Ashford Planning Update: Five key changes to be aware of
Ashford Borough Council has provided a number of important updates that will shape development across the borough over the coming months.
The most significant recent announcement has been the restart of the Ashford Local Plan under the Government's new plan-making system, with the first public consultation expected in November 2026 and an ambitious target to adopt the Plan before Local Government Reorganisation in April 2028. While the programme is challenging, much of the existing evidence base and previous site assessments are expected to be carried forward.
Other notable updates include:
Nutrient Neutrality: Credit availability within the Stodmarsh catchment has improved, with multiple providers now offering mitigation options, helping to reduce delays for affected developments.
Building Safety Levy: From 1st October 2026, most new residential developments will be liable for the levy, charged through the building control process. Current Ashford rates are £16.99/m² on brownfield sites and £33.98/m² on greenfield sites, with exemptions including affordable housing and care homes.
National Scheme of Delegation: New rules expected from 1st November 2026 will reduce the number of planning applications determined by committee, with more decisions delegated to planning officers.
Local Government Reorganisation: Ashford is expected to form part of a new unitary authority alongside Swale and Folkestone & Hythe, bringing further change to the planning landscape over the next two years.
These changes reinforce the importance of engaging with the planning process early and understanding how emerging national and local reforms could influence development opportunities.
Need advice on a site in Ashford? Our team is closely monitoring these changes and can help guide projects through the evolving planning system.