It all starts with planning – Planning enforcement powers and statutory exceptions

Pencil and compass on blueprints

Planning permission is required for development, whether that be operational development (building, engineering, mining or other operations on land) or a material change of use.

Usually, planning permission will be obtained before development is commenced, or in some circumstances, applied for retrospectively. Otherwise, the development is unauthorised and therefore unlawful, and there is a risk of enforcement action by the Local Planning Authority (LPA).

It is important to note that a LPA does not have to take enforcement action, it is discretionary in instances where they consider it to be expedient. What is expedient is a matter of planning judgement for the decision-maker with regard to the LPA’s development plan (or local enforcement plans, if applicable) and any other material considerations.

Enforcement powers

LPAs have a wide range of enforcement powers, including the ability to issue stop notices and in some circumstances can obtain court injunctions. One of the most common remedies is the issue of an enforcement notice. An enforcement notice will specify the alleged breach of planning control, the steps needed to remedy the breach and a date for compliance.

Failure to comply with the requirements of an enforcement notice within the specified time can result in an unlimited fine. In determining the amount of any fine, the Court is to have regard to any financial benefit which has accrued, or appears likely to accrue, in consequence of the offence. For example, the additional rent received from an unauthorised extension or the increase in land value achieved on a sale where there has been unauthorised development.

Proceeds of Crime

Finally, it is important to note that if an LPA is successful in a conviction for failure to comply with an enforcement notice, they can also apply for a Confiscation Order under the Proceeds of Crime Act 2002. The prosecutor has 6 years from the date of the conviction to begin confiscation proceedings. This is to recover the financial benefit obtained through the unauthorised development. This option is something which LPAs are becoming increasingly alive to and we are increasingly seeing successful convictions in the press.

Time periods for enforcement

However, there is one final way to regularise unauthorised development; this is when it can no longer be enforced against and is therefore lawful due to the passage of time.

There used to be different planning enforcement time periods for different types of development. Operational development and a material change of use to a single dwelling-house had a four year enforcement time period. All other breaches of planning control (changes of use and breach of conditions) had a 10 year enforcement time period.

However, from 25 April 2024 all breaches of planning control (which were not substantially completed by this date) now have a 10 year enforcement time period. This is following changes introduced by the Levelling-Up and Regeneration Act 2023.

Whilst this simplifies matters, it does significantly increase the enforcement time period for unauthorised operational development and single dwelling-houses which is something to be aware of. 

Cases of deliberate concealment and relevant demolition

There are two exceptions to the new universal 10 year rule:

  1. the first is where the breach of planning control has been deliberately concealed. In these cases, a LPA may take enforcement action outside of the 10 year time period but this must be within 6 months of the breaches coming to their attention. The threshold for deliberate concealment is high, with an element of ‘active’ concealment needing to have taken place. For example, in Planning Appeal cases concerning the amalgamation of residential properties, failure to update the Council Tax and utilities position of the properties has not be found sufficient to constitute deliberate concealment; and
  2. the second is the demolition of unlisted buildings in a Conservation Area (defined as “relevant demolition”). It is an offence to undertake or permit relevant demolition without planning permission. Such offence can attach to whoever undertook or authorised the demolition and is therefore not only restricted to the owner or occupier of the land. Retrospective planning permission does not obviate the offence. A conviction can result in a fine and also imprisonment.

Please don’t hesitate to contact Alice Gordon-Finlayson, Senior Associate in our Planning Team, for advice on enforcement or any other planning matters.

Alice Gordon-Finlayson
Author

Alice Gordon-Finlayson

View profile

Forsters to host panel at UKREiiF

White geometric structure with sharp angles stands against a clear blue sky, creating a minimalist architectural scene with clean lines and bright contrast.

Our team are heading up to Leeds for UKREiiF, and are hosting an industry leading panel on building safety – not one to miss if you’re at the conference!

A multi-lens view on the development of higher-risk buildings and building safety issues

Join these industry experts as they delve into the impact of the Grenfell Inquiry and recent building safety legislation on higher-risk buildings. Explore how these changes align with the economic growth agenda, addressing safety, innovation, and resilience in construction. A key discussion shaping the future of building safety.

Tuesday 20 May, 3:00-4:00pm, Pearl Suite (Conference ticket holders only)

Speaking on the panel are:

Andrew Parker, Partner and Head of Construction Disputes and Building Safety
Thérèse Marie Rodgers, Partner in Construction Disputes
Matthew Evans, Partner in Planning
Professor Jose Torero Cullen, Fire Engineering Expert Witness in the Grenfell Inquiry and Head of UCL Department of Civil, Environmental & Geomatic Engineering
Myriam Stacey KC, Barrister at Landmark Chambers
Matt Hawkins, CEO of Knight Dragon

UKREiiF is a leading conference, “bringing 16,000+ professionals from national and local government, investors, developers, end-users and the wider built environment industry together – it’s the place where conversations start to drive investment and regeneration in our regions.”

