Local Development Plans quietly shape the places we live, work, and build, long before foundations are poured or planning applications reach committee.

They’re the blueprint for growth, setting out where new homes, schools, employment land, transport improvements and green spaces will go over the next decade or more… and now, with a major upgrade to the plan‑making system arriving in early 2026, it’s the perfect moment to unpack what’s changing, why it matters, and how it impacts conveyancing and property transactions.

What is a Local Development Plan?

A Local Development Plan (LDP) — often just called a “Local Plan” — is a legally required document produced by every local authority. It:

  • sets the vision and priorities for an area
  • identifies where development will (and won’t) go
  • outlines policies on housing, employment, transport, climate, heritage, and the environment
  • provides proposals maps showing spatial designations
  • guides planning decisions for years to come

Local authorities publish these plans online, usually in the planning policy area of their website. Alongside the main plan, there may be supplementary documents, area‑wide strategies, or draft proposals still in preparation.

What’s changing in 2026?

The UK Government is introducing a new Local Plan‑making system, designed to be faster, clearer, and more consistent. The current system is widely seen as slow, expensive, and highly variable between authorities.

From early 2026, the key changes include:

1. A new 30‑month timeline for producing plans

One of the biggest shifts. Local authorities will be required to prepare and adopt Local Plans within 30 months – a dramatic tightening compared to today’s often multi‑year processes.

2. A streamlined evidence and examination process

Authorities will no longer need to produce huge volumes of supporting documents. The system aims to reduce the administrative burden and speed up examinations.

3. A more standardised, map‑based format

Plans will become more visual, digital, and easier to interpret. Spatial clarity will improve – good news for conveyancers trying to navigate layers of designations.

4. Updated National Planning Policy Framework (NPPF)

A revised NPPF is expected for consultation in late 2025 and adoption in mid‑2026. It will align with the new plan‑making system and support faster homebuilding, infrastructure delivery, and clearer design expectations.

5. Stronger accountability for authorities

Central government has made it clear that up‑to‑date plans are non‑negotiable. There will be tighter expectations – and fewer excuses – for delays.

Why does the 2026 upgrade matter to conveyancers and clients?

Because Local Plans aren’t just abstract policy documents — they directly shape:

  • Future development around a property
    New housing allocations, transport schemes, schools, relief roads or regeneration zones can significantly influence value and expectations.
  • Planning risk
    A site near a proposed growth corridor or employment zone may see increased activity. Conversely, land within a protected designation may face tighter restrictions.
  • Timing and certainty
    A clear 30‑month plan cycle means fewer periods of planning limbo, reducing ambiguity for buyers.
  • Emerging proposals
    Draft plans or recently published plans may be referenced in search results even before formal adoption. It’s helpful to explain that “emerging weight” can influence decisions.

How does this appear in property searches?

Search reports often include:

  • recent and emerging development plans
  • spatial policies affecting the property
  • unmapped designations referenced in planning policy
  • strategic documents that may influence the area
  • local authority plan‑making updates or consultations

Not every document listed affects the specific property directly; sometimes it simply indicates that the site falls within the wider plan boundary.

What should conveyancers explain to clients?

A short, clear conversation can help reassure buyers:

  • Plans change over time: and 2026 will see a significant shift in how they’re created.
  • Being listed in a plan area doesn’t mean a property will be redeveloped: but it may see changes nearby.
  • Emerging plans can influence decision‑making: even before full adoption.
  • The new system aims to bring more certainty: which ultimately benefits buyers, developers, and local communities alike.

Local Development Plans are the backbone of the planning system, and the 2026 upgrade aims to make them faster, clearer, and more reliable. For conveyancers, they’re an essential part of contextual property advice: helping buyers understand what their surroundings may look like in five, ten, or fifteen years’ time.

As the new plan‑making system comes into force, staying aware of local authorities’ progress will be key to giving clients accurate, up‑to‑date guidance.

Clear drainage and water insights are foundational to confident conveyancing. Every minute spent interpreting a dense report is time lost elsewhere in a transaction.

