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New powers are set to be granted to mayors across England, enabling them to override local council decisions on certain planning applications. This development targets proposals involving over 150 homes, commercial projects exceeding 15,000 square metres, or constructions taller than 30 metres. The mayors in 13 combined authorities—including Manchester, Liverpool, the West Midlands, and the West of England—will acquire authorities similar to those already held by London Mayor Sir Sadiq Khan, who can currently “call in” planning decisions.
Housing Minister Matthew Pennycook described these additional powers as crucial tools that mayors need to successfully drive new housing developments and urban regeneration. While the Conservatives expressed concerns about local councils losing control over planning in their own communities, the government emphasized that most planning applications will still be handled by local councils and must comply with existing planning regulations. The extended powers will also apply to mayors in combined authorities throughout other regions such as North East England, South Yorkshire, West Yorkshire, York and North Yorkshire, Hull and East Yorkshire, Greater Lincolnshire, Cambridgeshire and Peterborough, East Midlands, and Tees Valley.
Pennycook highlighted that the authority to “call in” major planning decisions has helped the London mayor unblock strategic growth sites, despite a recent decline in housebuilding in the capital. Reflecting on the government’s ambitious target to deliver 1.5 million new homes in England by 2030, set during the 2024 general election, Pennycook acknowledged the target is “really stretching.” He stressed the urgency by pointing out that nearly 180,000 children are currently living in temporary accommodations, emphasizing that “any smaller target wouldn’t be commensurate with the scale of the challenge.” Beyond planning powers, mayors are expected to receive the ability to grant “up-front permission,” which allows construction to commence without developers needing to apply for permission each time.
As part of this shift, mayors will have increased influence over how housing funding is allocated locally, with the national agency Homes England instructed to focus on mayors’ priorities. Greater Manchester’s new mayor, Andy Burnham—who served in the role for nearly a decade—has advocated for the transfer of more authority to local mayors. Speaking to the Sunday Times, Burnham said, “Challenge does need to be made to local decision-making and actually it cuts both ways,” highlighting that sometimes local authorities themselves pursue “something that’s unacceptable in terms of the impact on the community.” He recently pledged to share income tax revenues with all mayors to “bring power home” and has launched a programme to embed skilled civil servants within mayoral offices. Nevertheless, this strategy has met criticism from some within his own party and the Liberal Democrats, who worry it could create a “two-tier system,” disadvantaging areas without elected mayors.
Opposition voices have been vocal about the changes as well. Sir James Cleverly, the shadow housing secretary, criticized the government’s move, arguing it is “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 further accused Labour mayors of failing to meet housing targets and promoted the Conservative plan to stimulate housebuilding by scrapping stamp duty on family homes. Gideon Amos, the Liberal Democrat spokesperson on housing and planning, condemned the shift as “taking powers away from communities and local councillors” and urged the government instead to empower councils with resources to build affordable homes supported by necessary infrastructure. Meanwhile, Mothin Ali, deputy leader of the Green Party, described the transfer of powers to mayors as “more tinkering” amid ongoing austerity pressures faced by local authorities. Reform UK also weighed in, labeling the initiative “centralisation in disguise” and accusing Westminster of extending control rather than genuinely devolving power and resources
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