Development blocked by nutrient neutrality
- 2 steps
UK Act of Parliament
2025
United Kingdom
Planning and Infrastructure Act 2025
At a glance
What's here
19 compliance obligations, 3 practical guides · 4 journeys
Penalty landscape
1 of 19 obligations carry an unlimited fine. 18 have no criminal penalty — flagged in the list below.
Who this Act binds
Plus 17 non-business duties on Crown ministers, regulators, local authorities or tribunals — shown collapsed under each section below.
Step-by-step journeys using this legislation
Walkthroughs that take you from a real business situation to compliance.
Small site planning fast track
- 1 step
Achieving nutrient neutrality
- 3 steps
SME housebuilder planning guide
- 3 steps
Relevant guidance
Practical guides for businesses affected by this Act, ordered by how closely they engage with it.
Mentioned in related content
3 guidesWhat this Act requires
Sections that create concrete duties on businesses or carry penalties. Procedural and definitional sections are folded into the “Browse other sections” expander at the bottom of each group. Click any section title to read the source text on legislation.gov.uk.
Schedules
(1) Any person who suffers loss by the extinguishment of...
Other duties (1) — Crown / regulator
- Natural England must pay compensation for loss Statutory regulator
In regulation 24 (assessment of implications for European sites)—
Other duties (1) — Crown / regulator
- Natural England must assess Ramsar site implications for certain operations Statutory regulator
In regulation 105 (assessment of implications for European sites and...
Other duties (1) — Crown / regulator
- Plan-making authority must assess Ramsar site implications before adopting plan Local authority
In regulation 109 (compensatory measures)— (a) the existing text becomes...
Other duties (1) — Crown / regulator
- Secure compensatory measures for Ramsar sites when plan overrides negative assessment Crown / Minister / Government department
In regulation 63 (assessment of implications for European sites and...
Other duties (1) — Crown / regulator
- Competent authority must assess Ramsar site impacts before granting consent Local authority
Browse 97 other Schedules — structural / supplementary
Part 1 of the Electricity Act 1989 (electricity supply) is...
(1) Paragraph 5 (provisions supplementary to paragraphs 2 to 4)...
(1) Paragraph 6 (special provision as to consents under section...
(1) Paragraph 7A (generating stations not within areas of relevant...
In paragraph 8 (supplemental), in paragraph (1), after “Schedule” insert...
(1) Section 36 (consent required for construction etc of generating...
(1) Section 36B (duties in relation to navigation) is amended...
In section 36C, for the heading substitute “Application for variation...
(1) Section 37 (consent required for overhead lines) is amended...
Schedule 8 to the Electricity Act 1989 (consents of the...
In paragraph 1 (applications for consent)— (a) in sub-paragraph (1),...
(1) Paragraph 3 (objections by other persons) is amended as...
(1) Paragraph 4 (public inquiries) is amended as follows.
Town and Country Planning Act 1990
In Schedule 7 (plan making), omit the following provisions substituted...
(1) Schedule 8 (minor and consequential amendments in connection with...
Habitats Regulations
Interpretation
Planning and Compulsory Purchase Act 2004
In section 15LH (interpretation) (as inserted by Schedule 7 to...
In section 39A (assistance with plan making) (as inserted by...
In section 113 (validity of strategies, plans and documents)—
Levelling-up and Regeneration Act 2023
In section 91 (interpretation of Chapter 1 of Part 3),...
In section 97 (plan making), omit “joint spatial development strategies,”....
In section 100 (assistance with plan making), in section 39A...
Protected sites: assessments under Part 6 of the Habitats Regulations 2017
Protected sites: SSSIs
Protected sites: marine conservation zones
Protected species: licences under Part 5 of the Habitats Regulations 2017
Protected species: licences under Part 1 of the Wildlife and Countryside Act 1981
Protected species: licences under the Protection of Badgers Act 1992
Application of Acquisition of Land Act 1981
(1) Section 8(1) of CPA 1965 is to have effect...
(1) The provisions of CPA 1965 mentioned in sub-paragraph (2)...
Section 11 of CPA 1965 (powers of entry) is to...
Section 20 of CPA 65 (compensation for short-term tenants) is...
Section 22 of CPA 65 (protection of acquiring authority’s possession...
New rights: application of the Compulsory Purchase (Vesting Declarations) Act 1981
(1) The modifications of CP(VD)A 1981 referred to in paragraph...
New rights: compensation
Section 5A (relevant valuation date) of the Land Compensation Act...
