The Strategic Planning Authorities (Spatial Development Strategy) Regulations 2026

Published: Thu 5th Nov 26

Established procedural requirements for English authorities to create, consult upon, and monitor regional spatial development strategies.

These regulations establish the procedural framework for strategic planning authorities in England to prepare and adopt spatial development strategies as required by the Planning and Compulsory Purchase Act 2004.

They mandate the creation of a spatial development strategy timetable, define the required contents of the strategy (including a title and a visual key diagram), and set out specific consultation requirements with bodies such as Natural England, the Environment Agency, and local transport authorities.

The regulations apply to strategic planning boards and other designated strategic planning authorities, directing them to publish commencement notices, maintain annual monitoring reports, and submit draft plans for independent examination or Secretary of State approval.

Arguments For

The regulations state that a spatial development strategy must contain a title and a "key diagram" to ensure policies of strategic importance and their geographical application are visually illustrated to the public.
Proponents may argue that the mandatory submission of a spatial development strategy timetable to the Secretary of State ensures central oversight and adherence to planning schedules.
The document specifies that authorities must have regard to preventing major accidents and maintaining safety distances between industrial establishments and residential or public areas, which prioritizes public safety in land-use planning.
The order requires authorities to prioritize development on previously developed land, supporting stated environmental and urban regeneration goals.
The legislation provides for public transparency by requiring documents to be published on websites and made available for physical inspection at principal offices.

Arguments Against

Legal scholars may note that the Secretary of State's power to direct revisions to timetables or require specific approvals under Regulation 11 grants central government significant control over local planning timelines.
Affected agencies and utility providers might find the 12-week minimum consultation period for major alterations creates delays in infrastructure planning, while parish councils or neighborhood forums may find the 2-week period for non-material alterations insufficient for response.
Implementation difficulties may arise from the strict requirement in Regulation 10(3) to update the strategy timetable on the same day a preparation stage occurs.
Civil liberties or transparency advocates might question Regulation 23(3), which permits authorities to make a "reasonable charge" for physical copies of documents, potentially creating a financial barrier to access.

Part 1 INTRODUCTORY

Citation, commencement, extent and application

1.-(1) These Regulations may be cited as the Strategic Planning Authorities (Spatial Development Strategy) Regulations 2026.
(2) These Regulations come into force on 26th November 2026.
(3) These Regulations extend to England and Wales and apply in relation to England only.
(4) These Regulations apply in relation to the preparation and adoption of an alteration of a spatial development strategy as they apply in relation to the preparation and adoption of a spatial development strategy.

This section establishes the official name of the regulations and sets the commencement date as 26 November 2026.

It limits the legal application of the rules to England only.

It also confirms that the procedures for creating a new strategy also apply when an authority chooses to alter an existing one.

Interpretation

2.-(1) In these Regulations,-

"the 2004 Act" means the Planning and Compulsory Purchase Act 2004;

"address" means-

(a) a number or address used for the purposes of sending or receiving documents or information by electronic means;
(b) a postal address;

"electronic communication" has the meaning given in section 15(1) of the Electronic Communications Act 2000(2);

"electronic communications apparatus" has the same meaning as in paragraph 5(1) of the electronic communications code;

"electronic communications code" has the same meaning as in section 106(1) of the Communications Act 2003(3);

"examiner's report" means the report made by the examiner under section 12I(6) of the 2004 Act;

"highways authority" has the meaning given in section 1 of the Highways Act 1980(4);

"integrated transport area" has the meaning given in section 77(1) of the Local Transport Act 2008(5);

"Integrated Transport Authority" means-

(a) an authority which is known as an Integrated Transport Authority as a result of section 77(2) of the Local Transport Act 2008(6), or
(b) an authority established under Part 5 of that Act;

"lead local flood authority" has the meaning given in section 6(7) of the Flood and Water Management Act 2010(7);

"neighbourhood forum" means an organisation or body designated as such under section 61F(3) of the Town and Country Planning Act 1990(8);