To support faster, transparent advice, we have enhanced our OneSearch DW report for 2026. This report, a core element of conveyancing due diligence from OneSearch for the past 16 years, has undergone a thoughtful redesign to deliver a cleaner, more intuitive structure, making essential drainage and water insights effortless to absorb.

Catherine Noble Hyland, Senior Product Manager at OneSearch said: “The OneSearch DW refresh aims to help conveyancers work more efficiently with less distraction. Our improved summary page was designed to reduce mental load,  so our clients can move from data to client advice without missing a beat. We’ve very proud of the end result and client feedback has been overwhelmingly positive.”

Achieving Clarity: What’s New in the Design

We recognise the pressure to interpret complex data quickly while maintaining faultless accuracy. Reports that are visually dense or difficult to scan can slow transactions to a crawl, and even introduce unnecessary risk. That problem is precisely why we initiated this refresh; to remove visual friction and ensure every critical insight is immediately accessible.

You’ll notice key enhancements immediately:

  • A new summary page, for ease of interpretation. This brings the most critical connection status information right to the forefront.
  • Clear, uniform design. Enjoy consistency and familiarity across your OneSearch reports.
  • Clickable hyperlinks between sections for faster navigation.
  • A modern, streamlined layout that reduces visual noise and clutter. We’ve taken this opportunity to smarten how information is presented, allowing the most important details to stand out naturally.

Why This Refresh Matters to Your Workflow

The new layout provides direct benefits to you and your team:

  • Faster Answers: The new summary page with clickable access to the specific page details allows you to scan for the connection status of the Mains Water, Foul Sewer, and Surface Water Sewer faster than ever.
  • Easier Client Communication: The refreshed clarity helps you confidently advise your client on liability for maintenance, public sewer connection, and proximity to the public sewer.
  • Reduced Cognitive Load: The improved structure reduces the time spent searching for details, allowing you to focus on high-value advice.

Your Confidence Remains Our Priority

While the report design has evolved, our commitment to risk mitigation is unchanged.

The OneSearch DW report remains backed by £10 Million Professional Indemnity Insurance, ensuring you are protected against search-related PI claims.

Our search continues to benefit from an insurance policy This foundational assurance, combined with the new aesthetic clarity, ensures the OneSearch DW remains the most dependable choice for your due diligence.

Same Trusted Data: Now Even Easier to Use

The data inside is still the industry standard you rely on, the OneSearch DW report has been a foundational element of conveyancing due diligence for 15 years.

This refresh introduces a new visual experience while maintaining that proven depth and reliability. The essential Drainage and Water Enquiries sections remain consistent. Think of it as the same essential due diligence, delivered with a refined and more user-friendly touch.

This is Just the Beginning

We view this refresh as part of our ongoing commitment to delivering clarity and excellence. We trust that the updated report meets your requirements and welcome any feedback you may have.

Experience the DW report on your next search, or in your bundle packs. View our product page, or contact our Service Introduction Team today for all the details.

Biodiversity Net Gain is one of those phrases that feels simultaneously important and slightly mysterious. Luckily, it’s much simpler (and much more logical) than it sounds.

Here’s a friendly, five‑minute guide to help conveyancers explain BNG clearly and confidently, minus the jargon and the drama.

What is Biodiversity Net Gain?

BNG is now a legal requirement for most land developments in England. In short: Every development must leave nature in a measurably better state than it was before.

That means developers need to increase the biodiversity value of a site by at least 10%, using a recognised metric to show that habitats have been created, enhanced, or restored.

This shift reflects a very practical reality: biodiversity has been declining fast. BNG aims to reverse that trend by embedding environmental improvement into the planning system rather than treating it as an optional extra.

How is BNG measured?

This is where the metric comes in – most notably Defra’s Biodiversity Metric 4.0, the industry’s standard tool for assessing habitat value.

Ecologists (or other suitably qualified professionals) assess:

  • the type of habitats on the site
  • their condition
  • their distinctiveness
  • their size
  • any linear features such as hedgerows or rivers

Each habitat gets a biodiversity “score,” forming the baseline. Developers then show how they’ll deliver at least a 10% improvement on that score.