Forsters acted on the sale of One Chapel Place in London’s West End

Glass panels reflect warm red and cool blue hues, intersecting at sharp angles against a clear sky, creating an abstract architectural perspective. No text present.

We acted for our client Solent Ventures on the sale of Cypress Dynasty Limited, which owns the freehold interest in One Chapel Place in London’s West End. The fully let five storey office block is located just off Oxford Street and was sold to Great Portland Estates for £56 million.

This deal was led by Corporate Partner Christine Dubignon and Commercial Real Estate Partner Ben Brayford, with close assistance from Tax Partner Elizabeth Small, Senior Associate Alexandra Ringrose and Associates Natalie Colclough, Dragomir Zyumbyulski, Adrian Palladino, Lauren Hepburn and Zain Rahim.

Practice areas: Corporate, Commercial Real Estate, Tax and Construction

Lifecycle of a Business – CIGA and Company Insolvency – Suppliers’ Rights to Terminate and the Company Moratorium

Exterior office building

Setting up and running your own business is an amazing achievement. It requires vision, creativity, motivation and stamina. On occasion, it can even bring you fame, riches and fortune. But it can also result in reams of paperwork and cause sleepless nights. And as someone once said to me about children “It doesn’t get easier, it just changes”, so the same can be said for your business throughout its lifecycle. From setting up to exit, it will force you to consider issues that you might not previously have known anything about and it will need you to make many decisions, sometimes very quickly. What it certainly is not is mundane.

With this in mind, the corporate team at Forsters, together with some of our specialist colleagues, has written a series of articles about the various issues and some of the key points that it may help you to know about at each stage of a business’s life. Not all of these will be relevant to you or your business endeavours, but we hope that you will find at least some of these guides interesting and useful, whether you just have the glimmer of an idea, are a start-up, a well-established enterprise or are considering your exit options. Do feel free to drop us a line or pick up the phone if you would like to discuss any of the issues raised further.

We’ve already discussed various topics, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

CIGA and Company Insolvency – Suppliers’ Rights to Terminate and the Company Moratorium

We’ve recently considered transactions which might be reviewed if a company becomes insolvent. Continuing with the insolvency theme, this article looks at how the Corporate Insolvency and Governance Act 2020 (“CIGA”) may apply to insolvent companies.

CIGA significantly changed UK insolvency law, introducing measures designed to support businesses facing financial distress and to assist them with getting their financial position back on track.

Included among its key provisions are the restriction on suppliers’ rights to terminate contracts, the option of a moratorium, and the introduction of the Part 26A restructuring plan, which allows financially distressed companies to restructure debts using a court-supervised process. While this article examines the first two provisions in detail, the Part 26A restructuring plan is beyond its scope.

Contractual termination rights

When is termination restricted?

CIGA prohibits suppliers of goods or services from terminating a contract or taking any other adverse action solely due to a customer’s insolvency, regardless of what the contract stipulates. This includes clauses that automatically trigger termination upon insolvency (known as ipso facto clauses) or require supplier action, such as issuing a termination notice.

If a company has entered into an insolvency or restructuring process, suppliers cannot terminate their contracts based on the insolvency alone, provided that the company continues to pay for the goods or services supplied. This prevents a struggling company from being left in the lurch by its suppliers solely due to concerns about its financial situation, even though it is still able to pay for the supplies; if the company can continue to receive supplies and trade, there is a hope that the company will be able to recover its financial equilibrium.

It is also prohibited for a supplier to condition the continued supply of goods or services on the payment of any outstanding amounts or similar demands. This ensures that suppliers cannot exploit the financial vulnerability of an insolvent company by imposing unfair conditions for maintaining the supply relationship.

If insolvency proceedings have commenced, suppliers are prohibited from terminating a contract for breaches that occurred before the insolvency process if they failed to act on those breaches prior to the proceedings. While termination rights linked to pre-insolvency breaches are restricted during the insolvency process, suppliers can still bring claims for such breaches either before the insolvency process begins or afterwards, assuming that the company is still in existence.

It should be noted that these restrictions only apply downwards in the supply chain; for example, there is no restriction on a company terminating a supply contract with one of its suppliers because of the supplier’s insolvency.

When is termination permitted?

However, termination is permitted during the insolvency process if the insolvent company consents to it. A court may also allow termination if continuing the contract would jeopardise the supplier’s own solvency or cause the supplier “undue hardship”.

