Weekly planning news

Government’s environmental reforms could threaten thousands of protected nature sites 

Proposed changes to the planning system could put over 5,000 important natural sites across England at risk, according to new reporting by The Guardian¹. The changes, set out in the recently announced Planning and Infrastructure Bill, have raised concerns from legal experts, environmental bodies and industry leaders alike. 

The Guardian cites three separate legal opinions suggesting the bill would make it significantly easier for developers to build on land previously safeguarded under UK and international law. Their investigation, published on 3 June, identifies 10 protected areas under "particular threat" – including ancient woodland in Sittingbourne, Kent, and Lodge Hill, one of England’s last strongholds for nightingales. 

Other vulnerable sites include a 2,600-year-old wetland in South Devon and an internationally recognised tidal habitat at Tipner West in Portsmouth. Many of the areas flagged are designated Sites of Special Scientific Interest or other high-value ecological zones. 

The research comes amid strong sector backlash to proposed environmental reforms – particularly the government's plan to introduce a “nature restoration fund.” This would allow developers, in certain cases, to pay into a fund to support off-site ecological recovery, rather than follow the current "mitigation hierarchy" which requires them to first avoid or reduce environmental harm on-site. 

Planning Resource also reported² this week that Housing Minister Matthew Pennycook has moved to reassure critics, stating the government will “prioritise” avoiding environmental harm. But many professionals, from the RTPI³ to conservation NGOs, argue the proposed approach undermines long-established protections. 

If enacted, the changes would mark a significant shift in how England balances growth with biodiversity - and a test of how far environmental priorities can bend under pressure to build. 

Interested in how environmental legislation is affecting the built environment? Our recent report into Biodiversity Net Gain implementation - Biodiversity Net Gain: The Story So Far⁴ - is available to read here⁵.   

Section 106 agreements found to significantly delay planning and delivery

New research from the Home Builders Federation (HBF)⁶ has shed light on timeframes associated Section 106 agreements - finding they are currently adding an average of 16 months to the planning process. 

Freedom of Information requests sent to local planning authorities revealed a 20% increase in average timelines over the past two years, with homebuilders now waiting an average of 515 days for agreements to be signed off. 

These agreements - designed to secure developer contributions for things like schools, roads, and affordable housing - are vital to community infrastructure. But this new research highlights that they are becoming a major blocker, with more than a third of Section 106 deals now taking over a year to complete – with one agreement taking seven years. 

Neil Jefferson, HBF chief executive, said the delays are a direct result of staffing shortfalls and inconsistent processes across councils. The federation estimates that 80% of planning departments are under-resourced, with a shortage of more than 2,000 planners in England and Wales. 

Despite recent government moves to address the backlog, Jefferson called for “meaningful action at scale” to increase planning capacity. With more than £7bn delivered annually through these agreements, there's a lot at stake - for developers, local communities, and the UK's ability to deliver the homes it urgently needs. 

As specialists in planning delivery and support, Planning Portal offers tailored services to help local authorities manage pressure and capacity challenges⁷. From administrative tasks to case handling and assessment, our experienced team can provide flexible, short- or long-term support - whatever your needs. We’re committed to helping planning teams succeed. Visit our website to learn how we can support your authority.⁸ 

Council launches legal challenge over controversial grey belt appeal decision

Castle Point Borough Council is mounting a legal challenge after a planning inspector approved a previously-rejected 173-home development, classifying the land as ‘grey belt’. 

The original application was refused on the grounds it didn’t meet the bar for ‘very special circumstances’ required for green belt development. However, on appeal, the inspector overturned the decision, describing the site as ‘grey belt’ and concluding that the nearby settlement of Daws Heath should be considered a “village” rather than a “town”. With this designation, the area was not subject to the green belt’s protections against settlement merging. 

Earlier this year, the government clarified via updated Planning Practice Guidance (PPG)⁹ that green belt protective policies do not apply to villages in the same way they do to towns. 

In a statement released on 30 May,¹⁰ the council confirmed its legal challenge against the recent decision to approve “centres on how the inspector reached the conclusion that the land was grey belt.” It is also contesting the classification of Daws Heath as a village. 

Councillor Warren Gibson, deputy leader of the authority and member of the People’s Independent Party, said: “Following legal advice, we have taken the decision to launch a legal challenge against the planning inspector's decision.” 

The case could have national implications for how the term ‘grey belt’ is interpreted - and how planning protections are applied in future. 

Interested in learning more about grey belt? Read our recent blog.¹¹

1. https://www.theguardian.com/environment/2025/jun/03/revealed-5000-english-nature-sites-at-risk-under-labours-planning-proposals
2. https://www.planningresource.co.uk/article/1920369/pennycook-defends-planning-bill-against-mps-criticism-deeply-concerning-environmental-measures
3. https://www.planningresource.co.uk/article/1915988/natural-england-will-need-serious-resourcing-implement-planning-bills-nature-recovery-proposals-says-rtpi-chief
4. https://www.terraquest.co.uk/news-and-insights/biodiversity-net-gain-the-story-so-far
5. https://www.terraquest.co.uk/news-and-insights/biodiversity-net-gain-the-story-so-far
6. https://www.housingtoday.co.uk/news/section-106-agreements-lengthen-planning-process-by-16-months-hbf-finds/5136270.article
7. https://www.terraquest.co.uk/products-services/planning-engagement-programme
8. https://www.terraquest.co.uk/products-services/planning-engagement-programme
9. https://www.gov.uk/guidance/green-belt
10. https://www.planningresource.co.uk/article/1920540/council-launches-legal-challenge-against-inspectors-decision-allow-housebuilders-173-home-grey-belt-appeal
11. https://www.terraquest.co.uk/news-and-insights/the-evolution-of-a-revolutionary-greybelt-policy