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Clare Eccles

Clare Eccles

Senior Knowledge & Innovation Lawyer

London

T: +44 (0) 20 3400 4267

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Biography

Clare is a Senior Knowledge & Innovation Lawyer in the Planning and Zoning (UK) team.  She is responsible for the team’s knowledge management and training strategy, developing knowhow resources and monitoring legal and market developments.

Clare has over 15 years of experience in all aspects of planning and highways law.

Clare is a co-author of the Commercial Transactions Checklists published by Sweet and Maxwell.

Admissions

  • England and Wales

Related Capabilities

Real Estate Real Estate

Planning & Zoning Planning & Zoning

  • Real Estate

  • Planning & Zoning

Related Insights

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Insights
Jul 08, 2026

New guidance to support DCO reforms: what it means for pre-application consultation

A suite of new and updated NSIP planning guidance was published on 3 July 2026 to support the raft of DCO reforms introduced by the Planning and Infrastructure Act 2025 (PIA) which come into force on 24 July 2026. As we discussed in our previous Insight, among of the headline reforms is a fundamental shift in the approach to pre-application consultation. The current statutory requirements will be replaced by a non-statutory approach, guided by new guidance issued under section 50 of the Planning Act 2008 (2008 Act). That guidance, previously a notable gap in the reform framework, has now been published within this suite of updates. Its publication completes the information picture ahead of the 24 July commencement date. In this Insight we examine this new guidance and what applicants will need to consider in navigating these significant procedural adjustments.
Insights
Jul 03, 2026

The end of statutory pre-application consultation and other DCO regime changes

From 24 July 2026, most of the remaining changes to the DCO process introduced by the Planning and Infrastructure Act 2025 will come into force. These changes represent the most significant overhaul of the NSIP consenting regime since its introduction, and include the well-publicised removal of the statutory pre-application consultation requirements, which is the focus of this Insight, along with a raft of other changes.
Insights
Jun 18, 2026

Publication of Biodiversity Gain Statements confirms BNG details for NSIPs

Clarification of the framework and requirements for calculating, delivering and reporting on BNG for NSIPs has finally been provided with the publication and laying before Parliament in early June 2026 of a suite of ten biodiversity gain statements covering every NSIP category, including NSIPs where no NPS has effect. This marks a significant milestone for the NSIP regime and is a welcome step for DCO applicants.  In this Insight we explain how the new NSIP BNG requirements which will take effect from 2 November 2026 will work in practice.
Insights
May 28, 2026

Further curbs on the judicial review of NSIPs announced

New judicial review proposals for nationally important infrastructure schemes have been announced for consultation by the Treasury, as part of the Government’s ongoing infrastructure planning reforms to speed up the consenting and delivery of infrastructure projects to drive growth.  These are in addition to, and go further than, the judicial review reforms in the Planning and Infrastructure Act 2025 which reduce the number of attempts a claimant can make to bring a legal challenge to a Development Consent Order.  Those reforms came into force earlier this year. In summary, two new optional mechanisms will be introduced to protect consented infrastructure schemes from unnecessary delays caused by judicial review (JR): A parliamentary authorisation mechanism to give a DCO the same protections as an Act of Parliament which would reduce exposure from JR on all but human rights grounds.  It would be available only to a narrow category of the most critical clean energy projects identified on a case-by-case basis by the Energy Secretary as being of Critical National Importance (CNI) and endorsed by Members of Parliament. The normal DCO process for submission and examination would be followed, but the final decision put before the House of Commons, and a vote held. If approved, the DCO would be afforded a distinct statutory status specified in the underpinning legislation, similar to an Act of Parliament, protecting it from judicial review on issues other than human rights grounds. A challenge window mechanism, for all other NSIPs, including transport and water projects.  The fixed legal challenge window would be updated to allow the Secretary of State (SoS) to address potential legitimate issues before finalising a consent, along with limits on the ability of potential claimants to raise other issues after publication of the final DCO.  The SoS would publish the draft decision, after which the JR period would open. The Secretary of State would then have a period in which s(he) could consider and address issues raised before amending a final DCO. As a consequence, if any JR on the same grounds were subsequently pursued, the Courts would have a clearer basis to refuse permission or relief, making use of the new provisions introduced by the Planning and Infrastructure Act on meritless claims. The law would also be changed so that the courts could refuse permission for a JR to proceed on any issues not brought up during the consent process or challenge window. 
Insights
May 21, 2026

