Planning and Infrastructure Act 2025

1. Introductory Text

2. Part 1 Infrastructure

   1. Chapter 1 Nationally significant infrastructure projects

      1. 1. National policy statements: review

      2. 2. National policy statements: parliamentary requirements

      3. 3. Projects relating to water

      4. 4. Power to disapply requirement for development consent

      5. 5. Applications for development consent: removal of certain pre-application requirements

      6. 6. Applications for development consent: changes related to section 5

      7. 7. Applications for development consent: acceptance stage

      8. 8. Applications for development consent: local impact reports and representations

      9. 9. Examination of applications for development consent

      10. 10. Applications for development consent: costs

      11. 11. Planning Act 2008: right to enter and survey land

      12. 12. Changes to, and revocation of, development consent orders

      13. 13. Planning Act 2008: legal challenges

   2. Chapter 2 Electricity infrastructure

      1. Connections to the electricity transmission and distribution systems

         1. 14. Connections to electricity network: licence and other modifications

         2. 15. Scope of modification power under section 14

         3. 16. Procedure relating to modifications under section 14

         4. 17. Directions to modify connection agreements

         5. 18. Managing connections to the network: strategic plans etc

      2. Consents for electricity infrastructure in Scotland

         1. 19. Consents for generating stations and overhead lines: applications

         2. 20. Variation of consents etc

         3. 21. Proceedings for questioning certain decisions on consents

         4. 22. Applications for necessary wayleaves: fees

         5. 23. Regulations

         6. 24. Sections 19 to 23: minor and consequential amendments

         7. 25. Environmental impact assessments for electricity works

      3. Long duration electricity storage

         1. 26. Long duration electricity storage

      4. Consumer benefits

         1. 27. Benefits for homes near electricity transmission projects

      5. Electricity transmission period

         1. 28. Electricity transmission systems: extension of commissioning period

      6. Electricity generation on forestry land

         1. 29. Use of forestry estate for renewable electricity

      7. Wind generating stations and seismic array systems

         1. 30. Wind generating stations that may affect seismic array systems

   3. Chapter 3 Transport infrastructure

      1. Amendments to the Highways Act 1980

         1. 31. Fees for certain services

         2. 32. Power of strategic highways company in relation to trunk roads

         3. 33. Deadlines for consultation and decisions on certain orders and schemes

         4. 34. Procedure for certain orders and schemes

         5. 35. Compulsory acquisition powers to include taking of temporary possession

      2. Amendments to the Transport and Works Act 1992

         1. 36. Replacement of model clauses with guidance

         2. 37. Removal of special procedure for projects of national significance

         3. 38. Duty to hold inquiry or hearing

         4. 39. Costs of inquiries

         5. 40. Deadline for decisions

         6. 41. Publication of decisions and time for bringing challenge

         7. 42. Fees for certain services

         8. 43. Deemed grant of listed building consent etc

         9. 44. Deemed consent under marine licence

         10. 45. Authorisation of applications by local authorities

         11. 46. Extension to Scotland of certain amendments

         12. 47. Power to make consequential amendments

      3. Harbours

         1. 48. Fees for applications for harbour orders

      4. Electric vehicle charge points etc

         1. 49. Installation of electric vehicle charge points

         2. 50. Accessibility of public charging or refuelling points

3. Part 2 Planning

   1. Chapter 1 Planning decisions

      1. 51. Fees for planning applications etc

      2. 52. Surcharge on planning fees

      3. 53. Training for local planning authorities in England

      4. 54. Delegation of planning decisions in England

      5. 55. Directions giving deemed planning permission: special regard to heritage assets

      6. 56. Planning permission etc: extension of time in event of legal challenge

      7. 57. Provision of advice by Natural England to public authorities

   2. Chapter 2 Spatial development strategies

      1. 58. Spatial development strategies

4. Part 3 Development and nature recovery

   1. Overview

      1. 59. Overview of EDPs

   2. Environmental delivery plans: content

      1. 60. Scope of an EDP: area, kind and volume of development and time period

      2. 61. Environmental features, environmental impacts and conservation measures

      3. 62. Nature restoration levy: charging schedules

      4. 63. Other requirements for an EDP

   3. Environmental delivery plans: procedure

      1. 64. Draft EDP: notification and consultation

      2. 65. Making of EDP by Secretary of State

      3. 66. Publication of EDP

   4. Environmental delivery plans: reporting, amendment, revocation and challenge

      1. 67. Reporting on an EDP

      2. 68. Amendment of an EDP

      3. 69. Revocation of an EDP

      4. 70. Remedial action by Secretary of State where EDP ends or is revoked

      5. 71. Challenging an EDP

   5. The nature restoration levy

      1. 72. Commitment to pay the nature restoration levy

      2. 73. Regulations about the nature restoration levy

      3. 74. Liability to pay the levy

      4. 75. Amount of the levy

      5. 76. Appeals

      6. 77. Use of nature restoration levy

      7. 78. Collection of nature restoration levy

      8. 79. Enforcement

      9. 80. Compensation

      10. 81. Guidance about the nature restoration levy

   6. Powers and duties: Natural England etc

      1. 82. Administering, implementing and monitoring EDPs

      2. 83. Power to enter and survey or investigate land

      3. 84. Warrant to enter and survey or investigate land

      4. 85. Powers of entry: further provision

      5. 86. Powers of entry: compensation

      6. 87. Powers of entry: offences

      7. 88. Remedial action: powers of Secretary of State etc to enter and survey or investigate land