"relevant strategy preparation stage" means-

(a) the publication of a draft spatial development strategy timetable under section 12H(1) of the 2004 Act;
(b) the submission of a draft spatial development strategy to the Secretary of State under regulation 17;
(c) the submission of a draft spatial development strategy to the Secretary of State under section 12K(3) of the 2004 Act;
(d) the holding of a vote on a resolution to adopt the spatial development strategy under section 12L(3) of the 2004 Act;

"working day" means any day other than a Saturday, a Sunday, Christmas Day, Good Friday or a day which is a bank holiday under the Banking and Financial Dealings Act 1971(9) in England.

(2) In these Regulations, a reference to-

(a) a strategic planning authority's(10) website includes a reference to the website of a constituent authority of a strategic planning board(11);
(b) a strategic planning authority's principal office includes a reference to the principal office of a constituent authority of a strategic planning board.

This section defines the technical terms used throughout the document to ensure consistent legal application.

It specifies what constitutes a 'working day' and clarifies that requirements for an authority's website or office also apply to the constituent authorities that make up a strategic planning board.

Electronic communications

Where-

(a) a document, copy, notice, notification or representations on any matter or document are sent or made by way of electronic communications, and
(b) the electronic communication is received by the recipient after 5pm on a working day,

it is to be taken to have been received on the next working day after the day on which the electronic communication is received.

This regulation establishes a 5pm deadline for the electronic submission of planning documents and responses.

Any email or digital document received after this time is legally treated as being received on the following working day.

Part 2 CONTENTS OF SPATIAL DEVELOPMENT STRATEGY

Title of a spatial development strategy

A spatial development strategy must contain a title which includes the words "spatial development strategy".

Key diagram

5.-(1) A spatial development strategy must contain a map of the strategy area(12), known as a "key diagram".

(2) A key diagram must-

(a) include an explanation of any symbol or notation which it uses, and
(b) visually illustrate-
(i) the strategic planning authority's policies, in relation to the development and use of land in the strategy area, which are of strategic importance to that area, and
(ii) the geographical application of those policies.

This part mandates that every strategy document must clearly use the phrase 'spatial development strategy' in its title.

It also requires a 'key diagram,' which is a map that must visually represent the authority's main land-use policies and where specifically they apply within the region.

Part 3 SPATIAL DEVELOPMENT STRATEGY TIMETABLE

Content of a spatial development strategy timetable

A spatial development strategy timetable must contain the following information from the date on which it is first published under section 12F(7) of the 2004 Act-

(a) the date on which the strategic planning authority will publish its commencement notice under regulation 13,
(b) the date on which the strategic planning authority will publish its draft spatial development strategy under section 12H(1) of the 2004 Act,
(c) the date on which the strategic planning authority will submit its draft spatial development strategy to the Secretary of State under regulation 17,
(d) the date on which the strategic planning authority will submit its draft spatial development strategy to the Secretary of State under section 12K(3) of the 2004 Act, and
(e) the date on which the strategic planning authority will hold a vote on a resolution to adopt its spatial development strategy under section 12L(3) of the 2004 Act.

This section lists the specific milestones that must be included in an authority's public planning timetable.

These milestones include dates for the commencement notice, the publication of the draft strategy, submission to the Secretary of State, and the final adoption vote.

Submission of a draft spatial development strategy timetable to the Secretary of State

7.-(1) A strategic planning authority must submit its first draft spatial development strategy timetable to the Secretary of State under section 12F(1) of the 2004 Act-

(a) where the strategic planning authority is a strategic planning board, within the period of 90 days beginning with the day on which the regulations establishing the strategic planning board come into force;
(b) where the strategic planning authority was given a direction under section 12B(5) of the 2004 Act which was later revoked, within the period of 90 days beginning with the day on which the notice revoking the direction is sent to the strategic planning authority;
(c) in any other case, within the period of 90 days beginning with the day on which these Regulations come into force.

