Last Updated: 1 September 2026 I Reading Time: Approx. 6 minutes
Summary
The UK is under pressure to improve mobile connectivity and expand 5G capacity. At the same time, the Government has been considering changes to planning rules intended to make digital infrastructure deployment faster and less costly.
For landowners with existing telecoms masts or other communications equipment on their property, this could mean more requests from operators to upgrade, replace, strengthen or add to existing infrastructure. Understanding your rights before agreeing to changes is therefore increasingly important.
Quick answer
Planning reform and increased demand for 5G could lead to more telecoms mast upgrades, particularly on existing sites. For landowners, an operator’s request to upgrade equipment may affect the use of the land, access rights, rent and the terms of an existing agreement. The Electronic Communications Code can give operators important rights, but landowners should still understand the legal and financial implications before agreeing to changes.
In this article
- Why the UK needs to upgrade its mobile networks
- Why existing telecoms mast sites matter
- What planning reform could mean
- How the Electronic Communications Code affects landowners
- What happens when an operator wants to upgrade a mast
- Questions landowners should ask before agreeing
- How legal advice can help
Key takeaways
- The UK is continuing to invest in 5G and digital infrastructure.
- Government policy recognises that newer networks require more capacity upgrades to existing sites.
- Planning rules are being reviewed to support faster digital infrastructure deployment.
- An existing telecoms mast site may become increasingly important to network operators.
- Operators may seek changes involving equipment, access, sharing or other site rights.
- The Electronic Communications Code regulates many agreements between operators and landowners.
- A landowner should not assume that an operator’s proposed changes are automatically in their best interests.
- Legal advice can help landowners understand their rights and negotiate appropriate terms.
Why does the UK need to upgrade its mobile networks?
Mobile connectivity has become an essential part of everyday life and business.
From working remotely and accessing online services to using smartphones, connected devices and emerging technologies, demand for reliable mobile networks continues to increase.
The Government has identified digital infrastructure as an important part of the UK’s economic growth and public services. Its current proposed planning reforms specifically recognise the importance of expanding and upgrading 5G and other digital infrastructure.
At the same time, telecoms operators are investing heavily in their networks.
Recent industry concerns have focused on whether planning processes could slow down the upgrades needed to improve mobile coverage and network capacity.
This has placed telecoms infrastructure and the sites on which it is located under increasing focus.
Why are existing telecoms mast sites important?
One important point is that improving mobile networks does not necessarily mean building an entirely new mast every time.
The Government has previously recognised that newer 5G networks require a different physical footprint, including more capacity upgrades on existing sites, alongside additional infrastructure such as small cells and improved rooftop solutions.
This makes existing mast sites particularly valuable.
For example, a telecoms operator may already have equipment installed on a landowner’s property. Rather than identifying and securing an entirely new location, it may want to:
- Upgrade existing equipment
- Replace older equipment
- Install additional antennas
- Strengthen an existing structure
- Increase capacity
- Add associated cabinets or equipment
- Share infrastructure with another operator
- Change or extend access arrangements
For landowners, this can create important legal and commercial considerations.
Could planning reform make telecoms mast upgrades easier?
The Government has been actively examining this issue.
In December 2025, the Government launched a call for evidence on reforming planning rules to accelerate digital infrastructure. It specifically considered whether planning rules could be changed to enable digital infrastructure, including phone masts, to be deployed more quickly and at lower cost.
The Government’s proposals have included considering changes relating to:
- Existing telecoms sites
- New mobile infrastructure
- Rooftop equipment
- Small-cell systems
- Permitted development rights
- Planning policy for telecommunications infrastructure
The Government’s current proposed National Planning Policy Framework changes also place greater emphasis on supporting the rollout of 5G and gigabit broadband, while stating that existing sites should be considered before new infrastructure is proposed on undeveloped sites.
However, it is important to distinguish proposed planning policy changes from established law.
