Government Consults on New Mayoral Planning Powers Across England

The consultation follows the introduction of new powers through the English Devolution and Community Empowerment Act 2026, which allows mayors of strategic authorities to become involved in the determination of planning applications considered to be of strategic significance.

 

Which Developments Could Be Affected?

 

Under the Government's proposals, mayors would initially have powers in relation to a defined range of larger-scale developments. The consultation suggests that, before the adoption of a Strategic Development Strategy (SDS), applications of potential strategic importance could include:

 

• Residential developments comprising more than 150 homes;
• Non-residential or mixed-use schemes providing more than 15,000 square metres of floorspace;
• New buildings exceeding 30 metres in height; and
• Proposals that increase the height of existing buildings by 15 metres or more where the resulting building would exceed 30 metres in height.

 

The Government is proposing that these thresholds would provide mayors with an early role in development management while broader strategic planning frameworks are prepared.

 

Greater Powers Following Strategic Development Strategies

 

The consultation proposes a wider scope of intervention once mayoral authorities have adopted a Strategic Development Strategy.

 

At that stage, a broader range of infrastructure projects could fall within the definition of applications of potential strategic importance, including certain energy, transport, minerals and waste developments. The proposals also suggest that mayors could become involved in developments that have implications for wider strategic priorities within their region.

 

This reflects the Government's intention to align development management powers more closely with emerging strategic planning responsibilities.

 

How Would the Process Work?

 

The proposed process is intended to be broadly comparable to the approach already used in London.

 

Applications meeting the relevant thresholds would be referred to the mayor, who would then have an opportunity to decide whether intervention is necessary. Where a mayor chooses to intervene, the mayor could assume the decision-making role for that application. The legislation also enables mayors to direct local planning authorities to refuse applications in certain circumstances.

 

Importantly, the vast majority of planning applications would continue to be determined by local planning authorities. The new arrangements are intended to focus on schemes with wider strategic implications rather than routine planning applications.

 

Additional Devolution Measures

 

The consultation is not limited to mayoral call-in powers.

 

The Government is also seeking views on the use of:

 

• Mayoral Development Orders, which could enable mayors to grant planning permission for specified types of development in defined locations; and
• Mayoral Community Infrastructure Levy powers, which could allow strategic authorities to raise funding for major infrastructure projects.

 

Together, these measures represent a further transfer of planning and infrastructure responsibilities to regional authorities.

 

What Does This Mean for Developers and Landowners?

 

For promoters of larger development projects, the proposals could introduce an additional layer of strategic oversight within the planning system.

 

Residential schemes exceeding 150 dwellings, major commercial developments and taller buildings may increasingly need to demonstrate how they support regional growth objectives, particularly in areas with elected mayors. As Strategic Development Strategies emerge, alignment with regional priorities may become an increasingly important consideration alongside local planning policy.

 

Applicants promoting strategic development may therefore wish to consider engagement not only with local planning authorities but also with emerging regional planning structures as proposals evolve.

 

DHA Planning's View

 

The consultation represents one of the most significant changes to development management outside London for many years. While the impact on smaller development proposals is likely to be limited, the changes could have important implications for major housing, mixed-use, commercial and infrastructure schemes.

 

Much will depend on the final regulations, the thresholds ultimately adopted, and how individual mayors choose to exercise these powers in practice. However, the direction of travel is clear: regional authorities are set to play a more prominent role in shaping growth, regeneration and infrastructure delivery across England.

 

The consultation remains open until 5 October 2026, with the Government indicating that the necessary secondary legislation is expected to be introduced later this year ahead of implementation in early 2027.     We will continue to monitor the progress of these proposals and provide updates as further details emerge.