Mayors Empowered to Approve New Developments for Sustainable Growth

Mayors across England are set to receive new ‘call in’ powers, enabling them to make crucial planning decisions that will significantly influence local development. This initiative is part of proposed legislation expected to be unveiled next week, allowing mayors to take control of key planning applications that affect growth in their regions. They will have the authority to direct local councils either to proceed with or reject these applications.

Empowering Local Leadership

The initiative has garnered support from ten mayors representing various political parties, aligning their powers more closely with those already held by the Mayor of London. For the first time, national thresholds will be established outside the capital, setting clear parameters for what constitutes significant development. Specifically, schemes involving more than 150 residential units, over 15,000 square metres of commercial space, or any building exceeding 30 metres in height—approximately ten storeys—will fall within this new framework.

In addition to these powers, mayors will also be able to grant upfront permissions for developments, streamlining the process so construction can commence without the need for developers to submit formal applications. This shift is expected to expedite housing projects and enhance local growth.

Councils Maintain Oversight

While mayors will gain these new powers, councils will retain the responsibility for the majority of planning applications. Many local authorities are already demonstrating success in delivering housing at scale. For instance, Salford has produced 7,584 homes in the past three years, far exceeding its requirement of 4,249. Similarly, Leeds has delivered 11,690 homes against a target of 10,151, and Knowsley has achieved 1,888 homes, more than double its requirement of 772.

All decisions made under this new framework must adhere to existing planning rules, local plans, and national policies. Applicants will continue to possess the right to appeal, and ministers will retain a backup power to intervene if necessary.

Increased Control Over Housing Funding

Furthermore, mayors will have a greater influence on how national housing funding is allocated within their jurisdictions. While Homes England will continue to oversee the largest projects, its funding and expertise will be directed towards priorities established by local mayors. This shift aims to ensure that resources are deployed in a manner that aligns with local needs and objectives.

A substantial portion of the national fund for land and infrastructure, amounting to £1.3 billion, has already been earmarked for the seven most established mayoral regions. Additionally, £234 million has been allocated for brownfield funding, and £1.5 billion is committed through the Housing Accelerator Fund to promote devolution.

Infrastructure Development Initiatives

Mayors outside London will also be empowered to implement a levy on new developments, which will be used to fund significant infrastructure projects. This approach mirrors the successful strategy employed for the Elizabeth line, which has markedly increased rail capacity, facilitated housing growth, and revitalised urban areas, becoming the busiest railway service in the UK.