      8. 89. Compulsory purchase powers: Natural England

      9. 90. Compulsory purchase powers: Secretary of State

      10. 91. Annual reports

   7. Power to designate another person to prepare EDPs etc

      1. 92. Power to designate person to exercise functions under this Part

      2. 93. Transfer schemes in connection with regulations under section 92(1)

   8. Supplementary

      1. 94. General duties when exercising functions relating to EDPs

      2. 95. Duty of co-operation

      3. 96. Amendments relating to this Part

      4. 97. Regulations

      5. 98. Application to the Crown

      6. 99. Interpretation

5. Part 4 Development corporations

   1. 100. Areas for development and remit

   2. 101. Relationship between different types of development corporation

   3. 102. Duties to have regard to sustainable development and climate change

   4. 103. Powers in relation to infrastructure

   5. 104. Exercise of transport functions and transfer schemes

6. Part 5 Compulsory purchase

   1. 105. Electronic service etc

   2. 106. Required content of newspaper notices

   3. 107. Confirmation by acquiring authority: orders with modifications

   4. 108. General vesting declarations: expedited procedure

   5. 109. General vesting declarations: advancement of vesting by agreement

   6. 110. Adjustment of basic and occupier’s loss payments

   7. 111. Home loss payments: exclusions

   8. 112. Temporary possession of land in connection with compulsory purchase

   9. 113. Amendments relating to section 14A of the Land Compensation Act 1961

   10. 114. New powers to appoint an inspector

7. Part 6 Miscellaneous and general provision

   1. 115. Reporting on extra-territorial environmental outcomes

   2. 116. The Crown

   3. 117. Extent

   4. 118. Commencement and transitional provision

   5. 119. Short title

8. Schedules

   1. Schedule 1

      Minor and consequential amendments to the Electricity Act 1989

      1. 1. Part 1 of the Electricity Act 1989 (electricity supply) is...

      2. 2. (1) Section 36 (consent required for construction etc of generating...

      3. 3. (1) Section 36B (duties in relation to navigation) is amended...

      4. 4. In section 36C, for the heading substitute “Application for variation...

      5. 5. (1) Section 37 (consent required for overhead lines) is amended...

      6. 6. Schedule 8 to the Electricity Act 1989 (consents of the...

      7. 7. In paragraph 1 (applications for consent)— (a) in sub-paragraph (1),...

      8. 8. (1) Paragraph 3 (objections by other persons) is amended as...

      9. 9. (1) Paragraph 4 (public inquiries) is amended as follows.

      10. 10. (1) Paragraph 5 (provisions supplementary to paragraphs 2 to 4)...

      11. 11. (1) Paragraph 6 (special provision as to consents under section...

      12. 12. (1) Paragraph 7A (generating stations not within areas of relevant...

      13. 13. In paragraph 8 (supplemental), in paragraph (1), after “Schedule” insert...

   2. Schedule 2

      Section 58: minor and consequential amendments

      1. 1. Town and Country Planning Act 1990

      2. 2. Planning and Compulsory Purchase Act 2004

      3. 3. In section 15LH (interpretation) (as inserted by Schedule 7 to...

      4. 4. In section 39A (assistance with plan making) (as inserted by...

      5. 5. In section 113 (validity of strategies, plans and documents)—

      6. 6. Levelling-up and Regeneration Act 2023

      7. 7. In section 91 (interpretation of Chapter 1 of Part 3),...

      8. 8. In section 97 (plan making), omit “joint spatial development strategies,”....

      9. 9. In section 100 (assistance with plan making), in section 39A...

      10. 10. In Schedule 7 (plan making), omit the following provisions substituted...

      11. 11. (1) Schedule 8 (minor and consequential amendments in connection with...

      12. 12. Habitats Regulations

      13. 13. Interpretation

   3. Schedule 3

      Environmental delivery plans: effect on environmental obligations

      1. 1. Protected sites: assessments under Part 6 of the Habitats Regulations 2017

      2. 2. Protected sites: SSSIs

      3. 3. Protected sites: marine conservation zones

      4. 4. Protected species: licences under Part 5 of the Habitats Regulations 2017

      5. 5. Protected species: licences under Part 1 of the Wildlife and Countryside Act 1981

      6. 6. Protected species: licences under the Protection of Badgers Act 1992

   4. Schedule 4

      Compulsory acquisition of land under Part 3: supplementary provisions

      1. 1. Application of Acquisition of Land Act 1981

      2. 2. (1) Schedule 3 to ALA 1981 applies to the acquisition...

      3. 3. Extinguishment of private rights of way etc

      4. 4. Natural England may give a direction before the completion of...

      5. 5. Paragraph 3(2) is subject to any agreement which may be...

