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Solar power farm in the evening
Michelmores advises funds managed by Triple Point on acquisition of 28MW Solar PV project in Essex

Michelmores has advised funds managed by Triple Point on the acquisition of a 28MW solar photovoltaic project in Essex from IG Renewables Ltd and Anglo Renewables Ltd, further strengthening its longstanding relationship with the purpose-led investment manager.

The ready-to-build project, located at Toot Hill, received full planning approval in February 2025 and spans approximately 26 hectares. In addition to generating clean, renewable energy, the scheme includes a comprehensive programme of environmental enhancements designed to deliver biodiversity net gains in excess of 60%, alongside the establishment of a £25,000 community benefit fund to support local initiatives in the surrounding area.

This transaction builds on Michelmores’ ongoing work with Triple Point across its energy transition and sustainable investment portfolio, including advising on lending to a battery energy storage portfolio and the successful sale of investments within its sustainable infrastructure strategies.

The acquisition aligns with Triple Point’s strategy to accelerate the delivery of renewable energy infrastructure by securing projects with near-term grid connections, located close to centres of high energy demand.

The Michelmores team advising on the deal was led by Corporate Partner, Alexandra Watson, alongside Partners Stephen Newson and Ian Holyoak, Senior Associate Rachel Paddon and Trainee Ellis Arnold.

Jonathan Hick, Head of Energy Transition at Triple Point, said:

As the energy transition accelerates and the market continues to evolve, securing high-quality, ready-to-build sites such as Toot Hill is critical. Michelmores supported us in navigating change across the transaction with clear, commercial and pragmatic advice, helping us deliver an asset that combines strong fundamentals with significant biodiversity and community benefits.”

Alexandra Watson added:

We are pleased to continue supporting Triple Point and its  managed funds on the delivery of its energy transition strategy. Our work together spans a range of transactions, including financing for battery energy storage projects and the successful disposal of investments, and this acquisition reflects the continued strength of that relationship and shared focus on high-quality, sustainable infrastructure.”

Michelmores’ award-winning Corporate team of specialist lawyers advises clients across the UK, US, and beyond – on capital markets, mergers and acquisitions, management buyouts, impact investing, energy projects, microfinance initiatives and more. For more information, please visit our website

Aerial view of the tanks of a UK sewage and water treatment plant enabling the discharge and re-use of waste water and re-use of waste water
A new vision for water: what the 2026 White Paper means for developers

Water supply and the management of waste and surface water are increasingly critical considerations for developers. Water scarcity, aging infrastructure, and environmental requirements need to be anticipated and addressed in good time. Planning and regulatory rules also need to be navigated.

It is encouraging to see that reform is finally being mapped out and is now on our doorstep, but as always, challenges remain.

A new vision for water: the White Paper

In 2024 the Conservative Government commissioned Sir Jon Cunliffe to take a “hard, honest” look at what had gone wrong with the water sector and how to put it right. In July 2025, after significant engagement across the whole system, he set out his 88 recommendations for reform in the Independent Water Commission’s final 464-page report.

In January 2026 the Labour Government has published its long awaited White Paper in response to the Cunliffe Report. The White Paper sets out the Government’s action plan for reform of the water sector to make sure it delivers the most critical outcomes – “safe and secure supplies of water, a protected and enhanced environment, a fair deal for customers and investors – in a way that is more efficient and integrated”.

The overhaul of the sector outlined in the White Paper is far reaching. In particular the White Paper outlines plans for the creation of a new regulator to take the place of Ofwat and the DWI and take on the water and waste water responsibilities of the Environment Agency and Natural England, the creation of a new Water Ombudsman, and the condensing of 20 fragmented planning processes into two core frameworks: one for water supply and one for the water environment.

In the first of a series of articles covering this critical sector for developers, the key themes in the White Paper of relevance to developers are outlined below.

Key themes and reforms of relevance to developers

Plan-making and mandatory consultation: In November 2025, the Government confirmed details of a new local plan-making system. Under this new system, the Government intends to specify that water and sewerage companies will be made aware of key consultations and obliged to assist with plan-making, where reasonably requested.

The question of whether water and sewerage companies should become mandatory consultees in planning applications is currently under consultation. Given there are already concerns over bottlenecks in the system caused by the statutory consultee process, developers will be watching this consultation with interest.

Competition and NAVs: smaller, statutory water companies that operate in place of the regional incumbents for specific sites (NAVs) have grown rapidly in recent years, from around 100 sites in 2018 to more than 2,000 in 2025. The Government intends to make the framework for regulating the NAV market more “proportionate”. This may mean reducing elements of unnecessary burden, given their relative size and risk to customers, while still ensuring statutory duties are fulfilled.

These plans will be welcome to developers in view of an increasing reliance on the NAV market and the welcome competition which it creates.

Right to Connect: the Government are working together with MHCLG to review the “right to connect” to a water supply and to the sewerage system. The Cunliffe Report recommended that the right to connect should be reviewed to address concerns over new developments adding disproportionate and unexpected pressure to water supply and sewerage systems. Instead, it recommended that focus should be placed on water companies being involved at an earlier stage in the planning system so that any required infrastructure can be planned and delivered in a timely way.

Developers should be mindful of the direction of travel. The current near-automatic “right to connect” may become diluted and subject to capacity being available in the system.

Tighter water efficiency standards and reuse models: Even with action to deliver critical new infrastructure and improve resilience, the UK’s current water consumption is not sustainable. Improvements in water efficiency are integral to the reforms proposed in the White Paper and are already being consulted on by DEFRA in September 2025.

Themes identified in the White Paper of relevance to developers include:

  • Household water reuse and rainwater management. Whilst the principle of water reuse is promoted, current interpretation of Regulation 4 of the Water Supply (Water Quality) Regulations 2016/2018 requires supplied water to be “wholesome” (potable), which prevents the supply of lower-quality, recycled water to homes. A reappraisal of this interpretation and potentially new legislation will be required to enable non-potable, recycled water to be supplied in residential settings. The White Paper does not address this.
  • The roll out of smart metering. Water companies are currently undergoing a major rollout of smart water meters, with plans to install over 10 million devices by 2030. The aim is to reduce leakage, manage water scarcity, and provide accurate, real-time consumption data to customers.
  • Incentives for businesses and homes to adopt water efficiency. Already Ofwat’s Environmental Incentives Common Framework (EICF) requires water companies to provide financial incentives to developers for building water-efficient properties.

Sustainable Drainage (SuDS):  the White Paper outlines a shift towards managing waste and surface water at source by prioritising “pre-pipe” solutions. These are strategies to reduce the volume of waste and surface water entering the sewerage system in the first place, rather than treating it at the end of the pipe. SuDS are an example of a pre-pipe approach. The Government intends to ensure legislation, funding streams, and regulatory mechanisms support the delivery of pre-pipe solutions.

This will be generally welcome to developers. The key issue is how management and maintenance of SuDS is to be achieved, which we will cover in a later article in this series.

Conclusion

For developers, while the reforms indicate stricter environmental requirements, and a push for better water efficiency, they also introduce a significant expansion to modernize sewers, secure supplies against climate change and improve water quality. These investment plans aim to unlock housing development across England and Wales by addressing water scarcity and upgrading network capacity and will be welcome to developers.

Our cross-firm expertise in this area is considerable. We regularly advise on these issues across many different development scenarios and for a range of stakeholders. If you have any questions or would welcome a discussion please do contact Lucy Smallwood, Fergus Charlton, Noel Beale or your usual Michelmores contact in the first instance.

The coverings shielding the rows of berries at a farm are reflected in the water of the lake
Planning: agricultural prior approval quashed over failure to consider ancient woodland and listed building

Landowners in England will likely already know that if they want to build or extend an agricultural building for agricultural purposes on their farm, they can seek to rely on permitted development rights (“PDRs”). PDRs grant planning permission for developments that would otherwise require a successful, costly and time-consuming planning application.

A recent High Court case has highlighted the pitfalls of not considering the potential impact of the development on ancient woodland and listed buildings at the prior approval stage.

PDR Rights

For farms of 5 hectares or more the relevant PDR for these types of developments is Class A in Part 6.

To rely on a PDR, applicants must ensure that the facts of the proposal align with the requirements of the PDR and must comply with the PDR restrictions and the planning conditions that will apply.

