Six months to examine, three to write it up, three more for a minister to decide. That is the clock the government’s July 2026 introduction to national infrastructure planning guidance lays out for the biggest building projects in England, from wind farms to railways. The shift this year is in what happens before that clock starts.
What counts as a national project
The guidance concerns large developments in five fields: energy, transport, water, sewage treatment and waste. Think power stations, wind farms, railways, airports and reservoirs. The rules cover England, and in some limited cases parts of Wales and Scotland. Because these schemes matter nationally, they are decided at the national level instead of by a local council.
There is no ordinary planning permission here. Developers need a Development Consent Order, made by the relevant Secretary of State. For a wind farm that is the Secretary of State for Energy Security and Net Zero. The document says the decision rests on the planning merits and the legal and policy framework, not political considerations. A consent order can also authorise compulsory acquisition of land, if certain conditions are met.
Who does what
Applicants send their case to the Planning Inspectorate, which decides whether to accept it. If it does, one or more inspectors are appointed as the Examining Authority. Their examination usually takes up to six months, though it can finish sooner. They then have three months to report with a recommendation, and the Secretary of State has three months to decide. Anyone wishing to challenge the result must bring a judicial review claim in the High Court within six weeks.
Less paperwork up front
Consultants Tetra Tech, which reviewed the wider package of updates, say the biggest change comes from the Planning and Infrastructure Act. The statutory duty to consult under several sections of the Planning Act has gone. Statements of Community Consultation, Preliminary Environmental Information Reports and Consultation Reports are no longer required. Applicants now decide how to consult, on what and with whom, though the principles of good consultation still apply and consultation duties under the Environmental Impact Assessment Regulations remain.
Applicants are encouraged to tell the Secretary of State of their plans “as early as possible, and where practicable, not less than 6 months before submission of the DCO application.” Tetra Tech expects a faster pre-application stage as a result.
One date matters for anyone with a project in the pipeline. From 2 November 2026, applications must include an outline biodiversity gain statement.
The guidance also stresses a proportionate approach to environmental impact assessment, and it points out that the Planning Inspectorate’s own advice pages are non-statutory, drawn from good practice. Tetra Tech expects further guidance through 2026 and 2027.
Sources
- Planning Act 2008: Introduction to National Infrastructure Planning Guidance (July 2026) – GOV.UK
- Understanding Key Changes to NSIP Guidance Updates – Tetra Tech
