Planning & Infrastructure bill: What the latest update means for the future of planning and growth
The recent Impact Assessment for the Planning & Infrastructure Bill (P&IB) suggested the proposed reforms could deliver as much as £7.5bn in economic benefit. That headline figure underlines a clear message: this is not just a planning reform, it’s a growth strategy.
As the Government looks to accelerate legislative progress, the bill is shaping up to be the most significant overhaul of the planning system in a generation. From resourcing and efficiency to statutory engagement and spatial strategy, the P&IB’s breadth is matched by its urgency. Here’s what it means in practice.
Planning fees reform
At the heart of the bill is a long-awaited reform: allowing planning fees to be set locally, provided they’re capped at cost recovery. This is a critical shift towards ensuring planning services are adequately resourced, while avoiding overcharging.
Crucially, these fees are to be ringfenced, meaning revenue from planning applications will stay within the planning departments that need it. The aim is to build capacity, improve responsiveness and support more consistent delivery.
Decision-making efficiency and planning committees
The bill proposes a national scheme of delegation to reduce delays by clarifying which applications go to committee and introduces mandatory training for Planning committee members, with formal certification required. It’s a move that’s both practical and symbolic, raising the bar for decision-making accountability at the local level.
According to the Impact Assessment, this could lead to:
- 25% reduction in major applications being heard at committee
- 5% reduction in minor applications at committee
- 20% reduction in officer overturns
- A resulting drop in appeals
This is a push towards empowering planning officers and making sure applications are met with clarity and consistency.
Spatial development strategies (SDS)
We also see the introduction of spatial development strategies as a high-level framework across multiple authorities to guide long-term growth and facilitate collaboration to address cross-boundary development challenges They will:
- Set the overall housing and economic growth targets for the area, identify strategic growth areas (but detail on specific sites are likely to still be in local plans)
- Coordinate strategic infrastructure planning such as transport, energy and utilities
- Embed climate change mitigation and adaptation by directing development to more sustainable and resilient locations
- Address public health priorities such as through promoting active travel and access to green spaces,
- Support local nature recovery strategies
Ultimately these strategies will reshape the way we think about growth i.e. ensuring a strategic approach to development across multiple local authorities.
Reforming statutory consultees
Another practical, but far-reaching reform: statutory consultees will be subject to new performance expectations. The changes include:
- Consulting only where necessary
- Introducing time limits for responses
- Encouraging advice over objections
- Empowering decision-makers to proceed where advice is absent
- Establishing a new performance and funding framework
For developers and local planning authorities, this could significantly reduce delays in the system. For consultees, it will bring new responsibilities and pressure to engage constructively.
National planning policy framework (NPPF) updates
Further alignment between the NPPF and the Government’s growth and net zero agendas is on the horizon. While updates are still pending, we expect stronger references to:
- Climate mitigation and resilience
- Economic productivity
Now is the time for landowners and developers to review schemes through a climate and economic lens to ensure alignment with what’s coming.
Devolution watch: Oxfordshire and beyond
The devolution conversation is evolving fast. Oxfordshire County Council has outlined a preference for a single unitary Council – Oxfordshire Council within a mayoral authority covering Berkshire, Buckinghamshire and Oxfordshire.
In contrast, some district councils are exploring a ‘Ridgeway Council’ model, potentially combining South Oxfordshire, Vale of White Horse, West Berkshire and a North Oxfordshire Council comprising Cherwell, West Oxfordshire and Oxford City.
This matters. Governance changes at this level can redefine who makes planning decisions, how local plans are shaped, and where investment goes.
Our advice:
Stay close to these developments—a decision is expected by 28 November 25, and new authorities could bring new strategies and new opportunities.
Local plan update: Oxford City
Earlier this year, Oxford City Council withdrew its draft local plan due to a failure in the duty to cooperate, particularly concerning its housing and economic needs assessment.
They are now progressing a new plan—‘Oxford Local Plan 2042’, built from the previous evidence base. Key dates:
- Reg 18 Consultation: Now live ‘Preferred Options’ until 8th August
- Reg 19 Consultation: later in 2025
If you have land or development interests in Oxford, now is the time to engage. Early representation can help shape the policy landscape to come.
Oxford to Cambridge Arc: the revival
The Ox-Cam Arc is very much back on the Government’s radar, with Shadow Chancellor Rachel Reeves highlighting its potential to deliver £78bn by 2035.
High-profile leadership has been brought in, including:
- Sir Patrick Vallance – Growth Corridor Champion
- Neale Coleman – Chair of the Oxfordshire Growth Commission
The Arc is now tasked with aligning housing, jobs, infrastructure, and innovation across one of the UK’s most economically dynamic corridors.
But the big question is if this leadership can go further and faster than past initiatives? If so, strategic land and infrastructure planning in the Arc could be central to the next wave of national growth.
At Edgars, we’re helping clients across sectors anticipate and adapt to these changes—ensuring their projects and policies are not just compliant, but strategically positioned for success.
It’s really important for all stakeholders to:
- Engage with upcoming consultations
- Review development strategies for alignment with SDS and NPPF changes
- Consider resourcing implications of local planning fee reforms
- Monitor devolution and regional governance shifts closely
Speak to our team today if you’d like to discuss how these updates may affect your planned developments.
Photo by Matt Seymour on Unsplash
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