Mayors throughout England are set to receive enhanced ‘call in’ powers, enabling them to make critical planning decisions that significantly affect local development. This forthcoming initiative, outlined in proposals due to be released next week, will empower mayors to take control of pivotal planning applications that drive local growth, allowing them to instruct councils to either advance or reject these proposals.
This initiative has garnered support from ten mayors representing various political parties, aligning their authority with that already held by the Mayor of London. For the first time, national thresholds for planning applications outside of London will be established, targeting developments that include more than 150 residential units, over 15,000 square metres of commercial space, or any structure exceeding 30 metres in height—approximately equivalent to ten storeys.
Streamlined Development Approvals
In addition to these powers, mayors will be permitted to grant preliminary permissions for developments, enabling construction to commence without the need for developers to submit a formal application. This streamlined approach is designed to expedite the building process in response to pressing housing needs.
While mayors will gain these additional responsibilities, councils will remain the primary decision-makers for the vast majority of planning applications. Many local authorities have demonstrated their capacity to deliver housing at scale; for instance, Salford has constructed 7,584 homes, significantly surpassing its target of 4,249. Similarly, Leeds has achieved 11,690 homes against a goal of 10,151, and Knowsley has completed 1,888 homes, more than double its requirement of 772.
Adhering to Planning Regulations
It is imperative that every decision made by mayors adheres to established planning regulations, local development plans, and national policies. Applicants maintain the right to appeal decisions, and government ministers will retain a backstop authority to intervene if necessary.
Moreover, mayors are set to have a more significant influence over the allocation of national housing funding within their jurisdictions. While Homes England will continue to spearhead the largest projects, its funding and expertise will be directed towards priorities established in conjunction with local mayors.
Investment in Infrastructure and Housing
A substantial allocation of £1.3 billion from the national fund dedicated to land and infrastructure has already been designated for the seven most established mayoral areas. An additional £234 million in brownfield funding has been earmarked for seven metropolitan areas, alongside a commitment of £1.5 billion for devolution initiatives via the Housing Accelerator Fund.
Furthermore, mayors outside London will have the authority to impose a levy on developments to finance significant infrastructure projects. This mechanism mirrors the approach that successfully facilitated the construction of the Elizabeth line, which has not only enhanced rail capacity but also supported housing development and regeneration, ultimately becoming the UK’s busiest railway service.