England’s planning rulebook gets dated upgrades. A Statutory Instrument (SI 2025/1370) made at 2.20 p.m. on 18 December 2025 switches on selected provisions of the Levelling‑up and Regeneration Act 2023 and the Planning and Infrastructure Act 2025, according to legislation.gov.uk. Most operational changes land on 18 February 2026, with enabling powers for environmental measures live from 19 December 2025. For investors, the headline points are quicker land assembly via updated compulsory purchase, National Policy Statements on a five‑year review cycle, and the framework for a Nature Restoration Levy.

Compulsory purchase gets a new tool: conditional confirmation. Sections 183 and 184 of the 2023 Act commence on 18 February 2026 for orders handled by confirming authorities other than the Welsh Ministers. In plain terms, a confirming authority may authorise a CPO subject to conditions; the powers under that order cannot be used until those conditions are met. That earlier clarity can de‑risk procurement and financing timetables without compromising safeguards. The SI also activates section 113(3)–(4) of the 2025 Act, allowing compensation directions (in specific parish/community council acquisitions under Local Government Act 1972, s125) so assessments follow Land Compensation Act 1961, s14A, which ignores the prospect of planning permission.

Vesting can be faster where land is unoccupied or interests are unknown, and earlier vesting is possible by agreement. Sections 108 and 109 of the 2025 Act amend the Compulsory Purchase (Vesting Declarations) Act 1981 to enable these routes. Regulation‑making powers began on 19 December 2025; the provisions themselves commence in England on 18 February 2026. Expect tighter intervals between confirmation and taking possession on compliant schemes-especially linear projects-reducing carrying costs and delay risk.

The paperwork burden for newspaper notices is pared back. Section 106 of the 2025 Act simplifies the required land descriptions in CPO notices. For schemes with many plots, slimmer ads mean lower publication spend and fewer technical pitfalls that can force re‑advertising. In practice, that supports cleaner project critical paths and more predictable consultation windows.

Transitional rules will decide which regime your order follows. The amendments to the Acquisition of Land Act 1981 triggered by sections 183/184 only apply where the first notice of making-or the first notice that an order is prepared in draft-is published on or after 18 February 2026. Separately, the expedited vesting changes in section 108 do not apply to compulsory acquisitions authorised before commencement. If your notice dates fall before the cut‑off, the pre‑commencement rules continue to govern the case.

National Policy Statements move onto a clock. From 18 February 2026, section 1 requires a full review and update at least every five years, and section 2 adds a further parliamentary procedure for material amendments. Section 13 revises how legal challenges to NPSs and Development Consent Order decisions proceed. For energy, transport and water sponsors, this points to more predictable policy refreshes and clearer scrutiny milestones to plan around.

Development corporations gain clearer, standardised powers. Sections 100 to 103, commencing 18 February 2026, align infrastructure powers across models, embed duties on sustainable development, climate change and good design, and resolve overlaps in favour of the higher‑tier authority. That should shorten the set‑up phase for new corporations and reduce governance friction on multi‑authority regeneration.

Environmental Delivery Plans move from concept to preparation. From 19 December 2025, Natural England can start EDP work, must notify the Secretary of State when it does so, and public authorities have a duty to co‑operate and provide reasonable assistance. The same tranche enables regulations and charging schedules for a Nature Restoration Levy. Rates and coverage will be set in future statutory instruments, so sponsors should assume a potential levy line in 2026/27 budgets and watch for draft charging schedules.

What this means for project costs and timelines. Conditional confirmation offers earlier certainty after inquiries, supporting timely contractor engagement and financing. Earlier vesting where criteria are met takes friction out of land assembly, often a critical blocker to main works. Simpler notices cut procedural risk. The offset is added compliance once EDPs and any levy apply, so build in allowances and programme a consultation strategy that reflects the new duties to co‑operate with Natural England.

Key dates to diarise. The regulations were made on 18 December 2025 and signed by Minister of State Matthew Pennycook. Regulation‑making powers for CPO and environmental provisions began on 19 December 2025. Most operational measures-CPO conditional confirmation, revised vesting (England only), the NPS five‑year review duty and development corporation updates-commence on 18 February 2026. Natural England’s annual reporting duty under section 91 starts on 1 April 2026.