Government Confirms Major Overhaul of Electricity Infrastructure Consents and Land Access Rights

The Government has confirmed that it will proceed with its package of reforms to accelerate electricity network deployment following consultation last year. The reforms are focussed on improving the planning and consenting of network infrastructure, extending and clarifying land access rights for operators, and providing greater protections for landowners. The measures are wide-ranging, in some cases going beyond the original proposals in response to consultation feedback, and will require changes to elements of the Town and Country Planning Act 1990, the Electricity Act 1989, and the DCO Planning Act 2008 consenting regimes. They are expected to be introduced later this year via legislation and updated guidance.
Insights
Feb 03, 2026

Updated Energy NPS: Impacts on planning, financing and transactions

Updates to the National Planning Policy on Energy for new energy infrastructure projects – reflecting the Government’s current energy priorities - came into force on 6 January 2026. This policy provides the strategic decision-making framework for energy NSIPs covered by it and is likely to be of significant interest to stakeholders in the sector.
Insights
Nov 26, 2025

New Nuclear NPS (EN-7)and its interface with the electricity network

The new National Policy Statement (NPS) for Nuclear Energy Generation (EN-7) published recently expands the types of nuclear power projects that can be consented under the DCO planning regime and allows for nuclear development in new locations in England and Wales. In this Insight we discuss some of the key changes introduced by this new policy, particularly how it relates to EN-5, the national planning policy for electricity networks infrastructure. 
Insights
Sep 18, 2025

New NSIP pre-application consultation rules

A government consultation published on 1 September (closing on 27 October) seeks views on new guidance to support the DCO process reforms in the forthcoming Planning and Infrastructure Bill (PIB).  This blog focuses on what might be included in the new guidance on pre-application consultation and how applicants might be expected to approach it, once the requirement moves from a statutory to a non-statutory footing.

