More than 9,300 new homes across Somerset could be approved directly by central government rather than local councils, following the introduction of the Planning and Infrastructure Act, which received royal assent in December 2025. This act is a key component of the Labour government’s commitment to deliver 1.5 million new homes across the UK by 2029.
The legislation streamlines the planning process by allowing the Ministry of Housing, Communities and Local Government (MHCLG) to intervene when local councillors or planning officers consider refusing developments of 150 homes or more. Such cases are referred to MHCLG, which may appoint an inspector to review the proposals and provide recommendations to Housing Secretary Steve Reed MP, who makes the final decision.
A Freedom of Information request to Somerset Council reveals that 9,339 homes, spread across 30 different sites, could fall under this new centralised approval process. This shift has raised concerns about reduced local influence over major housing developments.
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Somerset’s planning system is divided into four areas, based on the former district councils abolished in April 2023: south, west, north, and east. The homes potentially affected include only live planning applications, excluding speculative proposals or those submitted before December 2025.
Breakdown of potentially affected homes by area is as follows:
- South Somerset: 3,288 homes (35.2%)
- West Somerset: 2,874 homes (30.8%)
- North Somerset: 2,835 homes (30.4%)
- East Somerset: 342 homes (3.7%)
Key developments under scrutiny include:
East Somerset
- Mayday Saxonvale in Mendip District Council, approved in 2022 but with unsigned legal agreements. The council is currently marketing the site, and any new owners will need fresh planning permission.
North Somerset
- The Vistry Group’s Bridgwater Gateway development, approved in early 2024 but awaiting signed legal agreements.
West Somerset
- Honiton Road proposals from 2015, delayed by ongoing reviews into Taunton’s ‘green wedges,’ with a report expected in early February.
South Somerset
- Watercombe Lane by Abbey Manor Homes, approved in April 2025 but still negotiating legal agreements.
Many projects, particularly in the east, south, and west, have been delayed due to Somerset’s phosphates crisis, requiring additional environmental mitigation to protect the Somerset Levels and Moors.
So far, Somerset Council has not specified how many of these applications will be decided publicly by committees versus planning officers under delegated powers. They also confirmed that recommendations to refuse applications are kept confidential until committee reports are finalized to protect the integrity of the decision-making process.
A council spokesperson stated:
“We assess which applications will be decided by committee on a case-by-case basis. Information on applications recommended for refusal is not released to the public before committee meetings, as it is part of the decision-making process.”