A key condition is that prior approval for design, appearance and siting must be sought from the local planning authority before starting work. The recent High Court decision of Rickards v East Hertfordshire District Council set out some practical takeaways when submitting a prior approval application.

Background

The local planning authority gave prior approval in April 2024 for three large polytunnels on agricultural land of at least 5 hectares. A neighbour challenged the Council’s decision on various grounds, notably the Council’s failure to take account of the potential impact of the development on Bayford Wood (an ancient woodland) and on the setting of a nearby Grade II listed building.

The High Court concluded that the polytunnel’s impact on the listed building and ancient woodland were material considerations that must be addressed by the authority in their determination of the prior approval, so the court quashed the decision.

Key takeaways

There are various practical implications of the Rickards decision for applicants seeking to rely on Class A Part 6 PDRs.

The key lesson is proactively to identify and address any nearby constraints when preparing prior approval submissions, including the presence of and impact on any heritage assets, conservation areas, or ancient woodland. For this, the prior approval application should be supported by the following:

A Heritage Statement

A clear statement showing the applicant has identified the presence of and assessed the development’s impact on any proximate heritage assets (the listed building and its curtilage).

This should include analysis of the significance of the asset and its setting and, where relevant, how this has informed the development of the proposals. The level of detail should be proportionate to the asset’s importance and no more than is sufficient to understand the potential impact of the proposal on its significance. Planning Policy Guidance, the National Planning Policy Framework and advice provided by Historic England make clear that too much information is not welcome.

If a heritage building is close to the proposed agricultural building, consider either relocating it or appointing a heritage specialist to prepare the heritage statement and to maximise chances of securing prior approval.

An Ecological survey

According to Natural England’s ‘standing advice’ on ancient woodlands, it is advisable to obtain a specialist tree survey and an ecological survey to address the impact of proposed development on ancient woodland, depending on the level of impact.

A qualified arborist should be appointed to advise on the impact and propose mitigation measures to avoid and reduce harm on ancient woodlands, ancient and veteran trees.

The detail in the report should be proportional to the development and the proximity to the ancient woodland.

Other practical considerations

One administratively interesting aspect of this case was that the site notice alerting the public to the submission of the prior approval application had not been properly displayed which allowed the challenge to be made ‘out of time’. If a notice is required, it should be left in place for at least 21 days.

On the plus side, the claimant also raised the applicant’s failure to include appropriate plans to substantiate the agricultural unit was at least 5 hectares (a requirement for Class A PDRs). However, the court accepted that declarations of agricultural unit size (supported by a planning statement) were sufficient to establish eligibility under Class A and the officer did not need to carry out a site visit to satisfy themselves.

Aerial abstract, woodland and pasture
Common land: a hidden barrier to development

Common land is a frequently overlooked constraint in the early stages of development due diligence. Yet, failure to identify it can delay, complicate, or even derail a project entirely. Understanding its legal status, protections, and practical implications is essential for landowners, developers and promoters.

What is common land?

Common land in England and Wales is privately owned land over which third parties – known as commoners – hold long‑established legal rights to use the land or to remove certain resources from it. This may include:

  • Grazing livestock
  • Turbary (cutting turf or peat)
  • Estovers (taking wood for fuel, bedding or minor repairs)
  • Pannage (allowing pigs to forage for acorns)

In addition to these rights, the public generally has a right of access over registered common land.

Why does common land matter?

Despite its significance, common land is often missed during initial site investigations. However, its presence introduces strict statutory controls which do not fall away simply because planning permission has been granted. Failure to obtain additional approval under the Commons Act 2006 can lead to enforcement action in the county court – action that any person may initiate, irrespective of their legal interest in the land.

If overlooked, common land can create real risks to a project including:

  • Local opposition and reputational impact, given the cultural and community value of common land
  • Costly redesigns as well as the need for alternative routes or additional land to be factored in
  • Consent risk, as section 38 applications require a merits‑based assessment of the varied interests of commoners, neighbours and the wider public interest in nature conservation

Case Study: Snow Capel, Gloucestershire

A recent example illustrates these challenges. The Snow Capel scheme south of Gloucester was significantly delayed when Gloucestershire County Council’s planning inspectorate refused consent for access works across Sneedham’s Green, a registered common. The refusal was based on a failure to provide suitable replacement land, as well as concerns regarding the impact on existing grazing rights in the absence of protective measures such as cattle grids.

The result: a delay of at least a year – demonstrating how failure to address common land issues early can have material consequences.

Identifying common land

The legal position with respect to common land is recorded on commons registers, which are kept by the local commons registration authority; the UK Government’s database of registered common land and Natural England’s Access to Evidence viewer also serve as helpful tools.

On-site inspections remain essential, helping reveal active common rights (e.g. grazing or public access routes). A review of title documents may also disclose manorial rights or other potentially adverse entries.

Practical strategies for landowners and land agents

  • Identify potential issues early on: check the commons registers prior to finalising access strategies and wider development plans
  • Design for commoners and the public: once identified, factor in the continuity of any existing local use or access, as well as any impacts the development is likely to have on common land
  • Negotiate and engage: liaise with known commoners and concerned open spaces organisations to address concerns regarding the impact of the proposed development
  • Choose the right consent route: the ‘section 38’ path may suffice for low-impact works. However, the ‘section 16’ route (involving the deregistration and exchange of land) may be more appropriate for more substantial interventions.

Summary

Unaddressed questions around common land can introduce delays, costs and objections that are entirely avoidable with early due diligence and meaningful engagement. By anticipating issues, preparing mitigation strategies and selecting the correct consent pathway, landowners and developers can significantly reduce the risk of schemes being delayed or frustrated.

Houses and fields shown from the sky by drone give a unique perspective on UK life on the suburbs
Revised draft National Planning Policy Framework (NPPF) released

On 16 December 2025, the Government published its draft revised National Planning Policy Framework (NPPF), alongside a consultation on the proposed draft, which runs until 10 March 2026. The draft revised document is much longer than the current NPPF and sets out proposed changes to housing delivery, Green Belt policy, affordable housing and the plan-making system. In this article, we set out the key changes for the planning industry.

Structural changes

The draft framework has been restructured to collect policies together in thematic chapters for ease of reference. The draft is reorganised into two main parts: plan-making policies (for development plans, spatial development strategies and neighbourhood plans) and national decision-making policies (NDMPs). The introduction explains that the objectives are for context only and should not be applied as policy, but the annexures are to be seen as national policy. It also confirms that Planning Practice Guidance is important, but it is merely to support national policy.

NDMPs

While Ministers Steve Reed MP and Matthew Pennycook MP both said in November that the new National Development Management Policies (which are now referred to in it as “national decision-making policies” (NDMPs)) are not going to be made statutory for the time being, the consultation document is not as certain. The policies could be given statutory status in the future (if the non-statutory status does not lead to the desired outcomes of i) supporting more effective decisions and ii) reducing generic or alternative policies in local plans).

Local plans

Local plans that conflict with the NDMPs from the time when the new NPPF takes effect must now carry very limited weight (unless examined and adopted under the new NPPF), encouraging greater consistency.

The “expectation” is set out that local plans will not repeat the NDMPs, which may go some way to mitigating the impact of NDMPs being non-statutory.

Despite the above, development plans which are being prepared today can continue to be judged against the policies in the existing NPPF, whereas any development plans which are progressed under the new system set out in Levelling Up and Regeneration Act 2023, which is due to be in force early this year, should use the new version.

Sustainable development, presumption and spatial strategy

The presumption in favour of sustainable development is now applied in relation to location-based needs, rather than applying the former ’tilted balance’ test. Local plans are required to identify a clear spatial strategy, setting out settlement boundaries or criteria that determine where the presumption applies.

The presumption distinguishes clearly between development within settlements and development outside them, and the circumstances in which the presumption applies are much broader.

Within settlements, all proposals are automatically supported unless the harms substantially outweigh benefits, meaning brownfield development is supported by default.

Outside settlements, a set of development types qualify for presumption under Policy S5, including where there is a failure to demonstrate a five-year housing land supply or scoring under 75% on the latest Housing Delivery Test. As expected, housing and mixed-use schemes within reasonable walking distance of railway stations now qualify for the presumption, provided they do not prejudice longer-term development plans in the same location. Developments in the Green Belt near rail stations may also benefit, subject to meeting the “Golden Rules”.