Related Insights

Insights
Jul 08, 2026
New guidance to support DCO reforms: what it means for pre-application consultation
A suite of new and updated NSIP planning guidance was published on 3 July 2026 to support the raft of DCO reforms introduced by the Planning and Infrastructure Act 2025 (PIA) which come into force on 24 July 2026. As we discussed in our previous Insight, among of the headline reforms is a fundamental shift in the approach to pre-application consultation. The current statutory requirements will be replaced by a non-statutory approach, guided by new guidance issued under section 50 of the Planning Act 2008 (2008 Act). That guidance, previously a notable gap in the reform framework, has now been published within this suite of updates. Its publication completes the information picture ahead of the 24 July commencement date. In this Insight we examine this new guidance and what applicants will need to consider in navigating these significant procedural adjustments.
Insights
Jul 03, 2026
The end of statutory pre-application consultation and other DCO regime changes
From 24 July 2026, most of the remaining changes to the DCO process introduced by the Planning and Infrastructure Act 2025 will come into force. These changes represent the most significant overhaul of the NSIP consenting regime since its introduction, and include the well-publicised removal of the statutory pre-application consultation requirements, which is the focus of this Insight, along with a raft of other changes.
Insights
Jun 18, 2026
Publication of Biodiversity Gain Statements confirms BNG details for NSIPs
Clarification of the framework and requirements for calculating, delivering and reporting on BNG for NSIPs has finally been provided with the publication and laying before Parliament in early June 2026 of a suite of ten biodiversity gain statements covering every NSIP category, including NSIPs where no NPS has effect. This marks a significant milestone for the NSIP regime and is a welcome step for DCO applicants.  In this Insight we explain how the new NSIP BNG requirements which will take effect from 2 November 2026 will work in practice.
Insights
May 28, 2026
Further curbs on the judicial review of NSIPs announced
New judicial review proposals for nationally important infrastructure schemes have been announced for consultation by the Treasury, as part of the Government’s ongoing infrastructure planning reforms to speed up the consenting and delivery of infrastructure projects to drive growth.  These are in addition to, and go further than, the judicial review reforms in the Planning and Infrastructure Act 2025 which reduce the number of attempts a claimant can make to bring a legal challenge to a Development Consent Order.  Those reforms came into force earlier this year. In summary, two new optional mechanisms will be introduced to protect consented infrastructure schemes from unnecessary delays caused by judicial review (JR): A parliamentary authorisation mechanism to give a DCO the same protections as an Act of Parliament which would reduce exposure from JR on all but human rights grounds.  It would be available only to a narrow category of the most critical clean energy projects identified on a case-by-case basis by the Energy Secretary as being of Critical National Importance (CNI) and endorsed by Members of Parliament. The normal DCO process for submission and examination would be followed, but the final decision put before the House of Commons, and a vote held. If approved, the DCO would be afforded a distinct statutory status specified in the underpinning legislation, similar to an Act of Parliament, protecting it from judicial review on issues other than human rights grounds. A challenge window mechanism, for all other NSIPs, including transport and water projects.  The fixed legal challenge window would be updated to allow the Secretary of State (SoS) to address potential legitimate issues before finalising a consent, along with limits on the ability of potential claimants to raise other issues after publication of the final DCO.  The SoS would publish the draft decision, after which the JR period would open. The Secretary of State would then have a period in which s(he) could consider and address issues raised before amending a final DCO. As a consequence, if any JR on the same grounds were subsequently pursued, the Courts would have a clearer basis to refuse permission or relief, making use of the new provisions introduced by the Planning and Infrastructure Act on meritless claims. The law would also be changed so that the courts could refuse permission for a JR to proceed on any issues not brought up during the consent process or challenge window. 
Insights
May 21, 2026
Government Confirms Major Overhaul of Electricity Infrastructure Consents and Land Access Rights
The Government has confirmed that it will proceed with its package of reforms to accelerate electricity network deployment following consultation last year. The reforms are focussed on improving the planning and consenting of network infrastructure, extending and clarifying land access rights for operators, and providing greater protections for landowners. The measures are wide-ranging, in some cases going beyond the original proposals in response to consultation feedback, and will require changes to elements of the Town and Country Planning Act 1990, the Electricity Act 1989, and the DCO Planning Act 2008 consenting regimes. They are expected to be introduced later this year via legislation and updated guidance.
Insights
Feb 03, 2026
Updated Energy NPS: Impacts on planning, financing and transactions
Updates to the National Planning Policy on Energy for new energy infrastructure projects – reflecting the Government’s current energy priorities - came into force on 6 January 2026. This policy provides the strategic decision-making framework for energy NSIPs covered by it and is likely to be of significant interest to stakeholders in the sector.
Insights
Nov 26, 2025
New Nuclear NPS (EN-7)and its interface with the electricity network
The new National Policy Statement (NPS) for Nuclear Energy Generation (EN-7) published recently expands the types of nuclear power projects that can be consented under the DCO planning regime and allows for nuclear development in new locations in England and Wales. In this Insight we discuss some of the key changes introduced by this new policy, particularly how it relates to EN-5, the national planning policy for electricity networks infrastructure. 
Insights
Sep 18, 2025
New NSIP pre-application consultation rules
A government consultation published on 1 September (closing on 27 October) seeks views on new guidance to support the DCO process reforms in the forthcoming Planning and Infrastructure Bill (PIB).  This blog focuses on what might be included in the new guidance on pre-application consultation and how applicants might be expected to approach it, once the requirement moves from a statutory to a non-statutory footing.
Insights
Jul 19, 2025
New Mayoral Development Corporation to deliver Oxford Street transformation