New Planning Powers for Regional Mayors
The UK government has announced that mayors across England will be given more power over planning decisions in their regions. Under the new proposals, a mayor will be able to 'call in' decisions and direct councils to either approve or refuse them. Additionally, mayors will be able to grant upfront permission for developments of more than 150 homes, commercial spaces of more than 15,000 square metres, or any building 30 metres or taller—roughly 10 storeys.
The changes apply to mayors in 13 areas, including Manchester, Liverpool, the West of England, and the West Midlands. These mayors will gain similar powers to those already held by Sir Sadiq Khan in London, who is able to 'call in' planning decisions. The list also covers Combined Authorities in North East England, South Yorkshire, West Yorkshire, York and North Yorkshire, Hull and East Yorkshire, Greater Lincolnshire, Cambridgeshire and Peterborough, the East Midlands, and Tees Valley.
Housing minister Matthew Pennycook described the powers as an "essential part of the toolkit that mayors need to effectively deliver new homes and regeneration." He noted that housebuilding has fallen in London in recent years, but insisted that the 'call in' powers had helped the London mayor "unblock strategic growth sites" in the capital.
The government has stressed that local councils will continue to decide the majority of applications and that all decisions must still follow planning rules and national policy. Ministers will also retain a backstop power to intervene, ensuring that the new authorities do not override established guidelines.
The Role of New Prime Minister Andy Burnham
The policy comes under the leadership of new Prime Minister Andy Burnham, who served as mayor of Greater Manchester for nearly a decade and has repeatedly expressed his desire to transfer more powers to regional mayors. Burnham's experience in the mayor's office is reflected in his approach to devolution.
Last month, Burnham promised to give all mayors a share of income tax revenue, saying he wanted to "bring power home" to "every postcode." That approach has faced criticism from some in his own party and the Liberal Democrats, who fear it could create a "two-tier system" that discriminates against areas without an elected mayor.
Burnham acknowledged that devolving powers to mayors could disempower councillors, MPs, and constituents, but argued that challenge to local decision-making cuts both ways. He told The Sunday Times that sometimes local authorities put forward unacceptable projects, making it a "two-way street."
Criticism from Opposition
The Conservatives have questioned whether it is right for councils to lose the ability to make planning decisions in their own communities. Shadow housing secretary Sir James Cleverly criticised the government for "simultaneously stripping councils across the country of their ability to make planning decisions in their own communities, while making it easier to build traveller sites against local wishes." He also suggested Labour mayors had failed to meet housing targets, adding that the Conservatives are the only party with a plan to get the country building, including scrapping stamp duty on family homes.
The Liberal Democrats have also been vocal in their opposition. Gideon Amos, the party's housing and planning spokesperson, called the move a "direct attack" that would "silence residents." He said: "Taking powers away from communities and local councillors is taking powers away from local people." Amos argued that the government should instead empower local councils with the resources to deliver affordable homes and infrastructure.
Housing Targets and Background
The announcement comes against the backdrop of the government's pledge, made in the 2024 general election, to build 1.5 million new homes in England by the end of the decade. Housing minister Matthew Pennycook said the government is "absolutely determined" to stick with that ambition, but acknowledged the target is "really stretching." He noted that nearly 180,000 children are in temporary accommodation, adding that a smaller target would not be commensurate with the scale of the challenge.
Penncook also indicated that the 'call in' powers would help mayors "unblock strategic growth sites" and deliver new homes. The government's plan includes giving mayors more control over how national housing funding is spent in their areas and allowing them to levy a development charge to fund major infrastructure. Additionally, mayors will get a "bigger say" in housing funding, with Homes England directed to focus on local mayors' priorities.
A consultation on how the powers will work is due to be published next week, which will give further detail on the mechanisms and implications for local communities.