New Rules Landing in 2025–26 That Homeowners and Small Developers Must Plan For

1) Second staircases for tall residential buildings

For blocks of flats 18m+, updated guidance requires a second staircase from 30 September 2026. If you’re near that threshold or converting/raising a building—this is a design-driver with structural and cost implications.

What this means for you

• Lock the stair strategy early, small changes late on can trigger full replans.

• Factor in floorplate efficiency, lift cores and smoke ventilation at concept stage.

2) Heat networks & zoning: big shift for dense sites

The Government is preparing heat-network zoning in England (under the Energy Act 2023) and Ofgem begins regulating heat networks from January 2026. In designated zones, connection to a heat network could be expected for suitable sites—changing your plantroom, metering and consumer-protection obligations.

What this means for you

• On larger or denser schemes, test network connection vs. individual heat pumps early.

• Plan for customer information, billing and service-quality standards under Ofgem oversight.

3) Biodiversity Net Gain (BNG): now business-as-usual

BNG is mandatory in England (10% uplift) for large sites since 12 Feb 2024 and small sites since 2 Apr 2024, with defined exemptions. Even modest projects often need a baseline survey and a simple BNG plan so don’t leave ecology until planning’s final lap.

What this means for you

• Get an ecologist involved at feasibility.

• Use early planting/landscape moves (native species, habitat areas) to hit 10% without expensive rework.

4) Policy cross-winds on home heating

The national debate on gas vs. electrification keeps shifting. While headlines have wobbled around gas-boiler phase-outs and what FHS will mandate, the direction of travel for new homes remains low-carbon heating and strong fabric. Grants and incentives continue to support heat-pump uptake, design teams should plan accordingly.

What this means for you

• Treat heat pumps as the default for new homes; design emitters and hot-water storage properly.

• For rural self-builds, note the government has signalled tolerance for secondary wood-burning stoves, but weigh local air-quality concerns and ventilation carefully.