New Mayoral powers are likely to influence how strategic planning decisions are made, how infrastructure investment is prioritised and how growth opportunities are identified and delivered. For developers, investors and landowners, understanding these emerging arrangements will become increasingly important.
As the consultation on planning powers for Mayors in England comes to a close, we draw on our experience within Greater London, reflecting on the successes of the London model and lessons that can inform the next generation of Mayoral authorities.
Key areas of success
The Greater London Authority (GLA) under successive London Mayors has demonstrated the value of regional governance in several respects:
- Overall, strategic planning powers have been a positive tool, supporting schemes offering strategic benefits, balanced against local impacts and priorities.
- Infrastructure delivery, notably Crossrail and improvements to the Overground and cycling networks, demonstrates the benefits of clear leadership and targeted use of the Mayoral Community Infrastructure Levy (MCIL). Integrating transport and land use planning has provided a strong framework for growth.
- Strategic policy has played an important role. Consistently applied policy builds consensus and certainty, for example the London View Management Framework and Green Belt policy, which benefit from a city-wide perspective. Green Belt policy is changing but the GLA continues to take a leading role.
- Consistent support for high-density place-making has also been instrumental in accommodating growth. Our experience with Paddington Green Police Station, for example, was that the Mayor’s call-in allowed for approval of an optimised tall building scheme with overall greater planning benefits, including increased affordable housing and public realm, which would otherwise have been refused.
- Public sector land assembly and delivery, including through Places for London and GLA Land and Property Limited (GLAP), has unlocked significant development opportunities. Notable examples include multiple sites under the Connected Living partnership as well as large masterplans including Barking Riverside and Limmo Peninsula.
- Delivery vehicles, including Mayoral Development Corporations and policy interventions such as Opportunity Areas, have driven regeneration at scale and co-ordinated across complex cross-boundary locations. Examples include the Olympic legacy programme, the Royal Docks, Nine Elms and Earls Court.
- The GLA also demonstrates the benefits of a single strategic voice for the region, helping to secure funding and investment and co-ordinating Government departments, infrastructure providers, local authorities and the private sector.
Lessons for future Mayoral authorities
London's experience highlights several considerations for the design and operation of expanded Mayoral powers:
- Strategic powers add significant value, but their effectiveness depends on adequate resources. Expanded call-in powers must be supported by sufficient staffing and expertise to ensure timely decision-making and policy development.
- Referral and call-in processes can extend already lengthy planning programmes. Future authorities should seek proportionate and efficient processes, including greater use of written representations where appropriate.
- New Mayoral powers, alongside National Development Management Policies, provide an opportunity to establish distinct roles at national, regional and local levels, allowing strategic authorities to focus on strategic issues, avoiding unnecessary overlap and excessive policy and guidance.
- Additional policy requirements should not add unnecessary burdens that undermine viability or deter investment. Regional policies must remain flexible and responsive to changing market conditions, to support growth effectively.
- Crossrail and MCIL illustrate the value of targeted funding mechanisms, focused on a limited number of deliverable priorities whilst avoiding adverse effects on viability. More generally, regional growth will require greater national investment in infrastructure. London's experience with TfL further demonstrates the benefits of strong Mayoral influence over regional transport infrastructure.
- The GLA’s role on transport could be strengthened if its remit extended across the commuter belt. Strategic planning and infrastructure planning work best when aligned with travel-to-work areas and housing markets. Future Mayoral geographies should reflect these wherever possible.
- Planning policy alone cannot drive growth, particularly in challenging markets. Successful devolution requires a wider toolkit, including land assembly powers, development delivery mechanisms and access to sufficient Government funding. The capacity to establish vehicles such as Mayoral Development Corporations (MDCs) will be critical.
Conclusion
The expansion of Mayoral powers is an important opportunity to strengthen strategic decision-making and support locally distinctive growth across England.
London's experience demonstrates the benefits of regional governance in co-ordinating planning, infrastructure and investment, supporting development on public land and providing a strong strategic voice for growth. It also highlights the importance of ensuring that expanded powers are accompanied by sufficient resources, streamlined processes and a clear division of responsibilities between regional and local government.
With effective implementation, Mayoral authorities can become effective engines of growth, helping to deliver homes, infrastructure and investment while supporting the long-term prosperity of their regions.
We have submitted representations to the planning powers for mayors in England consultation picking up these key points, and would encourage others across the industry to have their say too. We will continue to be involved in the conversation and would be happy to represent clients as the proposed powers move towards adoption, currently anticipated for early next year.
For more information and further detail on the impact of the proposed new powers, please contact Oliver Jefferson.
5 October 2026
