UK planning in 2026: what’s changed, what’s biting, and where the opportunities are

The planning environment remains pro-development in intent, but delivery is increasingly shaped by three realities: (1) plan-making lag, (2) acute housing land supply shortfalls, and (3) a tougher expectation that schemes “earn” permission through design, infrastructure and nature outcomes. Two national developments are setting the direction of travel: the December 2024 National Planning Policy Framework (as corrected in February 2025), and the Planning and Infrastructure Act 2025 (Royal Assent in December 2025). 

1) Grey belt: a potential route to consent, but not a free pass

The “Grey belt” provisions are affecting decision-making The key point is that site-specific Green Belt purpose performance, against the defined purposes of the green belt matters—broad-brush strategic assessments don’t always decide the outcome.

Client takeaway: grey belt can reduce the “policy friction”, but you still need to (a) demonstrate compliance with the grey belt tests clearly, and (b) be realistic about whether you’re relying on “not inappropriate” routes or a VSC planning balance or both.

2) Housing land supply and plan-making delays are driving appeal outcomes

Where a Council cannot demonstrate a five-year housing land supply, decision-makers are often more receptive to additional supply—particularly where delivery is credible and immediate or short-term.

Self/custom-build as a planning lever: where a local authority’s register and delivery is weak, a properly secured self-build offer can carry meaningful weight

Client takeaway: Credible evidence (ownership, access, utilities, drainage strategy, delivery model and programme) is central to tilting the balance in your favour.

3) Planning and Infrastructure Act 2025: faster consenting, more emphasis on delivery

The Planning and Infrastructure Act 2025 is now law and is intended to speed up the system and improve delivery of housing and infrastructure. The Act seeks to modernise the planning system, remove barriers and accelerate delivery of strategic projects in order to meet the government’s long-term targets

4) Design codes and character: “policy compliance” is not enough

Across England, officers and Inspectors are increasingly explicit about: settlement edge treatment, landscape structure, lighting, and whether new boundaries look “arbitrary”.

Client takeaway: invest early in landscape-led masterplanning, settlement edge logic, and a design code that is specific (not generic) and visibly rooted in local character.