Not every proposal being considered by Government has automatically become a legal requirement. The planning position for a particular mast will depend on the relevant legislation, planning rules, permissions and circumstances.
What does this mean for telecoms mast landowners?
If you own land where a telecoms mast or other communications equipment is located, network investment could result in an operator contacting you.
You may receive a request to alter an existing arrangement or agree to additional works.
For example, imagine that a telecoms operator has a mast on your land under an existing agreement.
The operator now wants to upgrade the equipment to improve network capacity.
It may ask you to agree to changes involving the equipment, access arrangements or other rights.
The fact that the operator wants to improve its network does not mean you should automatically agree to every proposed change.
The first step should be to understand what the operator is actually asking for and what rights it already has.
What is the Electronic Communications Code?
The Electronic Communications Code is a legal framework governing relationships between telecommunications operators and landowners.
It supports the deployment and maintenance of electronic communications infrastructure on public and private land.
The Government’s Digital Connectivity Portal explains that the Code regulates relationships between site providers and operators and can deal with rights to install infrastructure, as well as disputes where an agreement cannot be reached.
The Code can cover arrangements involving:
- Installation
- Maintenance
- Upgrading equipment
- Sharing infrastructure
- Access to land
- Renewal of agreements
Government guidance confirms that the Code can apply to existing agreements and requests to upgrade or maintain infrastructure that is already in place.
This is particularly relevant as operators continue to modernise their networks.
What happens if a telecoms operator wants to upgrade an existing mast?
The exact legal position will depend on the agreement and circumstances.
An operator may approach the landowner to request a variation to an existing agreement. Alternatively, it may seek to rely on rights available under the Electronic Communications Code.
The proposed works might include:
Upgrading existing equipment
An operator may want to replace older equipment with newer technology or install additional equipment to increase network capacity.
Strengthening the mast
Additional equipment may require structural changes or strengthening works.
Installing additional apparatus
The operator may want to install new antennas, cabinets, cables or other equipment.
Changing access arrangements
More frequent maintenance or additional equipment could result in changes to how the operator accesses the site.
Sharing the site
An operator may want another communications provider to use infrastructure at the site.
Each of these scenarios can have different implications for the landowner.
Could a mast upgrade affect the rent?
Potentially, depending on the circumstances and the terms of the existing arrangement.
Telecoms agreements can involve complex valuation issues, particularly where the parties are negotiating a new agreement, renewal or changes to existing rights.
The Government’s guidance confirms that the Electronic Communications Code changed the approach to the valuation of land used for telecommunications infrastructure.
This means landowners should not necessarily assume that an operator’s proposed rent or financial terms represent the full value of the arrangement.
A professional review can help establish what the existing agreement says and whether the proposed changes could affect the financial position.
What should you check before agreeing to a mast upgrade?
If a telecoms operator contacts you, consider the following before signing anything.
1. What exactly is changing?
Ask for details of the proposed works.
Is the operator simply replacing existing equipment, or will the overall use of the site increase?
2. Does your existing agreement already allow the works?
The wording of your current agreement is important.
It may contain provisions dealing with upgrades, alterations, access or sharing.
3. Will the operator require additional rights?
An upgrade could require additional access or rights over your land.
Make sure you understand exactly what rights are being requested.
4. Could the changes affect your property’s future use?
Consider whether the mast site, access arrangements or equipment could affect future development or other plans for the property.
5. Are the financial terms still appropriate?
If the operator is asking for significant changes to the arrangement, it may be appropriate to review the financial terms alongside the legal terms.
6. What happens when the agreement ends?
Consider removal of equipment, reinstatement obligations and what happens when the agreement is renewed or terminated.
7. Are you being asked to sign a variation?
A variation can change the legal relationship between the landowner and operator.
You should understand the consequences before signing.
What recent Government action means for telecoms infrastructure
The direction of Government policy is clear: digital connectivity is being treated as strategically important infrastructure.