If a contract includes a clause allowing termination for convenience (i.e. termination without needing to provide a reason or prove fault), this right also remains valid during the insolvency process, as the termination is unrelated to the company’s insolvency status. Similarly, if a contract naturally expires during the insolvency process, the supplier is not obligated to renew or extend it; the obligation to continue the supply of goods or services under CIGA applies only while the contract remains in force.

While termination rights based on insolvency alone are restricted, other grounds for termination (such as non-payment or material breach) can still be exercised if they arise after the insolvency event. This allows suppliers to potentially terminate contracts if the insolvent company fails to meet its obligations post-insolvency.

Moratorium

CIGA introduced a temporary relief period for financially distressed companies, known as a moratorium. During this time, companies are protected from enforcement action by creditors, allowing them to focus on recovery efforts. However, the company still needs to pay any new debts incurred and certain restrictions are placed on its operations. The intention is to provide the company with some breathing space from the risk of creditors taking action, during which time the directors can take steps to try and make rescue a viable option.

The initial moratorium period is 20 business days, which can be extended for another 20 business days without needing approval from creditors. Further, lengthier extensions can also be added if, for example, creditor approval is obtained.

Although the directors will continue to manage the company during the moratorium, a licensed professional called a monitor will be appointed. The monitor oversees the process to ensure the company is using the moratorium correctly and assesses whether the company can be saved.

As part of the process which establishes the moratorium, the directors will need to certify that the company is facing actual or impending insolvency, while the monitor needs to be confident that the rescue of the company is likely. If, during the moratorium, the monitor concludes that the company is unable to pay its debts as they fall due or that the company cannot be rescued, they will end the moratorium.

Practical considerations:

In light of the provisions of CIGA, insolvent companies should bear the following in mind:

1. Maintaining supplier relationships:

An insolvent company should focus on maintaining good relationships with suppliers. Open communication about the company’s situation and plans for restructuring can foster goodwill and potentially lead to more favourable terms during the moratorium period.

2. Understanding contractual obligations:

While CIGA protects against termination for insolvency, it does not shield the company from other grounds for termination, such as non-payment or breach of contract. Therefore, it is essential for an insolvent company to remain compliant with its contractual obligations to avoid triggering these grounds.

3. Utilising the moratorium effectively:

The statutory moratorium allows an insolvent company to pause creditor actions while it seeks to restructure. Companies should strategically use this time to negotiate with creditors and suppliers, reassess financial commitments, and develop a viable restructuring plan.

Disclaimer

This note reflects the law as at 4 April 2025. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Josh Baxter
Author

Josh Baxter

View profile

Workplace investigations

Grey, cushioned chairs surround a glass coffee table in a modern office lounge. Wooden blocks serve as side tables. Large windows offer a view of greenery, adding natural light.

Organisations are regularly faced with grievances or allegations of wrongdoing that need prompt and thorough investigation. Getting it wrong can result in costly claims and damage to an organisation’s reputation. Here are our key points to consider for employers conducting investigations as part of a formal HR process:

  1. Policy and procedure – identify (and be clear about) the HR policy and procedure you are following (especially if there are potential overlaps). For example, if an employee raises a grievance which deals with wider regulatory matters, will this be dealt with under your grievance and/or whistle-blowing procedure? Ensure that policies and procedures are applied fairly and consistently
  2. Appoint an appropriate investigator – ensure independent investigators with sufficient expertise, training and experience are appointed. An investigator will typically be of certain seniority. Always consider whether an external investor (such as a law firm) might be more appropriate, especially where the subject matter is particularly sensitive and/or involves senior level employees
  3. Scoping and framework – set out a clear scope and framework for the investigation. In particular give thought to the allegations/matters being investigated, what format the findings should take, and whether the investigator is to make any recommendations to the decision maker. Individuals involved in investigations should clearly understand their role and remit. However, remember things can change and the scope and framework might need to be updated
  4. Confidentiality – ensure matters are dealt with as confidentially as possible. Only share matters to those who need to know and consider whether information can be shared in a more limited away (for example, just providing relevant extracts of documents rather than the whole thing)
  5. General factors – for employers to remember and relay as applicable:
  • interrogate the evidence and always look for corroboration
  • understand the burden of proof to be applied (“case to answer” for investigations and “balance of probabilities” for hearings and decisions).
  • ensure decisions are made on facts and evidence and not speculation
  • keep careful paper trails and accurate notes
  • make sure everyone is aware that drafts of the investigation report could become disclosable in legal proceedings. The language and the tone of the report and any recommendations should also be appropriate
  • if an investigation touches upon criminal or regulatory matters, consider whether there is any need to make an external report.

