With the benefit of 20 years of experience navigating planning policy, Mark Mirams, chief operations officer at Studio Charrette gives readers a no-nonsense view of the practical changes brought by the Planning and Infrastructure Bill.

At Studio Charrette, we know how frustrating the UK planning system can be. Whether you’re trying to build a home extension, open a cafe, or develop a housing scheme, the process often feels slow, confusing, and inconsistent. That’s why the new Planning and Infrastructure Bill is such a big deal; it promises the most significant reform in decades. But what does that really mean for you?

Let’s be honest, planning in the UK has been painful. Councils are overwhelmed, phone calls go unanswered, and even simple applications can drag on for months. With this Bill the Government is saying “Enough is enough.” The goal is to modernise the system, speed up decision-making, and help the country “get building again.”

One of the headline changes focuses on large infrastructure projects (think transport routes and power stations.) Right now, these can take four years or more to get planning approval. The new bill aims to cut that in half. Key updates to the consultation and national policy statement rules should make those approvals much faster and more consistent.

That might sound distant from your everyday project, but it’s part of a bigger picture. Faster infrastructure approvals can unlock development land, ease pressure on local services, and support small builders trying to bring forward much-needed housing.

The Bill also makes important changes to how local authorities operate. Councils will be allowed to set their own planning fees, but those funds must be ringfenced to improve planning services. If that’s handled well, we could see faster response times and more experienced staff working on your applications.

Another big win is mandatory training for councillors involved in planning decisions. For too long, some planning committees have lacked the expertise to make consistent, high-quality decisions. This change should level the playing field across the country.

Also worth noting: planning officers will be given more authority under a national delegation scheme. In practical terms, this could mean fewer delays waiting on committee meetings and more consistent decisions, especially helpful if you’re dealing with smaller, time-sensitive projects.

So, what does all this mean for you as an architect? In simple terms, you could see faster decisions, better service, and more predictable outcomes. Yes, fees might rise, but if those fees result in a system that works, it’s a trade-off many will welcome.

For small developments, the opportunity is potentially even bigger. Projects that align with national priorities, especially affordable housing, could move more quickly through the system. But we’ll be watching closely. In our experience, centralised systems can favour large players, so ensuring fairness for smaller businesses is going to be key.

There’s also a new Nature Restoration Fund that allows developers to invest in national biodiversity projects instead of always offsetting environmental impact on-site. It’s a smart move, if done transparently. The public needs to see real environmental benefits, not just a tick-box exercise.

Of course, not all concerns have been addressed. One of the risks with these changes is that local voices may be sidelined. Fewer committee decisions and more delegated authority could reduce community input. That’s why tools like design codes, consultations, and community engagement must become stronger, not weaker.

If there’s one piece of advice I can give you, it’s this: don’t assume the rules have already changed. These reforms will roll out gradually, and each local authority will handle things differently. That makes it more important than ever to stay informed and get professional advice early, especially if you’re planning anything outside the box.

The planning system won’t be fixed overnight, but if these reforms are implemented well, they could finally make the system work for you, not against you.