22.07.2026
Local Government Reorganisation is set to reshape the planning landscape across Kent and Medway.
DHA Planning considers what the move towards four new unitary authorities could mean for development, Local Plans and strategic growth.
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The Government has confirmed plans to progress local government reorganisation across a further 14 areas in England, including Kent and Medway. The reforms will see the existing two-tier council arrangements streamlined into new unitary authorities, with the new councils expected to become operational from 1 April 2028.
For Kent and Medway, this represents a significant change to the way local government services, planning functions and strategic decision-making will be delivered. While there are no immediate changes to the operation of existing councils, the transition period is likely to be an important consideration for developers, landowners and planning professionals.
DHA Planning has prepared a detailed Briefing Note summarising the Government's announcement, the proposed new authority structure for Kent and Medway, and the potential opportunities and risks arising from the reforms. Read on for our summary of the key changes and potential implications for planning and development across the county.
The Government has selected the preferred reorganisation model for Kent and Medway, known as Option 4B. This will replace the existing 14 councils across the county with four new unitary authorities from April 2028.
The new authorities will broadly comprise:
The existing councils will continue to operate during the transition period and will remain the relevant decision-makers until the new unitary councils formally come into effect.
At this stage, the key milestones are expected to be:
Although the implementation date remains some way off, the transition period itself could have practical implications for plan-making, decision-making and the production of local authority monitoring reports.
The reforms are being presented as part of a wider growth-focused agenda, with the Government seeking to align council structures more closely with housing markets, local need and strategic growth priorities.
For planning and development, this creates both opportunities and risks.
A More Strategic Approach to Growth
The move towards larger unitary authorities could support a more strategic approach to planning, infrastructure delivery and economic development across Kent and Medway.
In principle, this could help align housing delivery, transport planning, infrastructure investment and economic growth across wider functional geographies, rather than within existing district boundaries.
New Local Plans
Each new unitary authority will need to prepare a new Local Plan. This is likely to create fresh opportunities for landowners and developers to promote sites through the plan-making process and seek draft allocations.
For well-positioned sites, particularly those capable of contributing to housing delivery, infrastructure provision or wider strategic growth objectives, the new Local Plan cycle could provide a valuable opportunity.
Progressing Applications During the Transition Period
As existing councils will remain capable decision-makers until the new authorities become operational, there may be merit in progressing planning applications, pre-application discussions and Local Plan representations during the transition period.
This could be particularly relevant where schemes are already well advanced or where delay may risk projects becoming caught between existing and emerging governance arrangements.
Transitional Disruption
While the reforms may provide long-term opportunities, the transition period could create short-term uncertainty. Details relating to service design, staffing structures, future operating models and governance arrangements are yet to be confirmed.
There is a risk that officer capacity, local knowledge and political attention could be affected during the transition, particularly around the shadow authority elections in May 2027. This could potentially slow application determination times, pre-application discussions and strategic planning work.
Local Plan Gaps and Housing Land Supply
The preparation of new Local Plans will require the merging of existing district positions, each with their own adopted plans, evidence bases, political priorities and housing market pressures.
This could result in delays to site allocations and uncertainty around five-year housing land supply positions. In areas where housing supply is already weak, this may create both risks and opportunities depending on the nature of the site and the relevant decision-making context.
Strengthened Localism
The Government has indicated that the new arrangements are intended to maintain local responsiveness and strengthen local voices through neighbourhood committees.
While this could help ensure communities remain engaged in local decision-making, it may also increase the influence of local views in some planning decisions. This could act as a potential headwind for more contentious development proposals.
Strategic and Governance Uncertainty
The reforms also raise questions around the future role of strategic authorities and cross-boundary planning arrangements. While there may be opportunities for more coordinated strategic planning, transport and infrastructure delivery, key details remain limited at this stage.
Schemes that depend on strategic policy direction, major infrastructure delivery or cross-boundary coordination may therefore experience a period of ambiguity while the new governance arrangements are developed.
Although the new unitary councils will not become operational until April 2028, developers and landowners should start considering how the transition period may affect their planning strategy.
Key considerations include:
Local government reorganisation represents one of the most significant changes to Kent and Medway’s planning landscape in recent years. While the reforms are intended to support growth, streamline decision-making and strengthen strategic coordination, the transition period could create uncertainty for planning applications, Local Plans and infrastructure-led development.
For developers and landowners, the key message is to plan early. Understanding the timetable, monitoring emerging governance arrangements and engaging proactively with current authorities will be important in managing risk and taking advantage of future opportunities.
At DHA Planning, we are continuing to monitor the implications of local government reorganisation for planning and development across Kent and Medway. We can advise landowners, developers and local stakeholders on how the transition may affect development strategies, planning applications and site promotion opportunities.
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