On 18 December 2025 the government made the Levelling-up and Regeneration Act 2023 (Commencement No. 9) and Planning and Infrastructure Act 2025 (Commencement No. 1 and Transitional Provisions) Regulations 2025 (SI 2025/1370). The instrument phases in measures on three dates: 19 December 2025, 18 February 2026 and 1 April 2026. ([legislationtracker.co.uk](https://www.legislationtracker.co.uk/article/levelling-up-regeneration-planning-infrastructure-act-2025-commencement-no-1-2025-29-12-25?utm_source=openai))
Compulsory purchase: from 18 February 2026, outstanding provisions in the Levelling-up and Regeneration Act 2023 on “conditional confirmation” take effect for most English CPOs. Confirming authorities will be able to confirm an order subject to specified conditions, with powers only becoming operative once those conditions are met. The commencement applies to orders confirmed by authorities other than the Welsh Ministers or prepared in draft by an acquiring authority other than the Welsh Ministers. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2023/55/section/183/enacted?utm_source=openai))
Transitional protection ensures no mid-process rule change. The LUR Act amendments on conditional confirmation will not apply where the first statutory notice of making or draft preparation was published before the commencement date. Separately, changes to vesting procedures do not affect acquisitions authorised before the relevant provisions take effect. ([legislationtracker.co.uk](https://www.legislationtracker.co.uk/article/levelling-up-regeneration-planning-infrastructure-act-2025-commencement-no-1-2025-29-12-25?utm_source=openai))
General vesting declarations: two Planning and Infrastructure Act 2025 reforms are now timetabled. An expedited GVD route allows vesting in not less than six weeks where land is unoccupied or no interest holder can be identified, with mandatory notices explaining the shorter timetable and a right to make representations. A parallel power enables earlier vesting by agreement between the acquiring authority and interest holders. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/34/enacted?utm_source=openai))
Public notices in newspapers are simplified. Section 106 of the 2025 Act permits a brief identification of land (for example by postal address) in CPO making and confirmation notices, reducing publication cost and complexity. Initial regulation-making commenced the day after the instrument was made, with remaining elements for England following on 18 February 2026. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/34/enacted?utm_source=openai))
Compensation directions: section 113 of the 2025 Act extends the framework for using section 14A of the Land Compensation Act 1961 (to disregard ‘hope value’) to CPOs made on behalf of parish or community councils under section 125 of the Local Government Act 1972. It also removes the bar on acquiring authorities confirming unopposed CPOs that include a section 14A direction, subject to conditions. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/34/enacted?utm_source=openai))
Environmental Delivery Plans (EDPs): from 19 December 2025, Natural England can begin preparing EDPs, including defining environmental features, impacts and conservation measures, and drafting charging schedules for a new nature restoration levy. Duties cover notification, consultation, administration and monitoring, alongside a statutory duty on public authorities to co‑operate. Definitions and interpretation provisions are also in force. Further Part 3 provisions commence on 18 February 2026, with Natural England’s annual reporting duty starting on 1 April 2026. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/34/enacted?utm_source=openai))
How EDPs will operate in practice: each plan must pass an “overall improvement” test, be consulted on, and be approved and published by the Secretary of State. Developers may choose to meet certain obligations by paying the levy, which Natural England must spend on listed conservation measures covered by the plan. Existing habitats protections continue to apply where EDPs are not used. ([naturalengland.blog.gov.uk](https://naturalengland.blog.gov.uk/2025/12/18/royal-assent-natural-england-and-the-planning-and-infrastructure-act/?utm_source=openai))
National Policy Statements (NSIPs): from 18 February 2026 every NPS must be reviewed and updated at least every five years, with a two‑year transitional window to update older statements. A new, proportionate parliamentary route is introduced for defined “material policy” amendments, involving consultation, appraisal of sustainability and laying before both Houses. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/34/enacted?utm_source=openai))
Legal challenge reforms for NSIPs also start on 18 February 2026, streamlining judicial review permission so weak claims can be closed off more quickly, while retaining access to an oral hearing for other cases. The aim is to reduce delay in the development consent regime under the Planning Act 2008. ([hansard.parliament.uk](https://hansard.parliament.uk/commons/2025-01-23/debates/25012331000008/InfrastructurePlanningAndJudicialReviewReform?utm_source=openai))
Development corporations: also from 18 February 2026, the 2025 Act standardises objectives across corporation types (including duties on sustainable development and climate change), clarifies overlaps between corporation areas, and equalises infrastructure powers-explicitly including heat networks and a wider set of community facilities. These changes are intended to support large‑scale new towns and urban extensions. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/34/enacted?utm_source=openai))
What this means for practitioners: acquiring authorities should update CPO templates and programmes to reflect conditional confirmation, the shorter GVD timetable where criteria are met, and simplified newspaper notices. NSIP promoters should plan against a five‑year NPS review cycle and factor the revised judicial review pathway into risk models. Natural England and local partners can begin the EDP cycle now-scoping evidence, engaging on draft plans and preparing for levy regulations-against the statutory co‑operation duty. ([legislation.gov.uk](https://www.legislation.gov.uk/ukpga/2025/34/enacted?utm_source=openai))