Support for SME & Medium Developers

The new NPPF introduces a new medium-site category for developments of 10–49 homes on sites up to 2.5 ha, and potential exemptions from the Building Safety Levy are also being explored in a bid to support SME developers. There is also provision for higher density developments on smaller sites.

One of the biggest surprises is the proposal in the consultation document that medium sized sites would be allowed to pay cash in lieu of providing affordable housing, replacing the current requirements such as pepper potting.

Affordable Housing

The draft NPPF proposes a series of changes to viability policies in development plans and sets out limited circumstances where a developer can justify providing a non-policy-compliant level of affordable housing as follows:

  • where a development is significantly different from any typology assumed in the development plan viability assessment;
  • where site characteristics differ substantially from the assumptions used initially to assess viability;
  • where the development is burdened by unforeseen costs; or
  • where there are significant changes in the site or economic circumstances since the development plan was prepared.

Green Belt

The draft document provides that green belt reviews should identify broad locations for strategic development, including new settlements and major urban extensions, covering large site allocations in adopted local plans.

Development plans should also outline measures to offset green belt releases through environmental and accessibility improvements to remaining green belt land, reinstating a requirement removed in the 2024 framework.

Heritage and Protected Landscapes

The revised draft redefines “harm to heritage assets” to three tiers: harm, substantial harm, and total loss, with “substantial harm” clarified as damage to an asset’s key significance. The term valued landscapes has been removed from the new draft, simplifying landscape protection policy.

Environment, Clean Energy & Water

A dedicated chapter supports clean energy infrastructure and water to support the Clean Power by 2030 agenda. The draft includes initiatives like incorporating swift bricks into developments unless there are ‘compelling technical reasons which prevent their use’ and chalk stream protection.

In addition, chapter 19 sets out that payments into the nature restoration levy (NRF) are offered as an alternative to Habitats assessments, reflecting Part 3 of the Planning and Infrastructure Act 2025. The government released a policy paper on Implementing the NRF on 18 December which sets out how the NRF will work in practice, implementation plans and milestones for the NRF.

Conclusion

Overall, the proposed changes to the NPPF form part of the government’s efforts to overhaul the planning system, meet the objectives of supporting economic growth and tackle the country’s housing crisis. We can help clients navigate these draft changes to the NPPF when approaching planning matters.

BNG Reforms

Alongside the tweaks to the BNG policies in the draft NPPF, the government also announced that it intends early this year to respond to last summer’s consultations on BNG. It has confirmed that the changes will modify the rules on BNG, including an exemption for developments on sites under 0.2 ha, various simplifications to the process of providing BNG on small and medium-sized sites and measures to make it easier to deliver BNG off-site than is the case currently. The government will also consult on a BNG exemption of certain brownfield sites, up to 2.5ha, from mandatory BNG provision. We will consider the detail of these changes once they are published.

Aerial view of yellow mobile crane at construction site performing lifting operation
The Supreme Court overturns decision on contractor’s entitlement to terminate for repeated late payments

Providence Building Services Ltd v Hexagon Housing Association Ltd [2026] UKSC 1

The Supreme Court has just handed down judgment in a case that it had to decide because it was a matter of general public interest (to those of us dealing with construction matters, anyway). It relates to contractual interpretation of a clause in the long-standing and widely respected and used standard form contract: Joint Contracts Tribunal 2016 Design & Build Form; moreover, it remains important and relevant since the new edition of the JCT D&B contract published in 2024 includes the same wording of the relevant clause as the 2016 version.

The actual clause in question (clause 8.9) relates to termination of the contract by the contractor. Clause 8.9.1 provides that if an interim payment was not made in the time prescribed by the contract, the contractor could give notice of a ‘specified default’.  If that specified default was not remedied within 14 days of the notice then under clause 8.9.3 the contractor could terminate the contract.

Clause 8.9.4 deals with what is to happen if a specified default is repeated.  It says:

“.4        If the Contractor for any reason does not give the further notice referred to in clause 8.9.3, but (whether previously repeated or not):

            .1         the Employer repeats a specified default; or

            .2         ….

…        then, upon or within a reasonable time after such repetition, the Contractor may by notice to the Employer terminate the Contractor’s employment under this Contract.

The decision the court had to come to in respect of these terms therefore affects termination rights under clause 8.9 and impacts project risk, payment strategies, and dispute outcomes under both JCT 2016 and 2024.

Background

The facts of this case were that:

  • The employer (using a slightly amended form of the standard form contract) had failed to pay a sum by the due date so the contractor duly issued a notice of specified default, citing the failure to pay a sum due.
  • Nearly two weeks later, the employer paid the application sum in full. The specified default did not therefore continue for the requisite period which would have allowed the contractor to terminate the contract for the employer’s continuing the default.
  • Four months later (and following four satisfactory payment application rounds) the employer again failed to pay a sum due in time. The contractor therefore served a termination notice under clause 8.9.4, referring back to the previous notice of default.
  • Five days later the employer paid the sum due under the application in full and then disputed the lawfulness of the contractor’s termination notice, asserting that the contractor had repudiated the contract.
  • A week later the employer wrote to the contractor purportedly accepting the contractor’s repudiation and terminating the contract.

The battle lines were therefore drawn on either side of a dispute that could be distilled into the discrete question which was ultimately considered by the Supreme Court:

Can the contractor terminate its employment under clause 8.9.4 of the JCT 2016 Design and Build Form, in a case where a right to give the further notice referred to in clause 8.9.3 has never previously accrued?

The litigation

The pendulum swung in each party’s favour as the question proceeded through the various levels of tribunal: adjudication, High Court, Court of Appeal, and Supreme Court.  Seeking to derive what is the natural meaning of the clause in question in order that an industry-wide contract can be interpreted consistently, the Supreme Court has settled on the view that it is only if the employer has failed to cure a specified default that the contractor can terminate immediately for a further late payment (having not terminated on the basis of the first notified default – in the words of the contract: “for any reason”). If the employer cures the specified default within the requisite period then the contractor’s right to serve a further notice based on it expires.

The court considered the different wording in the clauses relating to termination by the employer and termination by the contractor, but decided that the asymmetrical position was consequential to the differing contractual obligations of the parties. The difference did not justify doing violence to the natural meaning of the words to combat contractor’s cash-flow problems.

The judgment concluded that if and so far as the contractor does, or does not, have other satisfactory methods of combating cash-flow problems caused by late payment, that is a matter for the JCT to consider “in the light of this judgment” in a future draft of the standard form contract. Meanwhile, even if an employer is routinely late in payment of application sums under the relevant contracts, if the sums are paid before the expiry of the specified default period the contractor cannot terminate the contract under clause 8.9.

Lessons learnt

For contractors:

  • You cannot rely on an earlier default if it was cured within the notice period.
  • Each late payment is treated discretely unless the employer allows the “specified default” to run its course.
  • You may need to adapt cash‑flow protection strategies (e.g., stricter payment monitoring, prompt issuance of notices, contractual amendments on new projects).

For employers:

  • Paying within the cure period protects you from termination rights.
  • However, repeated late payment still carries commercial risks (performance issues, disputes, suspension rights under the Construction Act, reputational issues).

For contract drafting going forward:

  • Parties may wish to consider bespoke amendments allowing repeat defaults to be aggregated or providing stronger remedies for habitual late payment.
Drawing sketch of a residential area with modern apartment buildings, new green urban landscape in the city
Strategic development: the case for master planning and sustainable communities

Many factors continue to impede the achievement of the government’s ambitious new housing target. One issue to be addressed right at the start of the process is the role of strategic land. Long before any planning application is submitted, strategic land developers are working to unlock large-scale sites with prospects for long-term growth.

Strategic land developments, wherever and however they emerge, can play a pivotal role in creating places that work meaningfully for people, the environment, and the economy. Strategic land development shapes tomorrow’s communities today. Whether those developments truly work in practice will likely rest on two essential principles: robust master planning and a steadfast commitment to sustainable, community-focused delivery.

What is master planning?