      6. 6. (1) Paragraph 3(2) does not apply to—

      7. 7. (1) Any person who suffers loss by the extinguishment of...

      8. 8. New rights: application of Compulsory Purchase Act 1965

      9. 9. Section 7 of CPA 1965 is to have effect as...

      10. 10. (1) Section 8(1) of CPA 1965 is to have effect...

      11. 11. (1) The provisions of CPA 1965 mentioned in sub-paragraph (2)...

      12. 12. Section 11 of CPA 1965 (powers of entry) is to...

      13. 13. Section 20 of CPA 65 (compensation for short-term tenants) is...

      14. 14. Section 22 of CPA 65 (protection of acquiring authority’s possession...

      15. 15. New rights: application of the Compulsory Purchase (Vesting Declarations) Act 1981

      16. 16. (1) The modifications of CP(VD)A 1981 referred to in paragraph...

      17. 17. New rights: compensation

      18. 18. Section 5A (relevant valuation date) of the Land Compensation Act...

   5. Schedule 5

      Amendments relating to Part 3

      1. Part 1 Ramsar sites: amendments to the Habitats Regulations 2017

         1. 1. The Conservation of Habitats and Species Regulations 2017 (S.I. 2017/1012)...

         2. 2. In regulation 3 (interpretation), in paragraph (1)—

         3. 3. In regulation 24 (assessment of implications for European sites)—

         4. 4. In regulation 25 (sites of special scientific interest which become...

         5. 5. In the italic heading before regulation 63, for “and European...

         6. 6. In regulation 63 (assessment of implications for European sites and...

         7. 7. In regulation 64 (considerations of overriding public interest), in paragraph...

         8. 8. In regulation 65 (review of existing decisions and consents) in...

         9. 9. In regulation 67 (co-ordination where more than one competent authority...

         10. 10. In regulation 68— (a) the existing text becomes paragraph (1);...

         11. 11. In regulation 70 (grant of planning permission)—

         12. 12. In regulation 72 (planning permission: consideration on review), in paragraph...

         13. 13. In regulation 73 (planning permission: effect of orders made on...

         14. 14. (1) In regulation 75 (general development orders)—

         15. 15. In regulation 76 (general development orders: opinion of appropriate nature...

         16. 16. In regulation 77 (general development orders: approval of local planning...

         17. 17. In regulation 79 (special development orders), in paragraph (4)(b), after...

         18. 18. In regulation 80 (local development orders), in paragraph (4)(b), after...

         19. 19. In regulation 81 (neighbourhood development orders), in paragraph (4)(b), after...

         20. 20. In regulation 82 (simplified planning zones)— (a) after paragraph (2)...

         21. 21. In regulation 83 (enterprise zones)— (a) after paragraph (2) insert—...

         22. 22. In regulation 84 (grant of development consent), in paragraph (2),...

         23. 23. In regulation 85 (development consent: review), in paragraph (1)(a), after...

         24. 24. In regulation 85A (assumptions to be made about nutrient pollution...

         25. 25. In regulation 87 (construction or improvement of highways or roads),...

         26. 26. In regulation 88 (cycle tracks and other ancillary works), at...

         27. 27. In regulation 89 (consents under Electricity Act 1989: application of...

         28. 28. In regulation 93 (authorisations under Pipe-lines Act 1962: application of...

         29. 29. In regulation 97 (orders under Transport and Works Act 1992:...

         30. 30. In regulation 101 (environmental permits)— (a) in paragraph (2), after...

         31. 31. In regulation 102 (abstraction and works authorised under water legislation)—...

         32. 32. In regulation 103 (marine works)— (a) in paragraph (2), after...

         33. 33. In regulation 104 (derogations in relation to nitrate pollution prevention...

         34. 34. In regulation 105 (assessment of implications for European sites and...

         35. 35. In regulation 106 (assessment of implications for European site: neighbourhood...

         36. 36. In regulation 107 (considerations of overriding public interest), in paragraph...

         37. 37. In regulation 108 (co-ordination for land use plan prepared by...

         38. 38. In regulation 109 (compensatory measures)— (a) the existing text becomes...

         39. 39. In regulation 110A (assessments under this Chapter: required assumptions)—

      2. Part 2 Minor and consequential amendments related to Part 3

         1. 40. Wildlife and Countryside Act 1981

         2. 41. Town and Country Planning Act 1990

         3. 42. In section 74A (deemed discharge of planning conditions), in subsection...

         4. 43. In section 100ZA (restrictions on power to impose planning conditions...

         5. 44. Protection of Badgers Act 1992

         6. 45. Marine and Coastal Access Act 2009

         7. 46. Environmental Assessment of Plans and Programmes Regulations 2004

         8. 47. Conservation of Habitats and Species Regulations 2017

         9. 48. In regulation 9 (duties relating to compliance with the Directives)—...

         10. 49. In regulation 55 (licences for certain activities relating to animals...

         11. 50. In regulation 58 (relevant licensing body)— (a) in paragraph (2),...

         12. 51. In regulation 62 (application of the provisions of Chapter 1...

         13. 52. In regulation 63 (assessment of implications for European sites etc),...