(2) A strategic planning authority must thereafter submit its draft spatial development strategy timetable to the Secretary of State under section 12F(1) of the 2004 Act no earlier than the day on which the authority publishes its commencement notice under regulation 13.

Authorities are required to send their first planning timetable to the Secretary of State within 90 days of these regulations taking effect or within 90 days of the authority being established.

Subsequent timetables cannot be submitted before the authority has officially published its commencement notice for a new strategy.

Approval of a draft spatial development strategy timetable by the Secretary of State

8.-(1) This regulation applies where the Secretary of State approves a revised draft spatial development strategy timetable under section 12F(4)(b) of the 2004 Act.

(2) The Secretary of State must notify the strategic planning authority in writing, as soon as reasonably practicable, that the revised draft spatial development strategy timetable has been approved.

If the Secretary of State approves a revised version of a planning timetable, they must inform the relevant planning authority in writing.

This notification triggers subsequent publication deadlines for the authority.

Publication of a spatial development strategy timetable

A strategic planning authority must publish its spatial development strategy timetable under section 12F(7) of the 2004 Act-

(a) where the Secretary of State approves a revised draft spatial development strategy timetable under section 12F(4)(b) of the 2004 Act, within the period of 7 days beginning with the day after the day on which the Secretary of State complies with regulation 8(2);
(b) where the Secretary of State gives a direction under section 12F(5) of the 2004 Act, within the period of 7 days beginning with the day after the day on which the direction is given;
(c) in any other case, within the period of 7 days beginning with the day after the day on which the period referred to in section 12F(3) of the 2004 Act elapses.

This regulation sets a strict 7-day deadline for authorities to publish their planning timetables after they have been approved or directed by the Secretary of State.

This ensures the public has access to the proposed planning schedule shortly after it is finalized.

Revision of a spatial development strategy timetable

10.-(1) A strategic planning authority must-

(a) keep its spatial development strategy timetable under review, and
(b) make any revisions to the timetable that are necessary to ensure that it is kept up to date.

(2) Paragraph (3) applies where a relevant strategy preparation stage occurs.

(3) By the end of the same day that a relevant strategy preparation stage occurs, the strategic planning authority must revise its spatial development strategy timetable to set out the date on which that stage occurred.

(4) The Secretary of State may direct a strategic planning authority to revise its spatial development strategy timetable.

(5) A strategic planning authority to which a direction is given under paragraph (4) must revise its spatial development strategy timetable within the period specified in the direction.

Planning authorities must keep their timetables accurate and up-to-date.

When a major planning milestone is reached, the authority is legally required to update the timetable with the actual date the event occurred by the end of that same day.

Submission of a revised spatial development strategy timetable to the Secretary of State

11.-(1) This regulation applies where a strategic planning authority revises its spatial development strategy timetable in accordance with regulation 10(1)(b).

(2) As soon as reasonably practicable after making the revision, the strategic planning authority must submit to the Secretary of State-

(a) its revised timetable, and
(b) a statement giving the strategic planning authority's reason for the revision.

(3) The Secretary of State may give a direction to the strategic planning authority that its revised spatial development strategy timetable requires the approval of the Secretary of State.

(4) If the Secretary of State has not given such a direction to the strategic planning authority within the period of 4 weeks beginning with the date on which the revised timetable was sent to the Secretary of State, the strategic planning authority may bring the revised timetable into effect.

(5) A strategic planning authority to which a direction under paragraph (3) is given may bring the revised timetable into effect only when the Secretary of State approves the revised timetable.

(6) Where the Secretary of State approves a revised timetable, the Secretary of State must notify the strategic planning authority in writing, as soon as reasonably practicable, that the revised timetable has been approved.

When an authority changes its planning schedule, it must provide the Secretary of State with the new timetable and an explanation for the changes.

The Secretary of State has four weeks to decide if they want to formally approve the revision; if they do not intervene within that window, the authority can implement the new schedule.

Publication of a revised spatial development strategy timetable

12.-(1) To bring a revised strategy timetable into effect, a strategic planning authority must publish it, together with a statement that the revised timetable is to have effect.