Replacement local plans being prepared by local planning authorities must provide for the number of new homes calculated by the standard method advocated by the government. This usually requires the allocation of large or complex new housing sites. These sites are promoted by strategic land developers in response to the emerging plan’s development process, referred to as the ‘call for sites’. Credibly promoted strategic sites will be subject to various degrees of master planning as the site moves from theoretical to conceptual to deliverable to completed development.

Master planning potentially has several layers.

  • Vision master planning – prepared for the promotion of strategic sites so they can be positively appraised and selected for allocation in the local plan. It guides future growth by uniting diverse goals (like sustainability, connectivity, and aesthetics) into a cohesive, actionable framework for land use, infrastructure, and design, ensuring functional, high-quality places that meet community and organizational needs.
  • Concept master planning – again part of the plan-making process, used to create a strategic, flexible framework for large developments, reflecting on how the overall spatial vision, land use, structure and principles of a strategic site might deliver on the development objectives of the local plan, with indicative design and delivery principles
  • Framework master planning – used to provide a strategic, long-term roadmap for the physical, social, and economic development or regeneration of a site or area and needed for large strategic sites that might become garden communities (see below). At this stage, the master planner will be considering how layout and internal accessibility will deliver t a sustainable development for the community. Framework master planning is a crucial tool for translating broad aspirations into a coordinated, practical, and adaptable strategy for creating well-designed, functional, and enduring places for people to live, work, and visit.
  • Detailed master planning – is necessary when the planning application for the strategic site is being prepared. Land uses, green infrastructure, internal flows of people and traffic, and good urban design principles will be designed, and these elements of the development will then be fixed by a condition or section 106 in the outline planning permission.

Referencing the master plan

The boundaries between these layers are fuzzy, with master planning flexing to secure the desired outcome.

Master planning is the cornerstone of successful strategic land projects. It is the process of creating a long-term, policy-led spatial framework that guides how a large site or area will be developed, phased and delivered in a sustainable way. It is far more than drawing boundaries on a map. This approach encompasses housing, transport networks, public and green spaces, educational provision, utilities, and social infrastructure, aligning them within a comprehensive and strategic framework.

A well-designed masterplan ensures that development is phased intelligently, so educational facilities, healthcare facilities, and transport links are provided as the demand from the new homes arises.

How does master planning assist bringing forward strategic sites?

This approach can help reduce planning risk, enhance land value, and build confidence among the various stakeholders, from local authorities to investors. Sustainable master planning aims to create towns, cities, and neighbourhoods that demonstrate lasting social, economic, and environmental integrity—serving present needs while safeguarding future generations

For multiple landowner sites and joint venture developers, master planning provides clarity and flexibility. It sets out a framework for collaboration, equalisation, and infrastructure funding, which is essential for large, multi-party schemes. It provides a vision for transforming fragmented plots into thriving communities.

Why is sustainability a core obligation?

The UK’s planning framework increasingly prioritises sustainability, with many planning applications benefiting from the presumption in favour of sustainable development that is embedded in the National Planning Policy Framework. Sustainability is a multifaceted concept, with proximity to local services and ready access to mass transport featuring alongside the provision of biodiversity net gain, protection of our environmental and cultural heritage, and enhancements in performance against climate targets all playing their part.

Master planning ensures strategic development focuses on sustainable living through location, flood risk management, energy-efficient design, renewable energy adoption, and active travel connectivity. The new towns of tomorrow will provide for the integration of development alongside green infrastructure to reflect a growing commitment to linking urban growth with natural ecosystems.

Sustainability also encompasses social dimensions, and strategic sites should foster inclusivity, wellbeing, and economic opportunity, which careful master planning can deliver. Mixed-use developments, affordable housing, and community hubs help create vibrant places where people choose to live and work. Developments that ignore these principles run the risk of not being included in emerging local plans and facing higher levels of opposition. Poor master planning  will result in delays and reputational damage and, for developers and investors, will result in lower value sales.

Examples of sustainable master planning

Bristol’s declaration of a climate emergency in 2018 is a good example of how local authorities integrate climate considerations into planning policy. Bristol City Council recognises it needs to have supportive urban planning frameworks to encourage and prioritise development that meets its climate goals embedding climate mitigation and adaptation as a central part of design, utilising the planning system as a driver for low-carbon development, climate resilience, and sustainable communities. Bristol City Council has taken direct action by reducing the carbon footprint of its buildings, moving to more sustainable forms of electricity/ heat supply, delivering significant low carbon energy infrastructure at scale including expanding the heat networks across the city, operating and lowering running costs of the council’s electric vehicle fleet, completing an LED street lighting programme replacing 36,000 lights with energy-efficient LED lanterns and installing renewable energy improvements to council-owned buildings.

Further north, Cheltenham’s Golden Valley is a major £1 billion cyber and tech development near GCHQ. Golden Valley aims to provide a vibrant and pioneering garden community, with business space, new homes and community uses, alongside the highest standards of environmental sustainability, design and place-making. The Masterplan describes Golden Valley as “a community where technology and life collide, creating the perfect ecosystem for future changemakers” The masterplan includes over 1 million sq ft of commercial space for tech sectors like cybersecurity and AI. With more than 1,000 new homes and a landscape-led design that prioritises people and nature, Golden Valley will be a thriving, inclusive space which encourages innovation, recreation, and wellbeing“.

To the south Marlcombe, located between the A30 and A3052 immediately south of Exeter Airport, has been identified in the government’s next-generation new towns programme. It is being planned as a mixed-use, climate-resilient, and inclusive town, bringing together ambitious housing delivery, green infrastructure, community facilities and excellent transport links. The New Towns Taskforce Report, published in September last year, highlights Marlcombe’s potential to unlock economic growth, accelerate housing delivery, and create an environmentally resilient, well-connected community. The proposal is for essential services and amenities such as schools, GP surgeries, shops, community hubs, and wastewater treatment to be delivered alongside new housing to ensure residents are supported by vital services as they are needed.

How can Michelmores help?

From negotiating option and promotion agreements to advising on planning obligations and environmental compliance, Michelmores ensure projects are structured for success. By combining technical knowledge with a commitment to sustainability, we work alongside our clients to deliver developments that stand the test of time – economically, socially, and environmentally.

Green product
Greenwashing risks explained: practical steps for retail compliance

Greenwashing is no longer a low-risk gamble. With the Advertising Standards Authority (ASA) using AI monitoring to detect misleading adverts, enforcement is now proactive. Brands can no longer rely on ambiguity or assume claims will go unnoticed. The key to staying compliant – and competitive – is precise messaging, transparency and robust evidence.  This article explores what this means for your business and how to stay ahead of the ASA’s increasingly sophisticated enforcement.

Introduction

Greenwashing happens when businesses exaggerate or misrepresent their environmental credentials. The risks? Adverts that cross the line can breach ASA rules, leading to bans, wasted advertising spend, and damaged consumer trust.

The ASA is no longer waiting for complaints. It now uses AI-driven tools to proactively scan digital adverts for misleading claims. Statements that once slipped under the radar are being flagged and removed. Retailers, particularly in fashion, face heightened scrutiny because of the sector’s significant environmental footprint and history of vague sustainability promises.

At the same time, consumers are becoming more informed, and far less forgiving.  Sustainability and ESG play an increasingly prominent role in consumer decision-making.

Transparency isn’t just about compliance; it is a competitive advantage. Brands that cannot substantiate claims risk regulatory action and reputational damage, while those that get it right can build loyalty and stand out in a crowded market.

Requirements for legal compliance

Under the ASA’s UK Advertising Code, businesses must ensure that environmental claims made in advertising are clear, accurate, and supported by robust evidence. Key rules include:

  • Rule 11.1: The basis of environmental claims must be clear.
  • Rule 11.3: Absolute claims (e.g., “sustainable” or “eco-friendly“) require a high level of substantiation.
  • Rule 11.4: Claims should consider the full life cycle of the product unless the advert explicitly states otherwise and clearly defines the limits.

Recent ASA rulings against Nike, Superdry, and Lacoste illustrate the consequences of non-compliance. Each brand made broad statements such as “sustainable materials,” “sustainable style,” and “sustainable clothing” but failed to substantiate those claims with adequate evidence when asked to do so.

