The short version
- Regional mayors will receive the authority to intervene in local planning decisions for developments exceeding specific size thresholds.
- The policy aims to address significant shortfalls in national housing targets by streamlining approval processes for major projects.
- Opposition parties and critics argue the measures undermine local democracy and create an uneven system of governance across England.
Regional leaders across England are set to receive expanded authority over local planning decisions, a move designed to accelerate the delivery of large-scale housing and commercial developments. The proposed changes, expected to be formally presented next week, would allow mayors to override local council determinations on significant projects. This shift represents a substantial transfer of power from municipal councils to regional executives, aligning most devolved areas with the existing powers held by the Mayor of London.
Under the new framework, mayors will be able to 'call in' planning applications that meet specific criteria. These include residential developments proposing more than 150 homes, commercial spaces exceeding 15,000 square meters, or any structure reaching a height of 30 meters or greater. Once called in, the mayor can direct the local council to either proceed with or refuse the application. Additionally, mayors will gain the ability to grant upfront permission for certain projects, allowing construction to begin without the need for developers to submit formal applications in every instance.
The initiative is driven by urgent pressure to meet national housing targets. The government has committed to building 1.5 million homes in England within five years but has achieved only a quarter of that goal so far. Housing Minister Matthew Pennycook described the new powers as an essential component of the toolkit required to deliver regeneration and new homes effectively. He emphasized that while the target is stretching, it remains necessary given the scale of the housing crisis, including the large number of children currently living in temporary accommodation.
Andy Burnham, who previously served as Mayor of Greater Manchester and now leads the government, has long advocated for devolving more power to local mayors. He argued that challenging local decision-making is sometimes necessary, noting that opposition to development does not always stem from community resistance but can also involve local authorities proposing plans that are unacceptable to residents. Burnham suggested that these powers would foster more collaborative discussions between councils and mayoral offices, encouraging proactive problem-solving rather than adversarial delays.
The expansion of mayoral influence extends beyond planning permissions. Regional leaders will also have a greater say in how national housing funding from Homes England is allocated within their jurisdictions. Furthermore, they will be permitted to charge levies on new developments to fund necessary infrastructure improvements. This financial autonomy is intended to ensure that growth is supported by adequate services and transport links, addressing a common criticism of previous development cycles where infrastructure lagged behind construction.
Critics from across the political spectrum have raised concerns about the democratic implications of these changes. The Liberal Democrats characterized the move as a direct attack on communities, arguing that removing decision-making power from local councillors silences residents. Gideon Amos, the party’s housing spokesperson, contended that the government should instead empower local councils with resources to deliver affordable homes rather than handing mayors unchecked authority. He warned that the current approach creates a chaotic patchwork of devolution that fails to solve the underlying housing crisis.
Conservative opponents also questioned the erosion of local autonomy. Shadow Housing Secretary Sir James Cleverly argued that stripping councils of their ability to make planning decisions undermines community control. He suggested that the government was simultaneously making it easier to build certain types of sites while ignoring broader structural issues in the housing market. Reform UK accused the administration of centralization in disguise, claiming that Westminster is extending its influence rather than genuinely empowering devolved authorities.
The policy applies to mayors in 13 combined authority areas, including Manchester, Liverpool, the West Midlands, and the South East. A consultation on the specific mechanics of these powers is scheduled for publication next week. While the government maintains that local councils will continue to handle the majority of planning applications and that all decisions must adhere to national policy, the introduction of mayoral oversight marks a significant shift in England’s planning landscape. The effectiveness of this approach remains uncertain as builders warn that missing targets is still a distinct possibility despite these new interventions.
Supporters of the reform point to the success of similar powers in London, where Mayor Sadiq Khan has used them to unblock stalled sites and promote affordable housing. However, skeptics note that housebuilding rates have fallen in the capital in recent years, suggesting that administrative changes alone may not resolve deeper market constraints. As the government pushes forward with this strategy, the balance between regional efficiency and local democratic accountability will remain a contentious issue in British politics.
Sources behind this briefing
Go to the original reporting
- The Guardian World↗Burnham expected to give mayors new powers over local planning decisions
- BBC News↗Mayors to get powers to overrule local councils on planning decisions