(2) A strategic planning authority must comply with paragraph (1)-

(a) where regulation 11(4) applies, within the period of 7 days beginning with the day after the day on which the period referred to in that regulation elapses;
(b) where the Secretary of State approves the revised timetable under regulation 11(5), within the period of 7 days beginning with the day after the day on which the Secretary of State complies with regulation 11(6);
(c) in any other case, within the period of 7 days beginning with the day after the day on which the authority makes the revision.

This section details the final steps for making a revised planning schedule official.

The authority must publish the new timetable alongside a formal statement of its effect within 7 days of it being cleared or approved.

Part 4 PREPARATION OF SPATIAL DEVELOPMENT STRATEGY

Commencement notice

13.-(1) Before preparing a draft spatial development strategy under section 12G(1) of the 2004 Act, a strategic planning authority must publish a notice, known as a "commencement notice".

(2) A commencement notice must specify-

(a) the name of the strategic planning authority which has prepared the notice,
(b) the strategy area to which the authority's spatial development strategy is to relate,
(c) that the authority will commence preparing its draft spatial development strategy, and
(d) the date on which the notice is published under paragraph (1).

(3) This regulation does not apply in relation to the preparation of an alteration to the spatial development strategy which does not materially affect the policies in the strategy.

Authorities must issue a formal public notice before they start drafting a strategy.

This notice must identify the authority and the specific geographic area covered, though this requirement is waived for minor policy changes that do not significantly alter the strategy.

Additional matters to which regard is to be had

The following matters are prescribed for the purposes of section 12G(2)(d) of the 2004 Act-

(a) the objectives of preventing major accidents and limiting the consequences of such accidents for human health and the environment,
(b) the need, in the long term-
(i) to maintain appropriate safety distances between establishments and residential areas, buildings and areas of public use, recreational areas, and, as far as possible, major transport routes,
(ii) to protect areas of particular natural sensitivity or interest in the vicinity of establishments, where appropriate through appropriate safety distances or other relevant measures, and
(iii) in the case of existing establishments, to take additional technical measures in accordance with regulation 5 of the Control of Major Accident Hazards Regulations 2015(13) so as not to increase the risks to human health or the environment, and
(c) the desirability of prioritising development on land that has been previously developed.

When drafting a strategy, authorities are legally required to consider public safety risks from major industrial accidents and maintain safe distances from residential or recreational areas.

They are also directed to prioritize building on 'brownfield' or previously developed land.

Consultation

15.-(1) A strategic planning authority must notify the persons specified in paragraph (2) that its draft spatial development strategy has been published on its website.

(2) The persons referred to in paragraph (1) are- [List includes Active Travel England, Environment Agency, Historic England, Natural England, NHS England, various utilities, and local councils].

(3) This regulation does not apply in relation to the preparation of an alteration to the spatial development strategy which does not materially affect the policies in the strategy.

This regulation identifies a wide range of 'statutory consultees'—including environmental, health, and transport agencies—that must be notified whenever a draft strategy is published.

This ensures that expert bodies and local governance structures can review and comment on the proposed regional plans.

Representations

16.-(1) An invitation to make representations under section 12H(4) or (5) of the 2004 Act must specify-

(a) the period within which representations may be made to the strategic planning authority (the "representation period"), and
(b) the address to which representations must be sent.

(2) The representation period must be-

(a) where the strategic planning authority has prepared a draft alteration to the spatial development strategy which does not materially affect the policies in the strategy, a period of not less than 2 weeks from the date on which the invitation to make representations is made;
(b) where the strategic planning authority has prepared a draft alteration to the spatial development strategy which constitutes a minor alteration, a period of not less than 6 weeks from the date on which the invitation to make representations is made;
(c) in any other case, a period of not less than 12 weeks from the date on which the invitation to make representations is made.
(3) Representations must be made-
(a) in writing, and
(b) within the representation period.