For example, Nike argued that its reference to “sustainable materials” was “framed in general terms” and intended to highlight that some products on its site included recycled materials. However, the ASA found this explanation insufficient because the broad claim needed to be qualified and it did not demonstrate how the advertised products met sustainability standards. Ultimately, Nike’s claim fell well below the high evidential threshold required for absolute environmental claims.

Similarly, Superdry and Lacoste’s adverts boasted “sustainable style” and “sustainable clothing” but were subsequently banned by the ASA after the brands failed to demonstrate that the advertised products had “no detrimental effect on the environment“.

These cases emphasise a critical point: generalised or vague sustainability messaging without clear, verifiable evidence is likely to breach the Code.

Risk for retailers and brands

Failing to comply with the ASA’s Code can expose businesses to serious legal, financial, and reputational risks.

Where a business continues to use a banned advert or if a complaint falls outside the ASA’s remit (e.g., influencer gifting), the ASA can escalate cases to the Competition Markets Authority (CMA). We saw the CMA do this with George at Asda, ASOS and Boohoo’s respective green claims because of the broader market implications.

In the CMA’s first investigation the fashion retailers had to give formal undertakings to use only accurate and clear green claims, provide regular compliance reports, and improve internal processes. The CMA provides a useful compliance checklist for businesses making a green claim: The Green Claims Code checklist – GOV.UK.

The ASA can also refer persistent breaches to Trading Standards. These actions can result in legal undertakings or injunctions, exposing businesses to costly compliance measures and adverse publicity.

Consumers are also paying closer attention to sustainability messaging and ESG statements, with exaggerated or unsubstantiated sustainability claims increasingly considered to be greenwashing by consumers, leading to distrust of the brands involved and their messaging. Research published in the University of Chicago’s leading business publication, the Chicago Booth Review, showed that businesses caught in ESG-related scandals can experience a 5-10% drop in consumer spending, with adverse effects lasting at least 6 months. Marketing teams must therefore ensure claims are robust and verifiable to avoid reputational fallout.

Practical guidance

The risks for businesses that fail to substantiate claims are clear, but good practices and organisation will ensure that claims can be made confidently. We recommend that businesses take the following practical steps:

  • Ensure claims are specific, evidence-based, and verifiable. Precision in wording is essential to avoid breaching ASA rules. Broad or unqualified terms like “sustainable” or “eco-friendly” are rarely acceptable unless the claim covers the entire product life cycle, clearly states the scope of the claims and can be substantiated with evidence. Instead, use accurate, measurable language. For example, rather than describing a garment as “organic” when it only partially meets that standard, specify: “This t-shirt is made from 35% organic cotton“.
  • Audit all marketing materials for environmental claims. Review existing and planned content to identify any sustainability statements and ensure they meet compliance standards. Keep a comprehensive record of what claims have been made and where they appear.
  • Maintain a substantiation file. For every environmental claim, retain supporting evidence. Having this readily available will make it easier to respond quickly to ASA or CMA investigations and demonstrate compliance.

How Michelmores can help

Our Commercial & Regulatory Disputes team advises on regulatory issues enforced by the CMA and other regulators. If your business is facing an investigation, or anticipates one, we can provide strategic guidance to mitigate against disruption, protect reputation, and ensure compliance.

Please contact Nick Roberts, Iain Connor or Darcy Wilson if you want to discuss any of these issues. Alternatively, to learn more about our services, click here: Commercial & Regulatory Disputes.

You may also be interested in Iain Connor’s article on greenwashing in the food & beverage sector: Greenwashing: The risks of overstating environmental credentials.

Housing Development
Abolition of Assured Shorthold Tenancies could materially impact obtaining vacant possession of development land

Landowners and developers will find it much more difficult to gain vacant possession of development land or sites which include residential property let on assured shorthold tenancies after 1 May 2026. Landowners and developers should check all existing, as well as any new development schemes, to ensure they will not be caught out by the changes.

With effect from 1 May this year, existing Assured Shorthold Tenancies (ASTs) will automatically become Assured Periodic Tenancies (APTs). It will no longer be possible for landowners and developers to give a simple voluntary notice to terminate APTs, as they currently do under section 21 of the Housing Act 1988 in relation to ASTs.

Currently, ASTs may be terminated upon not less than two months’ written notice followed by a court possession order if the tenant has not vacated upon expiry of the simple notice. This gives a total timescale of between two to four months before vacant possession might be obtained. Under the new APT regime, from 1 May 2026, landlords will only be able to terminate a residential tenancy where certain statutory grounds apply. These grounds are set out in Schedule 2 of the Housing Act 1988, as amended by the Renters’ Rights Act 2025.

Furthermore, a court order will be necessary to establish one (or more) of the statutory grounds. Typical timescales for gaining possession are likely to increase to between six to eight months. There may also be considerable delays to court and tribunal timetables as a large number of landlords and tenants are anticipated to bring rent review and tenancy possession proceedings under the new legislation.

These delayed timings are likely to impact development land. Typically, developers expect landowners to gain vacant possession of land within not more than three months following the grant of planning permission. This is because developers are running up against a limited time period to mobilise and implement development before planning permission expires. Greater uncertainty over timings mean that landowners should be more wary about granting residential tenancies over current or future development land. Developers may also insist upon much earlier possession being sought over such land.

What do landowners and developers need to do now?

Where residential property tenancies are granted over existing development schemes, steps should be taken before 30 April 2026 to manage the tenancy or gain early possession back from the tenant, as after this date section 21 notices will not be able to be served. Landlords will also need to serve an ‘information sheet’ (to be published by the Government in March) on their existing residential AST tenants before 31 May 2026.

New APT tenancies (granted after 1 May 2026) must contain specific details about the tenancy – the Government are due to publish the details of these in January 2026. There are also statutory controls on the level of rent that may be required under such tenancies.

Landlords and developers should be aware of the changes coming into effect on 1 May 2026 and take professional advice on any residential tenancies that they consider could affect a development scheme sooner rather than later, to avoid running into any issues with regaining possession.

Michelmores property teams are working closely with landlords to prepare for the changes being brought about by the change in legislation.

Finance and investment
Recent developments in securities litigation

Over the last 12 months there have been four key areas of development in securities litigation in England & Wales:

  1. First, there is continued debate over what is required from investors in terms of showing reliance on the relevant misleading statements on which a claim is based, and as part of this, whether passive investors are precluded from participating in claims because of the specific difficulties they face in satisfying any requirement to show reliance.
  2. There have been attempts by claimants (and law firms and litigation funders supporting claimants) to find innovative procedural mechanisms to bring securities claims on behalf of groups of investors more efficiently.
  3. There continues to be developments in the courts’ approach to some of the key tactical tools available to investors when bringing securities claims, such as the disclosure of sensitive or confidential material held by defendants.
  4. At the same time as these issues have been playing out before the courts, there is a growing political debate about the London Stock Exchange’s lack of international competitiveness, and whether this has been prompted in part by a reassessment of legal risks associated with a London listing given the increasing number of securities claims against issuers whose shares are listed in London, or mass consumer claims brought in England & Wales which seek to use an issuer’s listing in London as a basis for establishing jurisdiction. To some extent, this has prompted changes to the prospectus rules and the statutory causes of action investors have against issuers which narrow the scope to bring securities claims.

Each of these developments and the latest relevant cases in the English courts are explored in more detail below.

Passive investors and reliance

Where reliance is an essential element of the cause of action, including the statutory cause of action available to investors under section 90A FSMA, it remains one of the most contested issues in securities litigation in England & Wales.

The strict approach to the reliance requirement in the Allianz case

In Allianz Funds Multi-Strategy Trust & Ors v Barclays Plc [2024] EWHC 2710 (Ch) (Allianz), Mr Justice Leech granted reverse summary judgment in favour of Barclays and against a large cohort of investor claimants whose investment processes were wholly or partially “passive“, “index-linked” or “tracking” in nature who had brought claims against Barclays under section 90A. The passive investor claimants had not pleaded that any decision-maker actually read or considered Barclays’ published information which was alleged to have been misleading; instead, they argued that the requirement to show reliance was indirectly satisfied on the basis that the claimants assumed Barclays’ share price would reflect the content of information published by Barclays, and that Barclays would comply with the applicable regulatory requirements when publishing that information, including by disclosing all relevant negative information about its business. Due to the fact Barclays allegedly did not disclose all relevant negative information in accordance with its regulatory obligations, it was argued by the claimants that the share price ended up being inflated as against what the shares were actually worth. The passive investor claimants were said to have “relied” on the misleading statements in the published information because they assumed that Barclays’ share price reflected the true value of the business.

