What to Expect with the Planning and Infrastructure Bill

Major shifts are underway in how the UK delivers housing and infrastructure, and for investors focused on the North West, the timing could not be better. The Planning and Infrastructure Bill, now making its way through Parliament, is designed to modernise the system, reduce delays, and unlock land for housing in areas where demand continues to rise.

The Bill passed a key milestone in the House of Commons in June and is now under detailed review in the House of Lords. It introduces several important changes, including faster approval processes for large-scale developments, new powers for local councils to retain and reinvest planning fees, and stronger environmental oversight through the creation of a Nature Restoration Fund.

These planning reforms are happening alongside the launch of a £725 billion national infrastructure strategy led by the newly formed National Infrastructure and Service Transformation Authority (NISTA). The government’s focus is squarely on long-term regional investment in transport, housing, digital connectivity, and energy. The North West is expected to benefit significantly from this renewed focus.

Cities like Liverpool and Manchester are already seeing progress. In Liverpool, the transformation of areas such as Pumpfields, the Knowledge Quarter, and parts of the Commercial District is well underway, creating new residential zones close to major employment centres. Greater Manchester continues to expand in key areas such as Victoria North and along the Oxford Road Corridor, supported by improved infrastructure and sustained housing demand.

Rail investment is another important factor. The East West Rail project, backed by £2.5 billion, will boost regional connectivity and support commuter access across major towns and cities. This infrastructure pipeline is likely to drive demand for housing in areas that were previously underdeveloped or poorly connected.

For residential investors, particularly those interested in high-yield buy-to-let properties, these changes point to a more responsive and opportunity-rich market. Rental yields in central Liverpool and Manchester remain strong, averaging between 7 and 8 percent, and tenant demand is likely to grow further as regeneration and infrastructure plans move forward.

While the full impact of the Bill will take time to materialise, the momentum is building. The planning system is becoming more efficient, funding is being directed to the right places, and local authorities are better equipped to deliver sustainable growth.

For investors looking to make strategic moves in 2025, the North West now stands out as one of the UK’s most promising regions for long-term residential investment.

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