Section 106 agreement before granting permission, breaching legal requirements. The Court found this denied the public a chance to comment on biodiversity safeguards, reinforcing the importance of transparency and timely publication in planning decisions.

Keep Chiswell Green v SoS [2025] EWCA Civ 958
The Court of Appeal dismissed a challenge over the Secretary of State’s failure to consider a late-stage Green Belt review. It ruled the evidence wasn’t “so obviously material” that it had to be considered, especially as it wasn’t submitted during the inquiry. The case confirms that late evidence must be both timely and clearly material to be taken into account.

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