In practice, this often requires a site visit, and yes, habitat surveys mostly happen in spring and summer, which adds a fun seasonal constraint to planning teams.

How can developers achieve Biodiversity Net Gain?

There are three main routes:

1. On-site improvements

Enhancing or creating habitats within the development boundary — for example, restoring grasslands, adding woodland areas, or improving connectivity between ecological features.

2. Off-site units

When on-site uplift isn’t possible, developers can deliver improvements elsewhere, sometimes using habitat banks: areas of pre-created, high-value habitat that generate biodiversity units.

3. Statutory biodiversity credits

A last resort, used when neither on-site nor off-site options are feasible. These are government-issued credits, designed to fill unavoidable gaps rather than be a go‑to solution.

Most schemes blend the three to meet their uplift target.

Why does Biodiversity Net Gain matter to conveyancers?

Although BNG primarily affects the planning and development stages, it’s becoming increasingly important in transactions too, especially where:

  • land is being sold for development
  • development sites change hands mid‑process
  • off-site biodiversity units are being purchased or traded
  • long-term habitat management obligations (often 30 years) are attached to land

Key considerations include:

  • Legal agreements, such as Section 106 obligations securing habitat creation and maintenance
  • Land charges that bind future owners to ongoing ecological management
  • Liability and stewardship, including who is responsible for monitoring and maintaining habitats over the long term
  • Valuation, since BNG potential can inflate or depress a site’s development prospects

A little early clarity can prevent big headaches later.

Is BNG good news?

In a word: yes. It ensures development contributes positively to the environment, encourages smarter land use, and helps protect ecosystems that support everything from pollination to flood resilience.

It also aligns with wider sustainability goals and, increasingly, consumer expectations. Nature recovery is no longer a fringe concern – it’s becoming part of mainstream development practice.

Biodiversity Net Gain is a significant, forward‑looking change to how we plan, build, and value land in England. For conveyancers, it’s another dimension of due diligence – but also an opportunity to help clients understand a major shift in environmental responsibility.

And despite its name, BNG isn’t about hugging trees (though no judgement). It’s about ensuring that development leaves nature better off than it found it – with a clear metric, a legal backbone, and practical pathways to deliver meaningful ecological uplift.

Contaminated land is one of those phrases that can make buyers sit up a little straighter… usually because it sounds like something lifted from an ITV crime drama rather than a property report.

In reality, it’s a very common consideration in conveyancing, particularly in areas with an industrial past, and it’s far less alarming once you understand what sits behind it.

Here’s a clear, friendly five‑minute explainer to help conveyancers cut through the worry and get straight to the facts.

What do we mean by contaminated land?

In simple terms, contaminated land is land that contains substances capable of causing harm to people, property, protected species, or the wider environment. These substances might be present because of:

  • former industrial activity (factories, gasworks, mills, workshops)
  • waste disposal or historic landfill sites
  • chemical storage, fuel tanks, or hazardous materials
  • activities that took place decades ago, long before environmental regulation

Crucially, you can’t diagnose contaminated land by looking at it. It could be a spotless garden today but have a past life as something far less wholesome. That’s why desk studies, environmental searches, and local authority records matter so much.

Where does it tend to occur?

Anywhere, but especially in places with an industrial heritage. Many urban areas across the UK once hosted small workshops, yards, and factories that no longer exist. Rural sites can also be affected, thanks to historic waste pits, infilled ponds, or agricultural chemicals.

Even closed landfill sites can leave a legacy, as gases and leachate can persist long after operations stop.

Why does contaminated land matter in a property transaction?

Three key reasons:

1. Health and environmental risks

Some contaminants can affect human health or pollute groundwater and watercourses if not identified and managed properly.

2. Liability

Under environmental legislation, landowners can be held strictly liable for the cost of remediation – even if they weren’t the ones who caused the contamination and even if the activities happened decades ago.
This is where the “polluter pays” principle tries to help; but the original polluter often can’t be traced, leaving the current owner responsible.

