The Government has 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. Signed at 2.20pm on 18 December 2025 by Minister of State Matthew Pennycook, the instrument staggers commencement across December 2025, February 2026 and April 2026, according to legislation.gov.uk (SI 2025/1370).
Compulsory purchase reforms under the Levelling-up and Regeneration Act 2023 take effect on 18 February 2026. Sections 183 and 184, together with paragraphs 2 to 7 of Schedule 18 and paragraph 3 of Schedule 19, allow confirming or authorising authorities to approve compulsory purchase orders (CPOs) subject to conditions, with powers under an order exercisable only once the conditions are met. The provisions apply to CPOs confirmed by a confirming authority other than the Welsh Ministers or prepared in draft by an acquiring authority other than the Welsh Ministers.
Transitional arrangements mean these Levelling-up and Regeneration Act amendments do not apply where notice of making the order, or notice of preparation in draft, was first published before 18 February 2026. In practice, acquiring authorities with live CPOs already advertised before that date remain on the previous regime.
Regulation-making powers connected to CPO procedure under the Planning and Infrastructure Act 2025 are available from 19 December 2025, the day after the instrument was made. These cover section 106 on simplifying the required description of land in newspaper notices, section 108 on an expedited general vesting declaration (GVD) route where land is unoccupied or interests cannot be identified, section 109 on advancing vesting by agreement, and section 113(3)–(4) to enable directions so compensation is assessed in accordance with section 14A of the Land Compensation Act 1961.
The substantive effect of these Planning and Infrastructure Act CPO measures then starts on 18 February 2026. Section 106 applies to CPOs subject to confirmation by a confirming authority other than the Welsh Ministers, or prepared in draft by an acquiring authority other than the Welsh Ministers. Sections 108 and 109 (earlier vesting procedures) and section 113(3)–(4) (compensation directions linked to section 14A LCA 1961) commence on that date in relation to England.
Natural England can begin preparing environmental delivery plans (EDPs) from 19 December 2025. Sections 59 to 63 set out what an EDP must cover, including the area, development types and volumes, time period, environmental features, expected impacts and conservation measures, and provide for nature restoration levy charging schedules. Section 64(1) requires Natural England to notify the Secretary of State and publish a notice when it decides to prepare a draft EDP.
Administrative and governance provisions for EDPs also commence on 19 December 2025. Section 82 provides for administering, implementing and monitoring EDPs; section 94 imposes general duties when exercising EDP functions; section 95 places a duty on public authorities to co‑operate with Natural England and to provide reasonable assistance; section 97 enables statutory instruments for nature restoration levy regulations; and section 99 sets interpretation. The remaining provisions of Part 3 of the 2025 Act then start on 18 February 2026, except Part 1 of Schedule 5.
National Policy Statements (NPS) are put on a formal review cycle from 18 February 2026. Section 1 of the 2025 Act amends the Planning Act 2008 to require a full review and update at least every five years. Section 2 introduces an additional parliamentary procedure for material policy amendments to NPS where proposed changes meet the new statutory test, and section 13 revises the process for legal challenges to NPS and development consent decisions for nationally significant infrastructure projects.
Development corporation legislation is updated from 18 February 2026. Section 100 amends the Local Government, Planning and Land Act 1980, the New Towns Act 1981 and the Localism Act 2011 to provide clearer scope and flexibility for designating areas for development and setting remits. Section 101(6) to (9) clarifies relationships between different corporation types so that overlaps are resolved in favour of a higher-tier body. Section 102 standardises objectives on sustainable development, climate change and good design across all corporation types, and section 103 equalises infrastructure powers with existing Mayoral Development Corporations.
Section 91 of the 2025 Act comes into force on 1 April 2026. Natural England must publish an annual report for each financial year covering the exercise of its functions under Part 3, including the administration and implementation of EDPs and any nature restoration levy work.
CPO transitional provisions under regulation 6 ensure no retrospective effect. The Levelling‑up and Regeneration Act amendments to the Acquisition of Land Act 1981 apply only where the first notice of making or first notice of draft preparation is published on or after 18 February 2026. Separately, the expedited GVD changes made by section 108 of the 2025 Act do not apply to compulsory acquisitions authorised before their commencement.
Operationally, acquiring authorities should expect shorter and clearer newspaper notices once section 106 is in force, new routes to earlier vesting in specific circumstances, and the option for conditional confirmations under the 2023 Act from 18 February 2026. For infrastructure promoters, the five‑year NPS review cycle and revised parliamentary and legal challenge procedures will shape consenting strategies. Public authorities in England should plan for requests from Natural England to support EDP preparation and implementation from 19 December 2025, ahead of the first annual reporting deadline after 1 April 2026.