• Swindon & Wiltshire Economy
• Monday August 24 2026

Metro mayors poised for major planning powers shake-up

Metro mayors across England are set to gain sweeping new powers to intervene in major planning decisions, grant permission for development upfront and raise money for infrastructure, under government proposals designed to accelerate housing and economic growth.

The consultation – which has been welcomed by the West of England Combined Authority – would give mayors outside London the ability to “call in” planning applications deemed strategically important.

They could then become the planning authority deciding the scheme, or direct a local authority to refuse it.

The proposed regime would initially cover large-scale schemes, including residential developments of 150 homes or more and commercial projects exceeding 15,000 square metres.

It could later extend to major infrastructure, Green Belt proposals and other developments with strategic implications once regions have adopted Spatial Development Strategies.

Mayors would also be able to issue Mayoral Development Orders, effectively granting planning permission in advance for specified sites.

The approach is intended to reduce uncertainty and delays for projects linked to housing delivery, regeneration and economic growth.

The government said the orders could be used where a mayor is directly involved in a project as promoter or partner, or where development supports wider regional priorities.

Local authorities already use similar Local Development Orders, but the proposals would create a mayor-led route for larger strategic schemes.

A new Mayoral Community Infrastructure Levy is also proposed, enabling mayors outside London to charge developers towards infrastructure required to support growth.

Housing and Planning Minister Matthew Pennycook said the measures were part of a wider move to shift power away from Whitehall.

“Local leaders know what it will take to drive growth in their areas, creating jobs and attracting investment that speak to the strengths of their region,” he said.

The department wants the powers to be operational by early 2027, subject to the consultation outcome and parliamentary approval.

Mayors would still be required to make decisions in line with local development plans and national planning policy, while applicants would retain appeal rights and ministers could intervene where necessary.

The consultation runs until 5 October. It will be closely watched by developers, councils and business groups, with the reforms potentially reshaping how major projects are approved across England.

Helen Godwin, Mayor of the West of England, has welcomed the government’s announcement of new development powers for Mayors across England.

She said: “As our region continues to take on more powers and funding as part of the devolution revolution, this announcement is another exciting step forward.

“Having more influence over how national housing funding is spent will help us get new homes built where they’re needed most – together with the transport and services that local communities deserve.

“More control over how we tackle the housing crisis in our region can turbo-charge the work we are already doing together, including with Homes England.

“This is great news for people across the West of England who are waiting for social housing and saving to get onto the property ladder. Like our local councils, we will be looking closely at the detailed proposals.”

She continued: “Call-in powers have been used in the capital by the Mayor of the London for many years, and it’s right that our region is fast catching up.

“Mindful of this responsibility, my approach, now and in the future, remains the same: carefully considering all planning applications at the appropriate stage, looking at all the evidence.”