3. Significance in mortgage lending

Lenders tend to be cautious. If contamination is suspected, they may require further investigation or assurances before agreeing to lend.

How do we identify potential contaminated land?

Environmental searches are the starting point. They draw on datasets that look for things like:

  • historic and current industrial uses
  • registered waste sites or landfill sites
  • pollution incidents and enforcement notices
  • hazardous substance consents
  • historic maps showing potentially contaminative activities
  • fuel stations, tanks, and energy facilities
  • groundwater vulnerability

These searches don’t declare a site ‘contaminated’ – they simply flag whether further investigation is sensible.

If needed, a phased investigation follows:

Phase 1: Desk study and site walkover
Phase 2: Intrusive investigation (soil/groundwater testing)
Phase 3: Remediation (if necessary)
Phase 4: Verification (prove it’s been cleaned up)

What does this mean for the homebuyer?

More often than not, environmental searches return a “no further action” result and everyone moves on. But when they don’t, it’s important to explain clearly:

  • A “potential risk” doesn’t mean the site is unsafe.
  • Further enquiries or specialist advice may be required.
  • Planning conditions for newer developments often mean contamination has already been investigated and addressed.
  • Remediation is possible and common – but it should be understood before exchange.

Also, failing to disclose known contamination can expose sellers and conveyancers to legal claims, so transparency is essential.

Contaminated land isn’t a deal‑breaker; it’s a reminder of the UK’s rich and sometimes messy industrial past. With the right searches, checks, and professional support, it’s entirely manageable – and often already accounted for in planning or site redevelopment.

Buyers simply need clear information so they can weigh the risks, understand their responsibilities, and proceed with confidence.

Radon gas is one of those environmental risks that slips into a property search without much ado: no colour, no smell, and certainly no fanfare.

It sits there patiently, waiting for someone to recall exactly what it means. Fortunately, despite its low‑profile approach, it’s a well‑understood and very manageable issue.

Here’s a friendly, five‑minute guide to help conveyancers explain it clearly and confidently.

What is radon gas?

Radon is a natural radioactive gas that comes from tiny amounts of uranium in rocks and soils. Outdoors, it disperses harmlessly into the air. Indoors, however, it can accumulate, especially in basements, ground‑floor rooms, or buildings in certain geological conditions.

You can’t see, smell, or taste radon, so the only way to detect it is through testing.

Why does radon matter in property transactions?

Because radon can build up inside buildings, long‑term exposure to high concentrations can increase the risk of lung cancer. That’s why property searches highlight whether a home falls within a Radon Affected Area and provide an estimate of the percentage of homes nearby that may exceed the official Action Level.

It’s important to reassure clients that:

  • Being in a Radon Affected Area does not automatically mean the property has high indoor radon levels.
  • The only way to know is through a simple home test.
  • Radon mitigation is usually inexpensive and effective.

How is radon measured?

Testing is carried out using small detectors placed inside the property for a period of time (typically three months). These give an accurate reading of the average radon level. If the level is above the Action Level (200 Bq/m³), mitigation is recommended. Many householders also choose to reduce levels above the lower Target Level (100 Bq/m³), particularly if they are higher‑risk individuals, such as smokers or ex‑smokers.

What happens if high radon levels are found?

The good news: radon is very fixable.

Mitigation measures might include:

  • improving under‑floor ventilation
  • installing positive‑pressure or extract systems
  • sealing floors and walls
  • adding radon barriers in new builds

In most cases, these are simple works costing roughly the same as a standard home improvement, like fitting a carpet or upgrading ventilation.

Radon and new‑build properties

For new homes in Radon Affected Areas, building regulations require protective measures such as:

  • radon‑resistant membranes, and
  • sub‑floor ventilation or sump systems (depending on risk level)

This means many newer properties already have preventative features in place.

What should conveyancers flag to clients?

