What England’s Land Use Framework means for farmers, landowners and development agreements

7th Apr 2026

Author: Michael Bracegirdle

England’s first Land Use Framework does not change planning law overnight, but it does show where government policy is heading. For farmers, landowners and rural businesses, the key themes are clearer land use priorities, better data and greater transparency around land that is already tied up in development agreements.

England’s Land Use Framework was published on 18 March 2026. The government says it is intended to inform decisions rather than bind decision-makers, so it is not a replacement for the planning system or a document that tells people what they must do with their land. Even so, it matters because it signals a more strategic approach to housing, food production, infrastructure, clean energy and nature recovery.

Alongside that, new rules on contractual control agreements point to another important shift. Although this is separate legislation, the policy aims in the same general direction. In simple terms, government wants a clearer public picture of who controls land for future development, while also moving towards land data that is more accessible and easier to use. Together, those changes suggest a more transparent approach to land ownership, control and use. Mike Bracegirdle explains more.

What is England’s Land Use Framework?

The Land Use Framework is a national framework for making better informed decisions about land in England. It is built around the idea that the same land may need to support more than one goal, including food security, housing, nature recovery, transport, flood resilience and energy infrastructure.

That is important for landowners because it suggests future decisions will be more evidence-led and more spatially coordinated. The Framework also places real emphasis on improving the data available to decision-makers, including combined mapping platforms, more accessible land datasets and reduced barriers to publicly owned spatial data. In particular, it refers to “making land digital”, getting more data into maps and reducing unnecessary paywalls on publicly owned data.

Why does the Framework matter to farmers and landowners?

The Framework makes clear that government wants to safeguard best and most versatile farmland from permanent land use change such as urban expansion and woodland creation, supported by updated Agricultural Land Classification data and mapping. It also confirms plans for open-access soil information and improved land data, which could make land quality, capability and suitability more visible in future decision-making.

It also recognises that tenant farmers can be shut out of land use change decisions. The Framework says tenant farmers need a stronger voice in policy-making and refers to reforms intended to improve rights, certainty and access to opportunities for the tenanted sector.

For some landowners, that may create opportunity. For others, it may mean greater scrutiny of whether land is suitable for development, environmental use or continued agricultural production. Either way, the direction of travel is towards more strategic decisions and more visible land data.

What are contractual control agreements?

Contractual control agreements are private arrangements that give a developer or promoter rights over land without buying it outright straight away. Common examples include option agreements, conditional contracts, pre-emption rights and certain rights linked to promotion agreements. They are widely used where land is being promoted for development or assembled ahead of a future sale or planning application.

Under new Regulations laid before Parliament on 9 March 2026, certain information about these rights will need to be provided to HM Land Registry for registered land in England and Wales. The guidance says the Regulations are expected to be made in 2026 and come into force on 6 April 2027. New qualifying rights granted after the Regulations are made but before 6 April 2027 must be reported by 6 October 2027. After that, trigger events such as a new right, a written variation, an assignment or the end of a right generally have a 60-day reporting deadline.

Importantly, the regime does not apply to every agreement. The guidance says certain non-development rights are excluded, including rights held exclusively for purposes such as maintenance, utilities or farming. That is a useful distinction, because it means the focus is on development-related control rather than all land arrangements. It is a specific change aimed at making  more visible which land is locked in to arrangements for development, rather than a wider reform of the ownership register itself.

You can read more about these agreements here:  Landowners: What to do When Developers Come Calling

Two separate changes, one wider theme

Whilst these are related changes, they are not one single policy being introduced on one timetable.  This distinction is worth drawing out. The contractual control agreements regime has its own timetable. HM Land Registry’s digital submission service is due to go live on 6 April 2027, and the information is due to be published as soon as possible after 6 April 2028 in a structured, open database.

The wider move towards making land and property information easier to access is different. The Land Use Framework talks about improving mapping, making land data easier to link and use, and reducing unnecessary paywalls on publicly owned data. Some HM Land Registry datasets are already available free of charge, while title registers and title plans are still generally paid-for documents.

Will HM Land Registry make more information public?

Yes, although not every commercial detail will be published.

Under the contractual control agreements regime, HM Land Registry says the data will be published as soon as possible after 6 April 2028 in a structured open database. The database is expected to include core information such as the location and extent of the land affected, the identity of the grantee, the type and duration of the control right and the date it was granted or exercised. Publication is expected at least monthly in a standardised downloadable format.

That is a significant shift for landowners. Agreements that have often sat in the background may become much easier for others to identify and track. It is also worth noting that the reporting obligation rests with the grantee, usually the developer or promoter, and submissions must be made through an individually regulated conveyancer. The guidance also says rights held exclusively for non-development purposes, such as farming, maintenance or utilities, are excluded.

What should landowners do now?

If you are approached about an option agreement, promotion agreement or conditional contract, it is worth looking beyond the headline value. You will want to understand how long the land may be tied up, what flexibility you may lose, whether the arrangement could fall within the new reporting regime and how the land fits into the wider planning and policy picture.

You may also need to think about matters beyond development itself, including succession planning, the tax position, the impact on existing farming arrangements and whether the land could become more sensitive because of its classification or strategic importance. The Framework does not answer those questions for you, but it does make them more pressing.

How we can help

At Butcher & Barlow, we advise farmers, landowners and rural businesses on development agreements, strategic land matters and wider planning for the future. If you are considering a proposal involving your land, early advice can help you understand the legal position, the commercial risks and the options available to you.

Contact the Team on 01606 334309 or email agriculture@butcher-barlow.co.uk.

FAQ

1. Does the Land Use Framework change planning law?
2. No. The government says the Framework is intended to inform decisions, not bind decision-makers or replace the planning system.
3. What is a contractual control agreement?
4. It is a private agreement that gives a developer or promoter rights over land without buying it immediately, such as an option agreement, conditional contract, pre-emption right or certain promotion agreement rights.
5. Will HM Land Registry publish information about contractual control agreements?
6. Yes. HM Land Registry says core information about qualifying agreements will begin to be published as possible after April 6^th 2028 in a structured open database.
7. Are farming arrangements caught by the new rules?
8. Not always. The guidance says rights held exclusively for non-development purposes, including farming, are excluded, although mixed-purpose arrangements may still need careful review.

 

 

The information in this article was correct at the time of publication. The information is for general guidance only. Laws and regulations may change, and the applicability of legal principles can vary based on individual circumstances. Therefore, this content should not be construed as legal advice. We recommend that you consult with a qualified legal professional to obtain advice tailored to your specific situation. For personalised guidance, please contact us directly.