However, the Court:

  • rejected any “fraud on the market” theory of reliance under section 90A (which is prevalent in US securities litigation), whereby reliance by an investor may be assumed where misleading information published by an issuer has an effect on the market price, even though the investor may not have been aware of the specific information which is said to have been misleading;
  • held that the test for reliance under section 90A reflects the common law test for reliance in deceit; and
  • concluded that price-only or “market” reliance, without some form of informational link between the published information and the claimant’s decision-making process (whether directly or through other sources), was insufficient: a decision-maker must have read and considered the published information, or third parties who directed or influenced their investment decisions must have read and considered the published information.

The decision removed a substantial proportion of the claim, representing all the passive, index-linked, or tracking investor cohort of claimants. It was widely seen as a significant restriction on the scope of section 90A claims because of the significant presence of passive investors operating in the market and the fact that the decision effectively meant that such investors could never satisfy a requirement to show reliance. This was controversial in view of the purpose behind section 90A, which was intended to make it easier for investors in general (rather than some types of investors but not others) to bring claims against issues for misleading statements in their published information.

The more open approach in the Standard Chartered case

The Court took a more cautious approach in Persons Identified in Schedule 1 v Standard Chartered Plc [2025] EWHC 698 (Ch).  On an application made by Standard Chartered to strike out or obtain reverse summary judgment in respect of claims brought by a group of investors on the basis of indirect or “market reliance”, Mr Justice Green declined to follow the approach taken by Leech J in the earlier Allianz decision. Whilst accepting that section 90A does not import a market-reliance presumption, in his judgment in Standard Chartered Green J emphasised:

  • there has been no decision on the meaning of “reliance” under section 90A;
  • the test for reliance in deceit – which Leech J had imported into section 90A – was itself a developing area of law, particularly in relation to a supposed requirement to show “conscious awareness” of the representation (or representations) forming the basis of the claim in deceit;
  • the need for caution before ruling out particular modes of reliance (including reliance mediated by intermediaries, investment processes, or pricing signals) without trial; and
  • Allianz should not be treated as having conclusively determined the boundaries of permissible reliance for all cases.

This is not to say that Green J considered that Leech J had been wrong in Allianz in deciding that passive investors could not satisfy the test for reliance, but as a matter of case management, he considered that the passive investor claims should be determined at trial and should not be dismissed at an interlocutory stage of the proceedings without the benefit of the additional evidence available at trial.

The latest developments

After the High Court decisions in Allianz and Standard Chartered, the Privy Council’s decision in Credit Suisse Life (Bermuda) Ltd v Ivanishvili [2025] UKPC 53 (Credit Suisse Life) rejected “conscious awareness” as a free-standing requirement for reliance in the tort of deceit. This decision has added further – and potentially definitive – weight to the argument that evidential features such as active reading or recollection should not too readily be elevated into legal elements of a cause of action based on misleading information, something which is highly relevant to securities claims brought by passive investors. The earlier decisions which were identified as being “wrong” in Credit Suisse Life include decisions which were reviewed and followed by the Court when dismissing the claims of passive investors in Allianz.

A question left undecided by Credit Suisse Life is whether the analysis of the requirement of conscious awareness in deceit in the Privy Council’s judgment should be extended to apply to the statutory cause of action under section 90A given the wording of that provision (and Schedule 10A which is linked to section 90A). The Court in Allianz drew parallels between the test for reliance in deceit and the test in section 90A, but the restatement of the test in deceit in Credit Suisse Life may lead the courts to reassess whether it continues to be appropriate to link the two.

A further relevant development which post-dates the decisions in Allianz and Standard Chartered has come from the Skatteforvaltningen v Solo Capital Partners LLP & Ors [2025] EWHC 2364 (Comm) (SKAT) trial judgment, in which the Court examined how complex financial transactions are executed in practice, including the role of automated and algorithmic trading systems. Although SKAT was not a securities case, it was a claim in deceit, and the Court’s analysis reflects a broader judicial willingness to engage with how decisions are made in modern financial markets. The Court recognised that trading strategies may operate through automated processes that incorporate assumptions about counterparties’ conduct or market norms, even where no individual trader consciously evaluates each piece of information, and that the test for reliance should accommodate this. At [531] of his judgment, Mr Justice Andrew Baker said that the law:

“[R]cognises the possibility of mechanistic or automatic reliance that may be sufficient, so that there is inducement, although the making of the individual decision said to have been induced does not involve thought being applied by any human mind to what is or is not being conveyed by the words and/or conduct constituting or giving rise to the representation

This has clear potential relevance to the reliance debates in Allianz and Standard Chartered, where the question is how far reliance may be shown in the absence of direct, conscious engagement with disclosed information. Together with the Privy Council’s reasoning in Credit Suisse Life, these developments during the course of 2025 suggest that – notwithstanding the Allianz judgment – the courts may be increasingly open to the idea that reliance may be established in cases of algorithmic and process-driven investment decision-making.

The unanswered question

The question of whether passive investors can bring securities claims where the cause of action has a reliance requirement presently sits uneasily between a relatively strict approach in Allianz and a more open, evidence-driven approach in Standard Chartered (although the Court in Standard Chartered left it open to adopt the same approach in Allianz once there had been a trial).  The Court of Appeal had been expected to consider the issue again in early 2026, and particularly the effect of the Credit Suisse Life judgment on securities claims under section 90A and the correct approach in relation to claims brought by passive investors, in the context of an appeal of Green J’s judgment in Standard Chartered. However, it was announced that this claim was settled in late 2025.

Representative actions in securities claims

In Wirral Council v Indivior Plc; Wirral Council v Reckitt Benckiser Group Plc [2025] EWCA Civ 40 (Wirral), the Court of Appeal confirmed that CPR rule 19.8 representative actions will rarely be suitable for securities claims.

What is a representative action, and what are the advantages of this procedure?

A “representative action” is a claim where a named claimant acts as the representative of a class of investors who are not themselves parties to the proceedings. The representative claimant brings the claim on the basis that the investors it is representing all have the “same interest” in the claim.  Any resulting Court judgment in the claim is then binding on the investors who are being represented and, equally, may be enforced by those investors. This is different from the usual way securities claims are brought on behalf of large numbers of investors in England & Wales, which involves “opt-in” group actions where each investor participating in the action is required to become a named claimant in the Court proceedings and expose themselves to the risks associated with being a claimant.

One of the advantages of using the representative action procedure in securities claims is that it is closer to what investors are used to in US class actions, where they can receive the benefit of a judgment or settlement, but without actively participating in all the Court proceedings. For this reason, the proposed representative claimant in Wirral argued that the use of the representative procedure would enable higher rates of participation by institutional investors who often did not want to become named claimants. A further argument deployed by the representative claimant was that retail investors are regularly prevented from participating in securities claims because of the smaller value of their claims compared to institutional investors (which affects the commercial assessment of acting for such investors on a contingent basis), and the representative procedure may enable retail investors to benefit from a judgment in favour of the representative claimant.

The Court of Appeal’s approach in Wirral

Notwithstanding these arguments deployed by the representative claimant in Wirral, the Court of Appeal upheld the High Court’s decision to strike-out two large securities claims brought on a representative basis on discretionary case management grounds in favour of alternative opt-in group action proceedings which had been commenced by investors against the same defendant issuers. In adopting this course, the Court of Appeal considered:

  • there is no hierarchical presumption in favour of the representative procedure for bringing claims on behalf of large groups of investors when compared to alternative approaches like the more established opt-in group actions;
  • the judge has a discretion as to whether to allow representative proceedings to continue;
  • the proposed case management structure in Wirral, in which common, “defendant-side” issues would be tried first with little or no involvement of individual claimants because the represented claimants were not parties to the proceedings, would limit the Court’s ability to case-manage individual reliance and causation issues;
  • this was considered to run contrary to established judicial practice in the management of securities claims, which involves progressing both “defendant-side” issues and “claimant-side” issues from the outset of proceedings; and
  • the Court was sceptical of access to justice arguments about increasing rates of participation in securities claims or expanding the types of investors who could participate to include retail investors, and saw these as either being insufficiently supported by evidence, or stemming from decisions made by the representative claimant’s litigation funder about who was and who was not permitted to participate in alternative opt-in group action proceedings which had not been adequately explained to the Court.

