The government’s newly introduced Planning & Infrastructure Bill has ignited discussions across the industry, with its promise to accelerate housing construction and infrastructure delivery.
From speeding up planning decisions to reforms on compulsory purchase orders, the bill touches various aspects of the planning process that could reshape the landscape of housing and development.
But will these measures work in practice, and what impact will they have on homeowners, homebuyers, and builders alike? We reveal what the experts believe the impact will be.
1. Will the Planning & Infrastructure Bill accelerate planning decisions?
One of the bill’s central aims is to accelerate planning decisions, addressing years of frustration over delays in granting planning permission for housing projects.
By allowing local planning authorities (LPAs) to set their own planning fees, the government hopes to raise the necessary funds to speed up decision-making processes. Critics, however, warn that this could place additional financial strain on smaller developers.
Lawrence Turner, director at Boyer, commented: “The issue of planning fees is bigger than it may first appear. If higher fees lead to faster decision-making, developers will welcome the change. However, it is crucial that any additional revenue is ring-fenced for planning services rather than diverted elsewhere.”
Meanwhile, Tom Pike, director of planning at Lanpro, believes that “the Planning and Infrastructure Bill will fundamentally change our industry for the better,” citing the substantial reform as a long-overdue solution to bottlenecks.
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But Alex O’Dell, vice president at VELUX Group, adds a note of caution: “While it’s important to accelerate UK housing delivery, we must ensure that these measures lead to high-quality, sustainable homes, not just speed.”
It seems clear that while the changes are welcomed by developers aiming for faster approvals but the impact on smaller builders remains a point of concern.
Lawrence Turner
Lawrence Turner is a Director at Boyer’s Bristol office with 20 years of experience in residential, commercial and renewable energy sectors. Having worked at several leading firms, he specialises in large-scale strategic residential developments across the South West.
Tom Pike
Tom Pike is the Director of Planning at Lanpro and a Chartered Town Planner where he specialises in managing large residential projects and providing strategic planning advice. He leads multidisciplinary teams who help navigate planning processes, including applications and site promotions.
Alex O’Dell
Alex O’Dell is the Market Director at VELUX, leading the company’s residential window operations in the UK and Ireland. He is committed to promoting healthy homes through natural daylight, fresh air, energy conservation, and sustainable building design.
2. Compulsory purchase rules: Streamlining land acquisition, but at what cost?
The bill also proposes reforms to compulsory purchase order (CPO) rules, aiming to expedite the acquisition of land for critical housing and infrastructure projects.
This includes simplifying the process with electronic notifications and more streamlined procedures. Yet, questions remain about whether these reforms will have the desired impact.
Colin Brown, head of planning & development at Carter Jonas, notes: “The proposed changes to compulsory purchase rules, specifically the attempted elimination of ‘hope value,’ are likely to be more contentious among landowners and farmers.”
While the reforms are intended to make land acquisition quicker, Colin claims the bill’s success will depend on how willingly authorities can and will implement these changes.
Samantha Reeves, a legal expert specialising in land acquisition, added: “Simplifying CPOs sounds great on paper, but the real test will be in how disputes over land values and compensation are handled.”
For developers, CPOs could facilitate the completion of large-scale projects, but landowners may push back, particularly when the compensation rates are in question.
Colin Brown
Colin Brown leads one of the UK’s leading property consultancies, which operates across commercial, residential, rural, planning, development and infrastructure sectors. Carter Jonas has a national network of over 1,000 professionals across 34 offices.
Samantha Reeves
Samantha has extensive experience in the legal field, specialising in conveyancing and planning for homes. Samantha’s expertise helps clients navigate the often complex legal and procedural aspects of buying, selling, and developing homes.
3. Are regional planning initiatives a good idea?
The bill introduces new development corporations and strategic planning initiatives, which hark back to earlier models like the new towns programme.
The creation of regional spatial development strategies (SDS) aims to address the long-term challenges of housing shortages by ensuring proper planning across wider areas.
Lawrence Turner explains: “The SDS is a key tool in achieving housing targets. Meeting the needs of local communities is impossible without proper strategic planning.”
With this shift, the bill proposes a return to regional planning, which was abolished in the early 2000s.
Jessica Holt, a senior policy advisor for a housing association, added: “A regional approach ensures that transport, infrastructure, and housing policies align, but it must be backed by real funding commitments.”
However, while this could streamline efforts to meet national housing goals, there are concerns about how effectively regional strategies can balance local needs with larger national ambitions. Jessica added that the success of this will depend heavily on local authorities’ ability and willingness to cooperate with regional plans.
4. How will the bill speed up Nationally Significant Infrastructure Projects?
The bill also aims to overhaul the process for National Significant Infrastructure Projects (NSIPs), which could significantly reduce approval times for large-scale infrastructure projects, including energy and transport developments.
Tom Pike observes: “Global politics means that energy security is more important than ever. A sensible approach to planning and land use can ensure that both energy and food production can go hand in hand.”
The planning reforms seek to prioritise energy projects, especially in light of climate change and energy security concerns.
5. Energy and environmental incentives: A Shift Towards Sustainability
To encourage local communities to accept new electricity infrastructure, households within 500 meters of new pylons will receive up to £250 off their energy bills each year for the next ten years.
The bill also introduces the Nature Restoration Fund (NRF), which allows developers to contribute to a shared fund aimed at addressing environmental concerns. This fund will support larger ecological projects to offset the impact of new developments.
Lawrence Turner sees this as a step in the right direction: “The nature restoration funds are a necessary next phase in addressing ecological issues and will have a positive impact on development.”
However, there is some hesitation about the bill’s implementation, particularly around the mandatory energy rebates for communities living near new energy infrastructure. Colin Brown cautions: “Direct financial payments to individuals could slow down the planning process to the detriment of many. This could potentially open the floodgates to compensation claims, which would complicate negotiations and legal challenges.”
Homeowners and developers alike may find themselves navigating complex negotiations around energy projects, and the long-term impact of these incentives remains to be seen.
The Planning & Infrastructure Bill certainly sets ambitious goals for the future of housing and infrastructure in the UK.
While the industry largely welcomes the speed and efficiency promised by the bill, questions remain about how these changes will be implemented in practice. Will they truly accelerate the building of homes and infrastructure, or will they fall short in addressing local needs and environmental concerns?
As with all significant reforms, the devil will be in the details, and only time will tell whether the bill’s lofty ambitions will translate into tangible outcomes for communities, homeowners and the building sector alike.
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