(1) Schedule 3 to ALA 1981 applies to the acquisition...
Extinguishment of private rights of way etc
Natural England may give a direction before the completion of...
Paragraph 3(2) is subject to any agreement which may be...
(1) Paragraph 3(2) does not apply to—
New rights: application of Compulsory Purchase Act 1965
Section 7 of CPA 1965 is to have effect as...
The Conservation of Habitats and Species Regulations 2017 (S.I. 2017/1012)...
In regulation 68— (a) the existing text becomes paragraph (1);...
In regulation 70 (grant of planning permission)—
In regulation 72 (planning permission: consideration on review), in paragraph...
In regulation 73 (planning permission: effect of orders made on...
(1) In regulation 75 (general development orders)—
In regulation 76 (general development orders: opinion of appropriate nature...
In regulation 77 (general development orders: approval of local planning...
In regulation 79 (special development orders), in paragraph (4)(b), after...
In regulation 80 (local development orders), in paragraph (4)(b), after...
In regulation 81 (neighbourhood development orders), in paragraph (4)(b), after...
In regulation 3 (interpretation), in paragraph (1)—
In regulation 82 (simplified planning zones)— (a) after paragraph (2)...
In regulation 83 (enterprise zones)— (a) after paragraph (2) insert—...
In regulation 84 (grant of development consent), in paragraph (2),...
In regulation 85 (development consent: review), in paragraph (1)(a), after...
In regulation 85A (assumptions to be made about nutrient pollution...
In regulation 87 (construction or improvement of highways or roads),...
In regulation 88 (cycle tracks and other ancillary works), at...
In regulation 89 (consents under Electricity Act 1989: application of...
In regulation 93 (authorisations under Pipe-lines Act 1962: application of...
In regulation 97 (orders under Transport and Works Act 1992:...
In regulation 101 (environmental permits)— (a) in paragraph (2), after...
In regulation 102 (abstraction and works authorised under water legislation)—...
In regulation 103 (marine works)— (a) in paragraph (2), after...
In regulation 104 (derogations in relation to nitrate pollution prevention...
In regulation 106 (assessment of implications for European site: neighbourhood...
In regulation 107 (considerations of overriding public interest), in paragraph...
In regulation 108 (co-ordination for land use plan prepared by...
In regulation 110A (assessments under this Chapter: required assumptions)—
In regulation 25 (sites of special scientific interest which become...
Wildlife and Countryside Act 1981
Town and Country Planning Act 1990
In section 74A (deemed discharge of planning conditions), in subsection...
In section 100ZA (restrictions on power to impose planning conditions...
Protection of Badgers Act 1992
Marine and Coastal Access Act 2009
Environmental Assessment of Plans and Programmes Regulations 2004
Conservation of Habitats and Species Regulations 2017
In regulation 9 (duties relating to compliance with the Directives)—...
In regulation 55 (licences for certain activities relating to animals...
In the italic heading before regulation 63, for “and European...
In regulation 58 (relevant licensing body)— (a) in paragraph (2),...
In regulation 62 (application of the provisions of Chapter 1...
In regulation 63 (assessment of implications for European sites etc),...
In regulation 64 (considerations of overriding public interest), in paragraph...
In regulation 65 (review of existing decisions and consents) in...
In regulation 67 (co-ordination where more than one competent authority...
