Planning, development & renewables

Biodiversity Net Gain

Mark Topliff – Natural Capital

England’s Biodiversity Net Gain (BNG) market is expanding, though demand remains localised. Over 4,500 hectares of off-site area habitat are now registered nationally, with around 830 units allocated to developments, averaging 1.33 units per transaction.*

Policy, however, is still evolving. Defra’s recent consultations aim to refine BNG delivery for both small-scale developments and Nationally Significant Infrastructure Projects (NSIPs). Proposed changes include simplifying the Small Sites Metric, extending exemptions and improving access to off-site markets. NSIPs that include the biodiversity net gain standardised statements have now had their implementation date moved to May 2026.

The government seeks to balance nature recovery with development efficiency. For rural landowners, this presents both opportunity and complexity. Our team is supporting clients with site baselining, habitat bank partnerships and unit matchmaking.

As the BNG framework matures, clarity and proportionality will be critical. The next phase of policy must enable practical delivery whilst maintaining ecological ambition, especially for estates positioned to benefit from nature-positive development.

*Figures taken from the Natural Asset Partners’ BNG Data Insights Dashboard Source: bgs.bristoltrees.space/statistics

Renewable energy

David Goatman – Global Head of Energy & Sustainability

Solar is at the heart of the government’s mission to make the UK a clean energy superpower, aiming to treble solar output from the current 18GW. It should come as no surprise, therefore, that Ed Miliband has just approved the biggest solar project to date.

Tillbridge Solar in Lincolnshire will cover about 3,000 acres and power about 300,000 homes. The scheme takes approvals made by Miliband’s department to 3GW and further towards his goal of 57GW.

However, there are growing headwinds, with investor enthusiasm being dampened by political concerns.

With Reform UK promising to scrap net-zero targets and stop solar projects, investors are beginning to question the sense of starting the long planning process, especially when grid capacity is already stretched. 

There is also growing concern over the lack of spatial planning and the amount of good quality agricultural land being lost to solar development in some parts of the country. One assumes that this is something that the government’s proposed land use framework will address.

Planning

Ryan Caldon – Senior Planner, Residential Development

‘Build, baby, build’ is new Housing Secretary, Steve Reed’s rallying slogan for a nationwide push to accelerate housebuilding and infrastructure development as part of the government’s much talked about plan to deliver 1.5 million new homes within the current Parliament.

Whilst many are sceptical about the government’s ability to meet its target, what is clear is the need for development land and the opportunity that this presents for landowners.

With a significant number of local planning authorities unable to demonstrate a 5 year housing land supply, every landowner should be engaging in a review of planning opportunities and taking an active interest in existing Option and Promotion Agreements and local plan preparations. The time to act is now.

With the publication of the revised National Planning Policy Framework last year, the introduction of the ‘grey belt’ and the arrival of a new plan-making system in 2026, much is changing in the world of planning.

The Planning and Infrastructure Bill (PIB) is currently making its way through Parliament. In concert with the other measures, the government hopes the PIB will streamline our overstretched planning system and unlock development by removing perceived barriers, including environmental concerns.

Part 3 of the Bill focuses on environmental mitigation and includes the setting up of a national Nature Restoration Fund that developers can pay into to offset any environmental damage their projects might cause. However, campaigners claim this will actually reduce environmental protection and have been lobbying hard to have it amended.

The government has also recently accepted the findings of its New Towns Taskforce, which included a shortlist of 12 locations for new settlements of at least 10,000 homes.

They have committed to breaking ground on at least three new towns before the end of this Parliament, with Tempsford in Bedfordshire, Crews Hill in Enfield and Leeds South Bank currently seen as front runners.

Residential development markets

Robert Mitchell – Residential Development Land

Despite the UK government’s ongoing focus on boosting housebuilding, average values for residential development land have come under increasing pressure in recent quarters.

According to the Q3 2025 results of the Knight Frank Residential Development Land Index, average values for both greenfield and brownfield sites have fallen by 5% over the past 12 months, reflecting wider challenges across the housebuilding sector.

The downward trend stems from a combination of factors: a growing supply of sites coming to market, persistent delays in the planning system and the limited capacity of the UK construction sector to deliver homes at the pace required. Financing constraints and cost inflation across labour and materials have also played a role in dampening developer appetite.

However, the development land market remains highly granular. In locations with strong demand fundamentals – particularly urban extensions near major regional cities such as Birmingham, Bristol and Manchester – appetite for well-located sites remains resilient. Areas earmarked for release from the ‘grey belt’ near existing infrastructure continue to command a premium where planning prospects are clearer and values are higher.