The Supreme Court refused permission to appeal the Court of Appeal’s judgment dismissing the representative action. This means that the representative action procedure is likely to remain exceptional for securities claims. The default mechanism for bringing such claims on behalf of groups of investors will remain opt-in group action proceedings, with the Court retaining close control over the phasing and trial of claimant and defendant-side issues.

Disclosure of regulatory investigation materials by companies facing securities claims

Adverse findings made by regulators help establish many of the constitute elements of the causes of action available to investors against issuers. The consequence of this is that many securities claims follow on from regulatory investigations and findings of misconduct made against issuers.

Against this background, an important issue which can arise concerns whether, and in what circumstances, issuers who are being sued by investors must disclose materials produced during the course of a regulatory investigation which are subject to domestic or international confidentiality constraints.

The guidance provided by the Court in the Standard Chartered and Glencore cases

In Standard Chartered, the defendant bank applied to withhold certain documents from disclosure on the basis that they were subject to strict duties of confidence owed by the defendant to regulators in the US and Singapore. It argued that, if it had to disclose documents in breach of these duties pursuant to an order of the English Court, there was a real risk that it would face criminal prosecution or other serious regulatory sanction abroad. However, in an ex tempore judgment given over two hours at a hearing in early August 2025 (recorded in an approved transcript with the neutral citation [2025] EWHC 2136 (Ch)), Green J dismissed the bank’s application. The Judge considered that foreign confidentiality regimes do not operate as an automatic bar to disclosure in English proceedings:

“[E]ven where there is a real risk of prosecution proved, the English Court will rarely be persuaded to dispense with disclosure, it must be even more unlikely that it would do so because of a risk of a much lesser penalty such as a form of civil enforcement.

The bank appealed this judgment. The Court of Appeal dismissed the appeal in a judgment handed down in December 2025 ([2025] EWCA Civ 158)).

The approach of the courts to disclosure of material from regulatory investigations was also examined in the Glencore shareholder group action, where the Court analysed whether disclosure of documents related to overseas anti-corruption investigations could expose Glencore or its officers to foreign criminal-law risks. In Aabar Holdings SÀRL & Ors v Glencore Plc & Ors [2025] EWHC 2243 (KB), the Court conducted a detailed assessment of: (1) whether disclosure would constitute an offence abroad (by reference to the applicable foreign law); (2) whether there was a real risk of prosecution; and (3) whether confidentiality protections in the English proceedings could mitigate the risk.

In Standard Chartered and Glencore, the English Court was reluctant to attach any real weight to arguments made by the defendants that they may face foreign prosecution, and proceeded to order the disclosure of documents which the defendants were seeking to withhold. This consistency in approach demonstrates the very high threshold for defendants who want to withhold from disclosure documents which they would be required to disclose under normal disclosure rules, and the difficulties they face in balancing international confidentiality obligations and domestic disclosure requirements.

The use of disclosure for encouraging settlement

It is also worth noting that the Standard Chartered litigation was settled between the circulation of the draft judgment of the Court of Appeal to the parties and the hand down of the final judgment. Although the substance of the settlement negotiations is of course confidential to the parties, the timing of the settlement suggests that the defendant bank’s concerns about potential breaches of confidential obligations owed to foreign regulations may have been a factor in its willingness to enter a settlement. This shows how disclosure can be used as a tactical tool by claimant investors to generate settlement pressure on defendant issuers.

Privilege and the end of the shareholder rule

Another notable development in 2025 is the overturning of the so-called “shareholder rule” on privilege.

Older securities claims such as Sharp & Ors v Blank & Ors [2015] EWHC 2681 (Ch) (a judgment handed down as part of the Lloyds/HBOS shareholder action) and Various Claimants v G4S Plc [2023] EWHC 2863 (Ch) had treated it as established law that a company could not assert legal advice privilege against its own shareholders (save where the privilege relates to documents produced for the purposes of litigation between the company and its shareholders). In late 2024, however, the Court in Aabar Holdings SÀRL v Glencore Plc & Ors [2024] EWHC 3046 (Comm) expressed doubt about the doctrinal foundations of the shareholder rule and held that, properly analysed, it did not form part of English law.

The debate was resolved in 2025 by the Privy Council in Jardine Strategic Ltd v Oasis Investments II Master Fund Ltd (No 2) [2025] UKPC 34, where the Board held that the rule forms no part of the law. This decision removes a tactical tool used by investor claimants in some securities claims to obtain sensitive internal material belonging to defendants.

The wider risk landscape for issuers of securities and prospectus reforms

The broader risk landscape arising from securities litigation

The last few years have seen:

  • a growing pipeline of funded securities claims, which often follow a standard model of following on from regulatory investigations and adverse findings by regulators; and
  • very large, litigation-funded mass consumer claims, which often target large listed companies because of their ability to pay damages. An example of this is Município De Mariana v BHP Group (UK) Ltd & Anor [2025] EWHC 3001 (TCC), where more than 620,000 Brazilian claimants succeeded at the liability stage against the Australian mining group BHP in relation to the operation of a dam in Brazil. BHP operated a dual-listed structure in Australia and London until 2022, and the Court found English jurisdiction in this case because of BHP’s London listing.

These developments have coincided with subdued IPO activity on the London Stock Exchange, and a steady flow of high-profile companies either moving or considering moving listings overseas, particularly to New York. BHP is only one example of this when it made the decision to end its London listing.

Some commentators have suggested that the risk of securities litigation and mass claims may be influencing perceptions of heightened legal risk associated with a London listing – particularly among international issuers who have more flexibility over listing venue – and contributing to the poor performance of the London stock market. This has potentially stimulated some recent debates around the future of litigation funding and whether the law should be changed to increase the regulatory and procedural burden on litigation funders and claimants bringing funded claims.  It may have contributed to the judicial opposition to the introduction of practices and approaches which are more aligned with securities claims in the US (where is easier to bring large-scale securities claims), such as the decision in Allianz to reject the fraud on the market theory of reliance, and the decision in Wirral to reject the use of the representative action procedure.

Prospectus reforms

One response to concerns about the performance of UK capital markets has been reform of the prospectus regime. In July 2025, the FCA published Policy Statement 25/9 and final version of the new prospectus rules, which will reshape UK prospectus regime with effect from January 2026. The new rules can be found on the FCA’s website here.

The reforms are framed as part of a broader effort to revive London’s capital markets and attract major listings. As the FCA explained when it published the new prospectus rules, the intention is to “make it easier for companies to raise capital in the UK and reduce costs when admitting securities to UK public markets” and “improve the relative competitiveness of our regulation compared to other jurisdictions“.

Key features of the new rules include:

  • limiting the circumstances in which a prospectus is required for further issues by already-listed companies; and
  • a more permissive regime for forward-looking statements, including a protected category where specified conditions are met.

Fewer prospectuses

The reforms may have the effect of narrowing investors’ ability to bring certain types of securities claims. Section 90 FSMA and the provision replacing it, Regulation 30 of the Public Offers and Admissions to Trading Regulations 2024, provide investors with a cause of action against an issuer where the issuer has made misleading statements in a prospectus. If the prospectus rules are changed to reduce the circumstances in which an issuer is required to publish a prospectus, it naturally follows that there will be reduced scope for claims based on prospectus liability under section 90/Regulation 30.

The introduction of “protected forward-looking statements

In addition, the new safe-harbour provisions for forward-looking statements in prospectuses (known as “protected forward-looking statements” or “PFLRs“) found in Part 3 of Schedule 2 of the Public Offers and Admissions to Trading Regulations 2024 make it more difficult for investors claimants to bring claims based on certain forward-looking statements contained in prospectuses. Instead of being able to bring claims in circumstances where the defendant issuer (and anyone else responsible for a prospectus) did not reasonably believe in the truth of a forward-looking statement at the time it was made, investor claimants will have to show that the defendant issuer (and other defendants, as the case may be) knew the forward-looking statement to be untrue or misleading or was reckless as to whether this was the case, or that an omission from a forward-looking statement constituted a dishonest concealment of a material fact. This introduces a knowledge requirement into the cause of action which is presently missing from section 90.