Authorities must allow the public and agencies to submit written feedback on their plans.

The length of this feedback window depends on the significance of the proposal: 12 weeks for a full strategy, 6 weeks for minor changes, and 2 weeks for non-material alterations.

Submission to Secretary of State after consultation

17.-(1) After the representation period has elapsed, a strategic planning authority must submit to the Secretary of State-

(a) its draft spatial development strategy, [and related documents].

(2) Within the period of 4 weeks beginning with the day on which the Secretary of State receives the documents referred to in paragraph (1), the Secretary of State must-

(a) appoint an examiner, or
(b) direct that no examination is required.

Once consultation ends, the authority must send the draft plan and all public feedback to the Secretary of State.

Within four weeks, the Secretary of State must decide whether to appoint an independent person to examine the plan or to proceed without a formal examination.

Publication of the examiner's report

18.-(1) A strategic planning authority must, within the period of 2 weeks beginning with the day on which it receives the examiner's report,-

(a) comply with section 12I(9) of the 2004 Act, and
(b) notify the persons specified in paragraph (2) that the examiner's report has been published on the authority's website.

(2) The persons referred to in paragraph (1)(b) are- [Constituent, county, and district councils].

When an independent examiner finishes reviewing the plan, the planning authority has two weeks to publish the report on its website. They must specifically notify all local county and district councils within their area that the report is available.

Part 5 MONITORING AND REPORTING

Request for further information

19.-(1) The Secretary of State may at any time issue a request to a strategic planning authority for information, documents and evidence relating to the preparation, adoption, alteration, replacement or review of a spatial development strategy.

(2) A request under paragraph (1) must specify- [Details of requested evidence and deadlines].

The Secretary of State is authorized to demand information or evidence from a planning authority regarding their strategy at any point.

The authority must comply within the timeframe and format specified in the request.

Annual monitoring report

20.-(1) A strategic planning authority must prepare a report in relation to its operative spatial development strategy, known as an "annual monitoring report".

(2) An annual monitoring report must include- [Information on delivery against objectives and engagement with stakeholders].

(3) A strategic planning authority must publish its annual monitoring report annually on the anniversary of the date on which its spatial development strategy was adopted...

Every planning authority must produce and publish a report once a year assessing how well they are meeting the goals set out in their strategy.

This report must be published on the anniversary of the strategy's original adoption date.

Part 6 AVAILABILITY OF DOCUMENTS

Manner of publication

21.-(1) The strategic planning authority must publish the documents specified in paragraph (2) by-

(a) publishing the document on its website, and
(b) making copies of the document available for inspection at the authority's principal office and at any other place that the authority considers appropriate.
(2) The documents referred to in paragraph (1) are- [Timetables, commencement notices, examiner reports, and the final strategy].

This regulation ensures public access to all major planning documents.

Authorities are required to post these documents online and keep physical copies available for the public to view in person at their main offices.

Duration of requirement to publish document

22.-(1) Once the period specified in paragraph (2) has expired, a strategic planning authority may cease to publish a document published as required by or under Part 1A of the 2004 Act.

(2) The period referred to in paragraph (1) is the period of 3 months beginning with the day after the day on which the authority's spatial development strategy is- [Adopted or approved].

(3) Paragraph (1) does not apply to- [The final strategy itself].

While the final strategy must remain published indefinitely, authorities are permitted to stop publishing supporting documents, such as draft timetables and notices, three months after the strategy has been formally adopted.

Copies of documents

23.-(1) Paragraph (2) applies where a person requests from a strategic planning authority a copy of any document published by the authority as required by or under Part 1A of the 2004 Act.

(2) The strategic planning authority must provide a copy of the document to that person as soon as reasonably practicable after receipt of that person's request.

(3) The strategic planning authority may make a reasonable charge for a copy of a document published as required by or under Part 1A of the 2004 Act.

If a member of the public asks for a copy of a planning document, the authority must provide it.

The regulation permits the authority to charge a 'reasonable' fee to cover the costs of providing these copies.

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