Procedure relating to modifications under section 14
Other duties (1) — Crown / regulator
- Regulators must consult licence holders and publish electricity licence modifications Statutory regulator
Directions to modify connection agreements
- Comply with direction to modify connection agreements
Nature restoration levy: charging schedules
Other duties (1) — Crown / regulator
- Local planning authorities must include nature restoration levy charging schedules in EDPs Local authority
Publication of EDP
Other duties (1) — Crown / regulator
- Secretary of State must publish EDP within 28 days Crown / Minister / Government department
Reporting on an EDP
Other duties (1) — Crown / regulator
- Natural England must publish reports on Environmental Delivery Plans at midpoint, end, and on revocation Statutory regulator
Remedial action by Secretary of State where EDP ends or is revoked
Other duties (1) — Crown / regulator
- Secretary of State must take remedial action when an environmental plan fails Crown / Minister / Government department
Amount of the levy
Other duties (1) — Crown / regulator
- Natural England must consider conservation costs, economic viability, and other funding when setting levy rates Statutory regulator
Appeals
Other duties (1) — Crown / regulator
- Secretary of State must include appeal right in levy regulations Crown / Minister / Government department
Use of nature restoration levy
Other duties (1) — Crown / regulator
- Natural England must spend nature restoration levy on specific conservation measures Statutory regulator
Enforcement
Other duties (1) — Crown / regulator
- Government must set enforcement rules for nature restoration levy Crown / Minister / Government department
Administering, implementing and monitoring EDPs
Other duties (1) — Crown / regulator
- Natural England must administer, implement and monitor Environmental Delivery Plans (EDPs) Statutory regulator
Powers of entry: further provision
Other duties (1) — Crown / regulator
- Natural England must follow entry procedures when surveying land Statutory regulator
Powers of entry: compensation
Other duties (1) — Crown / regulator
- Natural England must compensate for damage from powers of entry and inform of compensation rights Statutory regulator
Powers of entry: offences
Unlimited fine- Obstruct entry or disclose confidential information from a planning entry
Browse 105 other sections — procedural / definitional / commencement
National policy statements: review
National policy statements: parliamentary requirements
Projects relating to water
Power to disapply requirement for development consent
Applications for development consent: removal of certain pre-application requirements
Applications for development consent: changes related to section 5
Applications for development consent: acceptance stage
Applications for development consent: local impact reports and representations
Examination of applications for development consent
Applications for development consent: costs
Planning Act 2008: right to enter and survey land
Changes to, and revocation of, development consent orders
Planning Act 2008: legal challenges
Connections to electricity network: licence and other modifications
Scope of modification power under section 14
Managing connections to the network: strategic plans etc
Consents for generating stations and overhead lines: applications
Variation of consents etc
Proceedings for questioning certain decisions on consents
Applications for necessary wayleaves: fees
Regulations
s.24
Environmental impact assessments for electricity works
Long duration electricity storage
Benefits for homes near electricity transmission projects
Electricity transmission systems: extension of commissioning period
Use of forestry estate for renewable electricity
Wind generating stations that may affect seismic array systems
Fees for certain services
Power of strategic highways company in relation to trunk roads
Deadlines for consultation and decisions on certain orders and schemes
Procedure for certain orders and schemes
Compulsory acquisition powers to include taking of temporary possession
Replacement of model clauses with guidance
Removal of special procedure for projects of national significance
Duty to hold inquiry or hearing
Costs of inquiries
Deadline for decisions
Publication of decisions and time for bringing challenge
Fees for certain services
Deemed grant of listed building consent etc
Deemed consent under marine licence
Authorisation of applications by local authorities
Extension to Scotland of certain amendments
Power to make consequential amendments
Fees for applications for harbour orders
Installation of electric vehicle charge points
Accessibility of public charging or refuelling points
Fees for planning applications etc
Surcharge on planning fees
Training for local planning authorities in England
Delegation of planning decisions in England
Directions giving deemed planning permission: special regard to heritage assets
Planning permission etc: extension of time in event of legal challenge
Provision of advice by Natural England to public authorities
Spatial development strategies
Overview of EDPs
Scope of an EDP: area, kind and volume of development and time period
Environmental features, environmental impacts and conservation measures
Other requirements for an EDP
Draft EDP: notification and consultation
Making of EDP by Secretary of State
Amendment of an EDP
Revocation of an EDP
Challenging an EDP
Commitment to pay the nature restoration levy
Regulations about the nature restoration levy
Liability to pay the levy
Collection of nature restoration levy
Compensation
Guidance about the nature restoration levy
Power to enter and survey or investigate land
Warrant to enter and survey or investigate land
Remedial action: powers of Secretary of State etc to enter and survey or investigate land
Compulsory purchase powers: Natural England
Compulsory purchase powers: Secretary of State
Annual reports
Power to designate person to exercise functions under this Part
Transfer schemes in connection with regulations under section 92(1)
General duties when exercising functions relating to EDPs
Duty of co-operation
Amendments relating to this Part
Regulations
Application to the Crown
Interpretation
Areas for development and remit
Relationship between different types of development corporation
Duties to have regard to sustainable development and climate change
Powers in relation to infrastructure
Exercise of transport functions and transfer schemes
Electronic service etc
Required content of newspaper notices
Confirmation by acquiring authority: orders with modifications
General vesting declarations: expedited procedure
General vesting declarations: advancement of vesting by agreement
Adjustment of basic and occupier’s loss payments
Home loss payments: exclusions
Temporary possession of land in connection with compulsory purchase
Amendments relating to
New powers to appoint an inspector
Reporting on extra-territorial environmental outcomes
The Crown
Extent
Commencement and transitional provision
Short title
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