Planning and Infrastructure Bill 2025 – what are the CPO implications in 2026?

This legal update explores the changes to the CPO regime introduced by Planning and Infrastructure Bill 2025.

It has been a landmark year for CPO reform and the pace of change is set to continue in 2026. With the final amendment having been agreed in the House of Lords on 10 December 2025, the Planning and Infrastructure Bill has now completed its passage through Parliament and now awaits Royal assent, with transitional provisions to apply. Baroness Taylor of Stevenage who presented the final motion underlined the backing and enthusiasm for the wide ranging changes.

So, what does this mean for the planning sector? In short, it’s a significant moment, with substantial changes on the horizon. Specifically, focusing on the area of compulsory purchase, there are some exciting changes, as the Bill introduces further modernisations and flexibility, including procedural clarity and efficiencies, as well as amendments to compensation payments. 

Update on LURA

Before turning to the Bill, it is worth briefly mentioning The Levelling-up and Regeneration Act 2023 (Commencement No. 8 and Transitional Provision) Regulations 2025 which came into effect on 2 December 2025. This brings into force the following targeted Levelling-up and Regeneration Act 2023 (LURA) provisions that modernise procedure for compulsory purchase under the Acquisition of Land Act 1981:

• Section 181 dealing with online publicity: this makes it mandatory for CPO documents to be published on a website, moving longstanding good practice into a legal requirement and improving accessibility and transparency;
• Section 183(4) focussing on conditional confirmation: this gives effect to elements of Schedule 18 by allowing the confirming authority to attach conditions to confirmation where appropriate;
• Section 184 providing corresponding provisions via Schedule 19 for purchases by Ministers: this aligns processes.

The transitional provision clarifies that these amendments do not apply where necessary statutory public notices were published before the commencement date, ensuring ongoing processes are not legally disrupted. However, it is important to be mindful that:

• These Regulations apply to CPOs subject to confirmation by an authority other than the Welsh Ministers, or those prepared in draft by a Minister other than the Welsh Ministers. A concern with this exclusion is that it necessitates separate commencement arrangements, potentially creating inconsistencies between different UK jurisdictions regarding CPO publicity rules;
• The Regulations only partially commence provisions of LURA, leading to a fragmented application of new rules across different stages of the CPO process based on commencement dates; and
• Partial commencement of sections requires careful tracking to determine which version of the law applies to a specific Order at any given time (especially given that earlier Regulations linked with LURA have introduced changes to the CPO regime).

When Will the PIB Take Effect?

Not everything changes overnight. The table below provides a quick reference point identifying the provisions and corresponding date each is expected to come into force. Part 5 of the Bill, sections 107-116, contains dedicated provisions focused on reforms to compulsory purchase. Furthermore, there are provisions affecting CPO issues featured at Part 1, section 36 and also Part 3, sections 91 and 92.

Some of these provisions will take effect two months after Royal Assent, while others depend on Commencement Regulations (with guidance and detail to follow). An important exception is the new temporary possession powers, which are tied to the commencement of section 18 of the Neighbourhood Planning Act 2017. Disappointingly, no specific date or timetable has been confirmed, creating ongoing uncertainty and additional costs. This delay is particularly concerning given the measure has long been anticipated to align with other regimes. It is however interesting that temporary possession powers for Highways Act schemes do have a confirmed date, which is a positive step and could indicate a prioritisation in that area.

Table of changes