Magnifying glass symbolising workplace investigations

Download our workplace investigations factsheet

Organisations are regularly faced with grievances or allegations of wrongdoing. Getting it wrong can damage an organisation’s reputation and result in costly claims.

Download the factsheet

Recognising talent with nine promotions to Counsel

Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

Forsters announce their next generation of senior lawyers with the promotion of nine senior associates to the role of Counsel. This marks the greatest number of Counsel promotions in Forsters’ history and showcases the firm’s flourishing talents across our wide range of specialisms.

These promotions, combined with our five new partners, demonstrate our commitment to the development of our people and providing our clients with the highest level of specialist expertise.

Meet our newly promoted Counsel:

Aaron Morris – Corporate

Aaron trained at Forsters and advises clients across a broad range of corporate work including acquisitions and disposals, joint venture and shareholder arrangements, corporate restructurings, property related corporate transactions and share incentive plans.

Caroline Wild – Real Estate Disputes

Caroline specialises in leasehold enfranchisement and other residential landlord and tenant matters such as right to manage and the right of first refusal provisions under the Landlord and Tenant Act 1987.

Dan Burr – Construction

Dan trained at Forsters and specialises in complex development projects, with a particular focus on industrial and logistics schemes and film studio construction.

Ed Glass – Commercial Real Estate

Ed’s expertise traverses’ different real estate sectors, but he has a particular interest in the evolution of offices, as the industry adjusts to changing occupier demand and sustainability considerations.

John FitzGerald – Private Client

John advises high net worth individuals and trustees on the UK tax treatment of non-UK trust and corporate structures, particularly in respect of the UK’s income tax and capital gains tax anti-avoidance regimes.

Laura Haworth – Commercial Real Estate

Laura expertise includes advising on major shopping centres, commercial office space, mixed use developments, hotels and renewable energy projects.

Paul Grayson – Commercial Real Estate

Paul has a broad practice but has developed a particular expertise advising on complex development transactions within the industrial and logistics sector.

Róisín Forde – Banking & Finance

Róisín has particular expertise in real estate finance, encompassing investment and development of both commercial and residential properties and has significant corporate acquisition finance experience.

Ryan Didcock – Real Estate Disputes

Ryan focuses on residential property litigation, including neighbourly matters and landlord and tenant; he frequently acts in disputes concerning party walls, easements, nuisance, trespass, possession, and breach of covenant.

Nadine Gibbon
Media contact

Nadine Gibbon

View profile

Forsters secures victory in defence of €50 million investment fraud case 

G.I. Globinvestment Ltd & Ors v XY ERS UK Limited & Ors [2025] EWHC 740 (Comm)

The Dispute Resolution team at Forsters has successfully acted for Skew Base Investments SCA RAIF (a Luxembourg alternative investment fund) and its general partner, Skew Base S.A.R.L, in their defence of a €50 million claim brought in the Commercial Court by ex-Ferrari Chairman Luca Cordero di Montezemolo, his son, Matteo, and their family investment vehicle, G.I. Globinvestment Limited. 

The claim (which was brought against a total of ten defendants) arose out of the significant losses suffered by the claimants on their investments in the Skew Base fund as a result of market turbulence in 2020 caused by the COVID-19 pandemic.  As against the Skew Base entities, it was alleged that they had participated in an unlawful means conspiracy pursuant to which they were said to have maintained a “façade” to the effect that the Skew Base fund was run independently from certain other defendants.

Following a seven-week trial, during which the Court heard evidence from 18 witnesses, Mr Justice Jacobs handed down a 342-page judgment dismissing all of the claims, including those as against the Skew Base entities. In doing so, he found (amongst other things) that the claimants had failed to establish the underlying wrongs (namely deceit, breach of fiduciary duty and dishonest assistance) upon which they relied for the purposes of the conspiracy claim. He also held that he did not consider “that the evidence establishes that there was in fact anything that could properly be considered to be a façade at all”.

Forsters was also successful in obtaining an order for indemnity costs against the claimants in favour of the Skew Base entities. 

The team at Forsters was led by Partner and Head of Commercial Disputes Steven Richards who was supported by Associates Frances Snowball and Naomi Rasooly. Forsters instructed Robert Weekes KC and Warren Fitt (both of Blackstone Chambers).

Partner Steven Richards has commented that: “I am delighted that we have achieved such a resounding victory for our clients and that their position has been entirely vindicated following the comprehensive dismissal of the very serious claim brought against them in fraud”.

Read a full copy of the judgment.

Steven Richards
Author

Steven Richards

View profile