Weekly planning news

Mayors set to get new powers over major planning decisions

Mayors across England could be given new powers to take a more direct role in major planning decisions under proposals announced by the Government. 

The changes being consulted on would allow mayors to ‘call in’ applications of ‘potential strategic importance’ (e.g. those that could have an impact on regional growth), taking over the decision-making duty from the local authority. They would be initially consulted on any such application and would also be able to direct the relevant council to refuse them. 

Outside London, the proposed changes could give mayors new powers to intervene in planning decisions involving developments of more than 150 homes, over 15,000 square metres of commercial space, or buildings taller than 30 metres. 

Mayors could also be given the ability to grant up-front permission for development, allowing certain schemes to move forward without developers having to submit a separate planning application. 

According to the BBC¹, the new powers would be available to mayors across 13 areas of England, bringing them more closely in line with the planning powers already held by the Mayor of London. 

The Government has said that councils would continue to determine the majority of planning applications, while all decisions would still need to comply with national planning policy and the relevant local plan. 

The proposals would also give mayors a greater say over how national housing funding is spent in their areas. Homes England would continue to lead on the biggest projects, but its funding and expertise would be focused on priorities agreed by local mayors. 

Mayors outside London would also be able to charge a levy on development to help fund major infrastructure. 

Further details on how the new planning powers would operate, and an opportunity to have your say, are laid out in the consultation². 

33 strategic partners confirmed to deliver new social and affordable homes 

Homes England and government has confirmed 33 strategic partners that will receive grant funding through the Government’s £39 billion Social and Affordable Homes Programme (SAHP). 

The partners will work with the Government’s housing and regeneration agency to deliver new social and affordable homes across England. 

According to Inside Housing³, the first wave of funding totals £9.58 billion and is expected to support the delivery of around 73,600 homes over the next 10 years. It also reports that nearly two-thirds of these homes are expected to be for social rent. 

The 33 organisations will receive funding through the programme’s Strategic Partnership route. Other providers will also be able to access funding through a separate Continuous Market Engagement route, which will support the delivery of further homes during the programme. 

The confirmed strategic partners include housing associations and local authorities from across England, including Clarion Housing Association, Great Places Housing Association, Orbit Group, Places for People, Vistry Homes, Cambridge City Council and Newcastle City Council. 

The outcome reflects the Government’s priorities for the programme and aims to secure both delivery and value from public investment. 

Amy Rees, Chief Executive of Homes England, said “The strong demand for SAHP funding demonstrates the sector’s ambition to deliver as part of this once-in-a-generation opportunity to come together, alongside partners funded through the programme’s alternative Continuous Market Engagement (CME) route, to deliver thousands of social and affordable homes for people, families and communities across England. 

“Our team is absolutely focused on working in close collaboration with our partners alongside regional leaders, mayors and the sector to deliver on government policy and ensure this investment supports the creation of high quality homes and thriving places that people want and need.” 

The 10-year programme, running from 2026 to 2036, is intended to support the delivery of social and affordable homes across England, with the 33 strategic partners joining other organisations funded through the programme’s alternative route.  

Government consults on planning agreements for medium-sized housing sites 

The Government has launched a consultation on plans to introduce standardised planning agreement templates for medium-sized housing developments in England. 

The proposals would apply to housing sites delivering between 10 and 49 homes, on land of up to 2.5 hectares. They are designed to bring greater consistency to the process of agreeing planning obligations and could help reduce the time and resources currently required to negotiate them.  

Under the consultation, the Government is seeking views on four standard templates for medium-sized sites. These include templates for bilateral Section 106 agreements and unilateral undertakings, as well as separate affordable housing schedules for full and outline planning permissions.  

The proposed templates are intended to provide a more consistent starting point for relevant applications, while still allowing planning obligations to reflect the specific circumstances of individual developments. They could reduce the time spent agreeing standard provisions and allow local planning authorities to focus resources on more complex, site-specific matters.  

The consultation also proposes a new approach to affordable housing on sites with full planning permission. This would prioritise delivering affordable homes as part of the development, before a financial contribution is considered as an alternative. 

The proposals build on the updated National Planning Policy Framework, which formally introduced a new category of ‘medium development’ covering housing schemes of between 10 and 49 homes on sites of up to 2.5 hectares.  

The consultation is open⁴ until 11:59pm on 20 October 2026, with feedback helping to shape the final templates. 

1. https://www.bbc.co.uk/news/articles/cy8m0gxexl4o
2. https://www.gov.uk/government/consultations/planning-powers-for-mayors-in-england/planning-powers-for-mayors-in-england
3. https://www.insidehousing.co.uk/news/33-strategic-partners-chosen-in-first-10bn-wave-of-sahp-cash-98443
4. https://www.gov.uk/government/consultations/standard-planning-agreements-for-medium-sized-sites