Mayors to Fast-Track 150+ Home Schemes Under Burnham Plan

For anyone building or selling tools into England's planning pipeline, the bottleneck has always been the consenting authority — and that authority is about to change. Burnham's plan puts mayoral combined authorities in charge of call-in and upfront permission for 150+ home schemes, 15,000 sq m commercial floorspace and 30m-plus buildings, effectively removing an application cycle for the projects that matter most to housebuilders and investors. That repositions 10 of 14 devolved mayors as a new class of strategic consenting customer for planning analytics, site-viability modelling, public-consultation and compliance tooling.

Prime Minister Andy Burnham is preparing to unveil proposals next week that would hand England's devolved mayors sweeping new powers over local planning decisions, effectively creating a mayoral fast track for the country's largest development schemes. The plan, reported on 23 August 2026 across the Reach plc local news network, would allow mayors to "call in" planning decisions and direct councils to approve or refuse them, and to grant upfront permission so developers can start building without first securing a local application. The powers would apply to developments of more than 150 homes, commercial space above 15,000 square metres, or any building 30 metres or taller — roughly ten storeys.

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The powers would apply to developments of more than 150 homes, commercial space above 15,000 square metres, or any building 30 metres or taller — roughly ten storeys.

The reform does not emerge in a vacuum. Ten of England's 14 devolved mayors have already backed the move, signalling broad political buy-in before the proposals are even formally published. The extension would bring the rest of England's mayors into line with Mayor of London Sir Sadiq Khan, who was granted equivalent powers earlier in 2026 in what was billed as an emergency measure to unblock dozens of stalled sites and deliver thousands more affordable homes in the capital. That the Government is now generalising a tool initially framed as an emergency response suggests ministers view mayoral planning control as a durable template for accelerating delivery rather than a one-off crisis intervention.

The timing reflects acute delivery pressure. The Government is just over a quarter of the way to its target of building 1.5 million homes in England over five years. With only a fraction of the target delivered against an already-running clock, the gap between ambition and output is widening, and the planning system is being cast as the primary bottleneck. Handing consent powers to strategic authorities is a structural attempt to shorten the distance between political intent and shovels in the ground.

Burnham has acknowledged the democratic tension. In an interview with The Sunday Times he said he understood the argument that devolving such powers could disempower councillors, MPs and constituents, adding: "Sometimes… challenge does need to be made to local decision-making and actually it cuts both ways. It's not all about Nimbyism. Sometimes it's the other way round." That framing positions mayoral intervention not as a developer giveaway but as a corrective that can cut against parochial inertia, while conceding that local voices may be overridden.

The proposals contain legal guardrails. Decisions must be in line with planning rules, the local plans set out for areas, and national policy; ministers will retain a backstop power to intervene; and mayors will gain more say over how national housing funding from Homes England is spent in their areas. Reporting also indicates mayors will be able to charge, likely a fee or levy attached to the new consent route, though the detail remains truncated in the syndicated report.