Self-build sites, once approved, should not be subject to veto by councillors, suggests a recent report.
In an effort to address the challenges faced by self-builders and meet the UK Government's ambitious 1.5 million homes target, a new solution is being proposed to reduce political vetoes on allocated housing sites. The Centre for Cities report, along with related discussions, suggests strengthening mayoral strategic authorities with new powers.
The proposed changes aim to mitigate local council opposition to housing development by shifting decision-making powers to regional mayors. These mayors would be granted the ability to create spatial development plans, intervene in strategic planning, impose community infrastructure levies, and establish Mayoral Development Corporations—all aimed at overcoming local opposition and political vetoes that have previously obstructed housing development.
Currently, only a few mayors have these powers, with London being a key example. However, local opposition has been a significant barrier, as seen in cases like Stockport council pulling the plug on Greater Manchester’s spatial development strategy despite support from other councils and the metro mayor.
The report also proposes classifying all allocated sites as Tier A, to be decided solely by professional planners, thereby providing greater certainty and speed for small builders and self-builders. Mid-rise developments in big metro areas could be classified as Tier A to help urban builders. Furthermore, applicants refused by officers would be allowed to appeal to committees.
Sites already allocated for housing in local plans would remain classified as Tier B, allowing councillors to retain the power to block or delay even compliant applications. However, the report argues that these changes would balance removing unnecessary delays with protecting democratic oversight.
The report also highlights cases where planning committees blocked nearly 900 homes on allocated sites despite officers' approval, putting self-builders under unnecessary risk, costs, and emotional stress due to the lack of legal teams or budgets to fight appeals or political battles over planning decisions.
The proposed solution is designed to navigate around local political vetoes and deliver the Government's housing ambitions by enhancing regional planning and development powers. By reducing fragmentation and local political blockages, a more streamlined and strategic framework for delivering large-scale housing targets would be provided.
In summary, the proposed changes aim to strengthen mayoral strategic authorities, granting them powers to override local political vetoes on planning and development decisions, establish Mayoral Development Corporations, provide financial support for regeneration and delivery starting from 2026/27, and classify allocated sites as Tier A to be decided solely by professional planners. These changes are expected to provide greater certainty and speed for small builders and self-builders, while maintaining democratic oversight.
- The proposed changes aim to reduce political vetoes on housing sites by strengthening the powers of regional mayors, allowing them to create spatial development plans and impose community infrastructure levies.
- The report suggests that all allocated sites be classified as Tier A, to be decided solely by professional planners, providing greater certainty and speed for small builders and self-builders.
- Current policies have put self-builders under unnecessary risk, costs, and emotional stress due to the lack of legal teams or budgets to fight appeals or political battles over planning decisions.
- The proposed solution intends to navigate around local political vetoes and deliver the Government's housing ambitions, providing a more streamlined and strategic framework for large-scale housing targets.
- The changes, which also involve the establishment of Mayoral Development Corporations and financial support for regeneration, are expected to balance removing unnecessary delays with maintaining democratic oversight.