A knowledge requirement is always difficult for claimants to demonstrate because it can require a claimant to have evidence addressing the internal affairs of the defendant or the state of mind of the defendant company’s management at the time the prospectus was published. Even where the reality is that the issuer knew the relevant forward-looking statement was untrue or misleading at the time it was made, claimants may not be able to show this with a sufficient degree of confidence at the outset of proceedings to bring and plead a claim which requires them to adequately address the state of the defendant’s knowledge. Accordingly, the consequence of the introduction of a knowledge requirement will be to seriously curtail the circumstances in which investors can bring claims where an issuer has seriously underperformed against its stated expectations, even where the issuer has deliberately misled the market about how it was expected to perform.

How we can help

Members of our Commercial & Regulatory Disputes team have considerable experience acting in securities claims.

Jennifer Morrissey, who is a member of the team and acts as Head of Securities and Investment Disputes, acted for the claimant investors in the Lloyds/HBOS shareholder group action, one of the first major securities claims in the English courts. Since then, she has acted on a number of high-profile disputes between investors and issuers of securities. This has recently included acting for investors in the listed real estate investment trust Home REIT plc, whose shares were suspended from trading in early 2023 following allegations of wrongdoing in the management of the company.

Please contact Jennifer Morrissey or Edward Argles if you would like to explore how we can assist you with a securities claim.

Michelmores advises on management buyout of Taking Care
Michelmores advises on management buyout of Taking Care

Michelmores has advised the management team of Taking Care, part of AXA Health, on its LDC-backed management buyout (MBO).

Taking Care provides personal alarm and monitoring services and operates as part of AXA Health, a leading UK private healthcare provider with over 82 years’ experience. The MBO team was led by Steve Gates and Duncan Worthington. Michelmores has acted for the business for several years and was delighted to support the management team on this significant milestone.

The Michelmores team advising on the deal was led by Richard Cobb, Head of the Firm’s Corporate team and the Firm’s Senior Partner. Richard was assisted by Senior Associate, Victoria Miller, Trainee Solicitor Ellis Arnold, Rachael Lloyd (Partner, Employment), Karen Williams (Parter, Banking) Danielle Collett-Bruce (Managing Associate, Banking). Michelmores worked alongside Quantuma Advisory Limited and K3 Tax Advisory.

Richard Cobb commented:

We were pleased to support the management team on this LDC-backed MBO. Having advised the business for a number of years, it was a pleasure to work with Steve, Duncan and the wider team on an important transaction that positions the business well for its next stage of growth.

Steve Gates, on behalf of the management team, added:

Michelmores has supported the business for a number of years and know it extremely well. Richard and the team’s practical, responsive approach and deep understanding of the transaction were invaluable in guiding us through this MBO and achieving a successful outcome.

Michelmores’ award-winning Corporate team of specialist lawyers advises clients across the UK, US, and beyond – on capital markets, mergers and acquisitions, management buyouts, impact investing, energy projects, microfinance initiatives and more. For more information, visit our website.

Sustainble green building. Eco-friendly building in modern city.
High Court offers guidance on ‘outdated’ versions of Natural England’s Biodiversity Metric

The recent case of Save Bristol Gardens Alliance v Bristol City Council [2025] EWHC 3191 (Admin) provides guidance on the Court’s approach to the use of ‘outdated’ versions of Natural England’s Biodiversity Metric in planning applications. As discussed in previous articles, the Biodiversity Metric is used by developers to assess and demonstrate their site’s compliance with the 10% biodiversity net gain requirement under legislation.

The Claimant challenged the grant of planning permission for the redevelopment of Bristol Zoo Gardens (the Site) on three grounds, however, here we focus solely on the first. Namely, that:

‘The Defendant acted unlawfully in adopting the planning officer’s advice and recommendation that the development’s contribution to biodiversity net gain should be measured by applying Natural England’s ‘Biodiversity Metric 3.0′ published on 7 July 2021’.

The chronology of events here is critical:

  • The Landmark Practice (Landmark) were commissioned to assess the biodiversity net gain of the proposed Site. Landmark carried out their initial site survey on 21 July 2021;
  • At this time, the latest iteration of Natural England’s Biodiversity Metric was version 3.0 (Version 3.0);
  • Natural England (NE) published version 3.1 (Version 3.1) of the Biodiversity Metric in April 2022; and
  • Notwithstanding the publication of Version 3.1, Landmark published their biodiversity net gain report (the BNG Report) for the Site based on Version 3.0 on 29 October 2022.

The BNG Report

Based on Version 3.0, the BNG Report concluded that onsite gain would stand at ‘4.53 habitat (area) units, which equates to 39.86% net gain, and a gain of 1.96 hedgerow (linear) units, representing 376.35% net gain‘.

In the BNG Report, Landmark acknowledged that the Biodiversity Metric had been updated since their initial site survey, but referred to Natural England guidance set out in Biodiversity Metric 3.1:

‘Users of the previous Biodiversity Metric 3.0 should continue to use that metric (unless required to do otherwise by their client or consenting body) for the duration of the project it is being used for as they may find that certain biodiversity unit values metric 3.1 generates will differ from those generated by Biodiversity Metric 3.0.’

The Bristol Tree Forum’s (BTF) objections to the BNG Report

BTF submitted that Biodiversity Metric 3.0 was unworkable for the purpose of calculating urban tree habitat. The issue had been remedied by Biodiversity Metric 3.1, and this latter metric showed the Site would in fact deliver a biodiversity loss of 22%. BTF concluded that Version 3.0 could still be used in respect of certain calculations within the BNG Report, but Version 3.1 should be used in relation to Urban tree habitats.

On 24 March 2023, Natural England published Biodiversity Metric 4.0 (Version 4.0). BTF stated this latest metric had ‘revolutionised the way urban trees are valued, making it clearer than ever that they are a very important habitat’. They put forward that the Site, under Version 4.0, would result in a net biodiversity loss of 12.52%.

In response, Landmark submitted a further technical note saying it was unreasonable and disproportionate to undertake updates on each release of subsequent versions of the metric. They pointed out that DEFRA themselves felt Version 3.0 was robust enough to release, and be used, to inform development across the country.

What did the Court have to determine?

The Court had to determine whether the planning officer had misled the Committee in any material way in submitting that the BNG Report was reliable, notwithstanding BTF’s objections.

The Court concluded the Committee had not been misled, and that the planning officer had exercised his judgement rationally. Mr Justice Mould set out the following reasoning in his judgment:

  • NE’s advice is that the Biodiversity Metric should be used ‘at all stages of a project or scheme, from site selection and options assessment through to detailed design’. The Claimant argued that the first stage of the project must be taken from submission of planning permission (which would have meant a later version of the Biodiversity Metric being used by Landmark). The Court did not accept the Claimant’s argument. The Court stated:

‘considerable lead time…  [is] required… to work up the project from its inception to its state of readiness for submission to the local planning authority under a planning application. NE’s advice in paragraph 1.11 of the metric 3.0 User Guide is founded on that practical reality’. In short, Landmark were right to use and consider Biodiversity Metric 3.0 at the date of the site survey.

  • NE’s written advice in such instances is that users should use the metric they began with unless requested to do so by their client or the consenting body. No such request was forthcoming, as Landmark had reflected in their technical note in response to BTF.
  • Had BTF’s objections been irrefutable or accepted as correct by the defendant’s nature conservation officer, the decision to treat the BNG Report as reliable would have been difficult. However, on the evidence, BTF’s argument was not irrefutable. Landmark had already refuted it reasonably on the basis of NE’s guidance.
  • NE’s guidance on the difference between Versions 3.0 and 3.1 did not state that the contested Table 7-2 in Version 3.0 (that dealt with urban trees) was unworkable or unusable – this was simply BTF’s argument. NE did not suggest that those using Version 3.0 should refresh their work by interpolating calculations.
  • It is also worth pointing out that Landmark had re-run the biodiversity calculation applying a more precautionary assumption about the longevity of urban trees on the Site. Landmark acknowledged the proposed gain accordingly dropped from 39.86% to 36%.

Should you wish to discuss any of the issues raised in this article, please contact Edward Wilson.

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