Planning reforms over recent years have already been introduced to support the deployment of 5G and improve mobile coverage. The Government’s Wireless Infrastructure Strategy also identifies planning reform and Electronic Communications Code reform as measures intended to make network deployment quicker and easier.
There is also a new development taking effect on 1 September 2026.
The Government has introduced directions under the Building Act 1984 providing a dispensation from certain building regulations requirements for specific telecommunications-related building work. This includes certain work involving mobile communication masts on existing higher-risk buildings.
These developments demonstrate the wider push towards facilitating digital infrastructure.
However, making network deployment easier does not remove the need for landowners to understand their own legal position.
What should landowners do if an operator contacts them?
The most important thing is not to rush into an agreement.
If you receive a proposal from a telecoms operator, consider obtaining legal advice before signing a new agreement, renewal or variation.
A solicitor can help you understand:
- What your existing agreement allows
- What rights the operator may have
- Whether additional rights are being requested
- The implications of proposed upgrades
- Access and maintenance provisions
- Sharing arrangements
- Renewal provisions
- Termination and reinstatement obligations
- The financial terms of the arrangement
- Your options if you do not agree with the proposal
The Electronic Communications Code provides a legal framework for these relationships, but each case needs to be considered on its own facts.
How GLP Solicitors can help
GLP Solicitors can advise landowners and property owners dealing with telecommunications mast agreements and related property matters.
This may include reviewing existing telecoms agreements, advising on proposed variations or renewals and helping landowners understand the legal implications of requests from telecommunications operators.
Where an operator is seeking changes to an existing arrangement, obtaining advice early can help you understand your position before negotiations progress.
Our approach is to explain the legal issues in straightforward terms and help you make informed decisions about your property.
Frequently Asked Questions
It depends on the terms of the existing agreement and whether the operator has relevant rights under the Electronic Communications Code. The Code provides certain rights to operators, including rights concerning the installation, maintenance and upgrading of communications infrastructure. However, the exact position depends on the particular agreement and circumstances. If an operator approaches you about an upgrade, it is sensible to review the existing agreement and proposed works before agreeing to anything.
The Electronic Communications Code is the legal framework governing many relationships between telecommunications operators and landowners. It provides a system for operators to obtain and exercise certain rights relating to electronic communications infrastructure on land. It also provides mechanisms for resolving disputes where the parties cannot reach an agreement.
Potentially. Whether an operator can install additional equipment will depend on the existing agreement, the scope of its rights and the Electronic Communications Code. An operator may approach a landowner seeking consent to additional equipment or may seek to rely on statutory rights where applicable. Landowners should establish exactly what equipment is proposed and whether additional rights are required before agreeing to changes.
It can, depending on the circumstances and the terms of the agreement. Telecoms site valuation can be complex, particularly where a new agreement, renewal or variation is involved. The Electronic Communications Code introduced different valuation assumptions for certain telecoms arrangements, so landowners should not assume that a proposed financial figure is necessarily the only option available.
The Government has been considering changes to planning rules to accelerate the deployment of digital infrastructure. Its 2025 call for evidence considered ways of making deployment faster and less costly, including changes relating to mobile infrastructure and existing sites. Some proposals are still proposals rather than established law, so landowners should check the current planning position for their particular circumstances.
Newer mobile networks require additional capacity and upgrades. Government material specifically recognises that 5G deployment requires more capacity upgrades to existing sites, as well as additional infrastructure. This means an existing mast site may be strategically important to an operator looking to improve network coverage or capacity.
It can be beneficial to obtain legal advice before signing a new telecoms agreement, renewal or variation, particularly where the operator is requesting additional rights or changes to an existing arrangement. A solicitor can review the proposed terms, explain your legal position and identify issues that could affect your property or future use of the site.
Do not feel pressured to sign immediately. Ask for the proposal and relevant documents in writing, review your existing agreement and consider obtaining specialist legal advice. The earlier you understand the operator’s request and your own rights, the better positioned you may be to make an informed decision.