The infrastructure shake up: Why the new Planning and Infrastructure Act demands a new mindset

The Planning and Infrastructure Bill received Royal Assent on Thursday 18th December 2025, presenting a major shakeup to planning in the UK. There are five objectives of this new Act: 

• To refine and streamline the decision making process for critical infrastructure, in particular Nationally Significant Infrastructure Projects  
• To balance nature recovery with new development through the introduction of the Nature Restoration Fund (excluding protected habitats and species)
• To improve decision making in the planning system
• To unlock land to encourage investment
• To create mechanisms to encourage strategic, cross-boundary planning across local authorities and regions 

What does this mean for landowners/developers?  

The Act is a step in the right direction when considering the viability of land and the promise of new, and more developments. Does this Act tackle all of the challenges? No. 

We need to stop thinking about development in isolation. Instead, we must look to design new places as integrated parts of wider solutions to major issues affecting society, climate change, social mobility and housing affordability. However, all too often the construction industry must grapple with the consequences of building new homes without the necessary infrastructure to support them, whether this be healthcare provision, schools, transport connections or utilities. Any opportunities to speed up the delivery of this infrastructure through the planning system will be crucial in the delivery of new communities which are liveable, sustainable and connected.  

What does good look like?

The new Act presents possibilities for coordinated cross boundary development, using the differences in strategic priorities across the planning regimes in England, Scotland, Wales and Northern Ireland advantageously. For instance, prioritising renewable energy is a major strategic priority in Scottish planning, with opportunities being explored at both the local and national level, and projects for both generation and transmission of energy have experienced a major boost as a result. Meanwhile, the North East of England has emerged as an up-and-coming major hub for data centres, due to its mild climate and leading connections with major hubs across the world. With critical systems requiring large amounts of power, what could be better than using a dedicated source of renewable energy, to make these energy-intensive uses cleaner and greener than before? This is just one of hundreds of examples of how a joined-up approach towards development can identify compatible uses and facilitate new partnerships.

What’s next?  

Further changes are inevitable as the UK gets to grip with the new Act. This is one of the biggest changes in planning for a long time, which is certainly welcomed, but as planners we know the impact this will have across the planning process and are ready for the opportunities, and in some cases challenges, it might bring.  

The main message is to start talking about your site now. Early engagement with infrastructure providers is paramount and could increase the viability of any new opportunities. This early engagement will further enable collaboration, resulting in a joined-up vision of delivery.