A quick, clear explanation goes a long way:

  • Check whether the property is in a Radon Affected Area – searches will tell you.
  • Ask the seller whether radon testing has taken place, and if so:
    • what the readings were,
    • whether mitigation was installed, and
    • whether follow‑up testing confirmed success.
  • Reassure clients that radon risk is manageable and not usually a deal‑breaker.
  • Encourage testing after completion if the property is in an affected area and hasn’t been tested recently.

Radon gas sounds dramatic, but in the property world it’s simply another environmental factor to be aware of – and one that’s easy to address. With clear information and straightforward testing, buyers can make confident, informed decisions about both the home they’re purchasing and any optional mitigation they may choose to install.

Highways Agreements may not be the most glamorous part of a property transaction, but they play a vital role in shaping how new developments connect to the wider world.

Whether it’s a new estate road, a pavement extension, or access improvements, these agreements sit quietly behind the scenes ensuring that new infrastructure is built properly and adopted safely.

Here’s a simple, five‑minute guide to help demystify what they are, why they matter, and what buyers and conveyancers need to know.

What are Highways Agreements?

Highways Agreements are legal contracts, usually between a developer and the local highway authority, that set out how new roads, pavements, junctions, or related infrastructure will be constructed, improved, or maintained. They’re essential whenever a development impacts public highways or creates new ones.

Broadly, these agreements ensure that:

  • the work is designed and built to the authority’s standard,
  • safety and accessibility are prioritised, and
  • any new road can potentially become a publicly maintained highway in the future.

The key types of Highways Agreements

Although there are several forms, two commonly appear in conveyancing:

Section 38 Agreements (Highways Act 1980)

These cover new roads built by developers. Under a Section 38 agreement, a developer constructs a road to an agreed standard, and once completed, the highway authority will eventually ‘adopt’ it; meaning it becomes a publicly maintainable highway.

These agreements matter because adoption provides long‑term reassurance: the council, not the homeowners, will be responsible for upkeep.

Section 278 Agreements (Highways Act 1980)

These apply when a developer needs to make alterations to existing public highways, such as installing traffic lights, modifying junctions, adding pedestrian crossings, or widening a road.

It allows development to proceed while ensuring the wider road network remains safe and functional.

Why do Highways Agreements matter in property transactions?

For buyers and conveyancers, Highways Agreements can provide important clues about how the surrounding infrastructure will look and function – especially on new-build estates or expanding neighbourhoods.

They can highlight:

  • Whether a road is adopted or private – Unadopted roads may require residents to pay for maintenance via management companies.
  • Outstanding works – If a development is still under a Section 38 or Section 278 agreement, not all works may be complete – meaning temporary access routes, unfinished pavements, or incomplete lighting.
  • Potential future disruption – Highway improvements often involve roadworks, traffic management, and construction noise.
  • Long‑term responsibilities – Buyers may want to know if the estate roads will eventually be adopted, or if management fees will continue indefinitely.

Understanding these points can help manage expectations and avoid surprises down the line.

Where do Highways Agreements show up in searches?

Information about Section 38 and Section 278 agreements may appear in:

  • Local Authority search responses
  • Highways or transportation datasets
  • Planning conditions
  • Environmental or infrastructure reports
  • Notes supplied by the developer or management company

Sometimes the agreement is in place but the adoption hasn’t yet occurred – a nuance worth flagging to clients.

What should conveyancers explain to clients?

A short conversation can go a long way. Key points to highlight include:

  • Is the road adopted yet?
    Adoption changes who maintains it and who pays for repairs.
  • Are works still outstanding?
    Clients may experience short‑term disruption.
  • Is there a bond in place?
    Developers often secure a bond (money set aside) so the authority can finish the work if the developer fails to.
  • Will the agreement affect access or parking?
    Temporary or permanent restrictions may apply during or after construction.

By breaking down these points, clients feel more informed and confident.

Highways Agreements are a crucial part of the development process, ensuring that roads and essential infrastructure are delivered to the right standard and responsibly integrated into the public highway network. Whether a development adds a new road or modifies an existing one, these agreements help keep traffic flowing, pedestrians safe, and long‑term responsibilities clear.