England’s planning system is set for a tidy reboot in early 2026. Regulations signed at 2.20pm on 18 December 2025 by Housing Minister Matthew Pennycook bring parts of the Levelling-up and Regeneration Act 2023 and the Planning and Infrastructure Act 2025 into force, handing councils fresh tools on land assembly, development corporations and nature recovery. The statutory instrument is published on legislation.gov.uk.

For the North, the headline is compulsory purchase. From 18 February 2026, confirming authorities will be able to sign off CPOs subject to conditions, unlocking phased powers where sites are complex or multi‑owner. This applies in England (outside devolved Welsh functions) and is aimed at keeping regeneration moving while outstanding matters are tidied up.

The CPO process also gets quicker at vesting. New law introduces an expedited route for general vesting declarations where land is unoccupied or owners can’t be traced, plus a route to bring vesting forward by agreement. Notices are simplified too, with less prescriptive land descriptions in newspaper adverts. Changes that need regulations took effect from 19 December 2025; the main England provisions follow on 18 February 2026. Acquisitions already authorised stay under the old rules.

Development corporations are being tidied up. From 18 February 2026, the 2025 Act standardises objectives on sustainable development, climate change and good design across New Town, Urban and Mayoral models, and lines up the list of infrastructure they can provide with existing Mayoral Development Corporations. Where two proposals overlap, the higher‑tier body takes precedence. For Tees Valley, West Yorkshire and Greater Manchester, this clarity will matter when shaping new zones or expanding existing ones.

National Policy Statements-the rulebooks for major energy, transport and water projects-must now be reviewed at least every five years. Material changes will go through a stronger parliamentary process, and the route for legal challenge to NPSs and Development Consent Orders is updated. For big northern schemes that rely on an up‑to‑date policy base, the timetable becomes more predictable.

Natural England is asked to get on with Environmental Delivery Plans. From 19 December 2025 the framework for preparing EDPs, the regulation‑making power for a nature restoration levy, and a statutory duty on public bodies to co‑operate all came into force. An annual reporting duty starts on 1 April 2026. Councils and combined authorities will need to factor EDP commitments alongside Local Nature Recovery Strategies when drafting site policies and negotiating mitigation.

What does this mean on the ground? For town‑centre and brownfield projects in places like Middlesbrough, Bradford, Oldham and Hull, conditional confirmation allows earlier start on site while access, title or third‑party rights are finalised. Where ownership is unclear, earlier vesting can cut months off programmes-as long as acquiring authorities keep good records and follow the safeguards.

Landowners should note the compensation tweak. The regulations enable acquiring authorities using Local Government Act 1972 powers to direct that compensation is assessed under section 14A of the Land Compensation Act 1961, which tells valuers to ignore the hope of future planning permission in certain cases. Expect tighter valuations where schemes rely on public‑led assembly.

The dates matter. Regulation‑making powers for CPO and vesting procedures, plus the EDP framework, started on 19 December 2025. The big switchover-to conditional CPO confirmation, development corporation updates, NPS reforms and the England‑wide vesting changes-arrives on 18 February 2026. Natural England’s annual reporting begins on 1 April 2026. Schemes already advertised or authorised before those dates keep their existing rules.

The Ministry of Housing, Communities and Local Government says the move gives authorities “the ability to authorise [a CPO] subject to conditions” and sets clearer duties around climate and design for all corporation types. The instrument-Commencement No. 9/No. 1, SI 2025/1370-is published on legislation.gov.uk and is signed by Minister of State Matthew Pennycook.