Mayors to Gain Sweeping Planning Powers

Prime Minister Andy Burnham is set to unveil proposals this week that would give regional mayors across England the power to overrule local council planning decisions and greenlight large-scale developments. The plans, reported by multiple outlets ahead of their official announcement, would allow mayors to "call in" significant planning applications and direct councils to either approve or refuse them.

Under the proposals, mayors would also be able to grant developers upfront permission to start building without having to submit a full application. The new powers would apply to developments of more than 150 homes, commercial spaces exceeding 15,000 square metres, or any building 30 metres or taller—roughly 10 storeys.

Ten of the 14 devolved mayors have backed the move, according to a report in The Sunday Times that was widely picked up by outlets including City A.M. and the BBC. The proposals would bring regional mayors in line with London Mayor Sir Sadiq Khan, who was given similar powers earlier this year as an emergency measure aimed at unblocking stalled sites and accelerating affordable homebuilding in the capital.

The government is just over a quarter of the way to its target of building 1.5 million homes in England over five years, a shortfall that has been cited as a key driver of the new devolution push.

Burnham Defends Two-Way Challenge

Speaking to The Sunday Times, Burnham acknowledged concerns that the new powers could disempower councillors, members of Parliament, and constituents. But he defended the plan, arguing that the challenge cuts both ways.

"Sometimes... challenge does need to be made to local decision-making and actually it cuts both ways," he said. "It's not all about Nimbyism. Sometimes it's the other way round. It's a local authority putting forward something that's unacceptable in terms of the impact on the community... so it's a two-way street."

Burnham also argued that an elected mayor offers greater accountability than alternative decision-making processes. "The question is: do you want somebody who's elected by the people of that area to consider a decision, or a far less accountable decision-making process?" he told the newspaper.

Decisions made under the new powers would still have to comply with planning rules, local area plans, and national policy. Ministers would retain a backstop power to intervene in cases where they deem it necessary.

Funding and Infrastructure Measures

Alongside planning powers, mayors would gain a greater say over how national housing funding from Homes England is spent in their areas. They would also be able to charge a levy on developments to fund major infrastructure projects.

A consultation on the plans is due to be published next week, according to the Press Association, whose reporting was carried by numerous regional outlets including the Stoke Sentinel, Surrey Advertiser, and Evening Chronicle.

The government's wider housing agenda was also in focus on Monday, when ministers announced where 70,000 social and affordable homes will be built in England over the next 10 years. That funding—part of a £39bn programme—will go to Greater Manchester, the West Midlands, West Yorkshire, South Yorkshire, North East England, and Liverpool, with an additional £6bn allocated to London at a later date.

Of the new homes announced, 60% will be for social rent, which means the cost is about half of market rents and subject to strict eligibility criteria. The announcement forms the first part of a pledge to build 300,000 social and affordable homes over the decade.

Prime Minister Burnham said: "No child should be raised in a hostel room and no family should wait 10 years for a front door of their own. I have said from my first day in this job that everything starts with a good home."

Housing charities welcomed the announcement but said it was still not enough to meet demand. The Conservatives called it an "unfunded spending commitment."

Burnham previously proposed spending the entire £39bn housing programme on council homes, but the plans announced on Monday allocate £10bn to a mix of subsidised housing types, including shared ownership and sheltered housing. The Guardian reported that for the first time in the scheme's history, three of the 33 strategic partners delivering the homes will be local councils.

Housing Secretary Angela Rayner said: "Growing up on a council estate and raising children as a young working mum, I know firsthand that access to a secure, affordable home can be a lifeline for families up and down the country."

Criticism from Opposition Parties

The planning proposals have drawn sharp criticism from opposition parties. Liberal Democrat housing spokesperson Gideon Amos called the plan "a direct attack on communities across the country," arguing it would silence residents and create a "chaotic patchwork" of devolution. He said the focus should instead be on empowering councils to build affordable homes and improve infrastructure.

Green Group at the Local Government Association leader Emily O'Brien said she was "appalled" by the centralisation of power, describing the agenda as taking power away from local communities and saying mayors could be "out of touch." She called the move the opposite of devolution.

Market and Delivery Challenges

The planning changes come amid a difficult climate for housebuilders. Rightmove CEO Johan Svanstrom said in July that new home developments are at "historically low levels due to continued softer build rates." The property platform reported a 6% dip in new-build developments year-on-year, with conditions among the most difficult since the global financial crisis.

Data cited in reports also highlighted the scale of the housing challenge. Official figures suggested 177,530 children were homeless in temporary accommodation, and 1.34 million households were on social housing waiting lists as of March 2025. In 2024-25, just over 12,000 homes were built for social rent, compared with the 90,000 per year that the National Housing Federation and homeless charities previously said was needed.

BBC Verify analysis of Energy Performance Certificate data indicated around 203,000 new homes were delivered in the 12 months to June 2026, short of the government's target of 300,000 per year.

The full detail of the mayoral planning powers is expected to be confirmed when the consultation is published next week.