With Andy Burnham now back in Parliament, and the all-but-certain successor to Keir Starmer, the housing and development sector is understandably asking what this could mean for the planning system.
Ryan Williams, associate, and Clemmie Edgeworth, senior associate, both based in Manchester and part of Mills & Reeve's planning team, speculate on what the future might hold...
What might change?
The short answer is that an Andy Burnham premiership would be unlikely to mean a complete reversal of the current planning reform agenda. The more realistic expectation is a change in emphasis: more devolution, more public sector intervention, a stronger focus on social and council housing, and a planning system more explicitly tied to transport, infrastructure and public service delivery.
There are also indications that a Burnham administration would place greater emphasis on housing delivery itself, particularly through city centre regeneration, higher density development and public sector intervention where housing markets are not producing outcomes quickly enough. The emerging picture is not one of reduced development, but of a government more willing to shape how development is brought forward, although viability will be a significant challenge for local authorities in the same way it is for private developers.
A shift in emphasis, not necessarily a clean break
The current national planning reform agenda has been built around increasing housing delivery, streamlining decision making and strengthening strategic planning. Planning has been central to Labour's aim to "get Britain building again”.
There is little in Burnham's public record to suggest that he would abandon the broad pro-growth and pro-housing direction of travel. The more likely distinction is that he would seek to deliver it through a different institutional model, one in which mayors, combined authorities, public agencies and local government have a more active role in shaping housing and infrastructure outcomes.
Devolution and strategic planning are likely to be central
A Burnham-led government would likely accelerate the current devolution agenda, giving strategic authorities a greater role in planning and development.
Planning reform may also be accompanied by wider decentralisation, including increased fiscal powers, investment responsibilities and regional control over economic development. This would further embed planning within broader regional growth and infrastructure strategies.
Brownfield first, but not necessarily no Green Belt release
Like most of his peers, Burnham supports a brownfield first approach. Reports suggest that he supports the government's national position on grey belt while maintaining a strong preference for development on previously developed land wherever possible.
That distinction is important. A brownfield first approach does not mean that no green belt land will ever be released. Greater Manchester's Places for Everyone Joint Development Plan (PfE JDP) is itself based on maximising brownfield but nevertheless accommodates planned growth across the nine districts (Bolton, Bury, Manchester, Oldham, Rochdale, Salford, Tameside, Trafford and Wigan), including on green belt land. The PfE JDP aims to protect green belt land from the risk of unplanned development rather than ruling out all planned release.
The political sensitivity of green belt release is likely to remain high under any government. Burnham's record shows a willingness to revisit strategic plans where significant green belt loss is proposed, but also a degree of pragmatism in balancing housing need against environmental protection.
Social housing and council housebuilding
Housing is likely to be the area where a Burnham administration would most notably alter the tone of current planning policy. Burnham has pledged to deliver the biggest programme of council housebuilding since the post-war period.
Housing sector commentary has also recorded Burnham advocating a stronger focus on social rented housing and a more strategic role for Homes England in supporting city regions and large-scale delivery.
We suspect the likely approach is a stronger preference for social rent, council delivery, public land and public agency involvement. For Section 106 negotiation, viability and affordable housing delivery, that could translate into closer scrutiny of tenure mix, stronger expectations around social rented provision, more active public sector involvement where schemes are stalled, and an increasing focus on ensuring that permissions are converted into completed homes.
Transport-led growth
Burnham's mayoralty has been closely associated with transport reform, including bus franchising and the Bee Network. We suspect that transport connectivity would likely remain a central component of any Burnham growth strategy.
That is consistent with the government's wider devolution framework, which envisages strategic authorities playing a greater role in transport planning and investment.
In planning terms, this could mean stronger expectations that major housing and employment allocations are tied to credible transport strategies and that city regions are given greater powers to integrate transport investment, spatial planning and housing delivery.
A renewed focus on northern infrastructure investment may also be expected. Burnham has consistently linked transport connectivity to housing and economic growth, and there would likely be pressure for further investment in strategically significant rail and transport projects serving northern city regions. Whether through Northern Powerhouse Rail, enhanced regional transport networks or renewed debate around elements of HS2, transport infrastructure is likely to remain a central component of any growth strategy.
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