More than 9,300 new homes across Somerset could be approved directly by central government rather than local authorities, following the introduction of the Planning and Infrastructure Act, which received royal assent in December 2025.
This legislation is central to the Labour government’s commitment to building 1.5 million new homes in the UK by 2029. It aims to streamline the planning process by allowing the Ministry of Housing, Communities and Local Government (MHCLG) to intervene in developments of 150 homes or more that local councillors or planning officers are likely to reject.
Under the new process, such applications will be reviewed by MHCLG, which may appoint an inspector to examine proposals and advise Housing Secretary Steve Reed MP, who will make the final decision.
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A recent Freedom of Information request to Somerset Council revealed that 30 sites across the county, totaling 9,339 homes, could be subject to this central government approval process. This change raises concerns about reduced local input on significant housing developments in Somerset.
Somerset’s planning system is currently divided into four areas, matching the former district council boundaries dissolved in April 2023: south, west, north, and east Somerset.
The FoI data includes only live planning applications where decisions are either pending or legal agreements remain unsigned. It excludes speculative proposals, pre-December 2025 applications, and specific large projects like the second phase of Monkton Heathfield due to masterplan delays.
Breakdown by area shows the south holds the largest share with 3,288 homes (35.2%), followed closely by the west with 2,874 homes (30.8%), the north with 2,835 homes (30.4%), and the east with 342 homes (3.7%).
Key sites potentially impacted include:
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In the east, Mayday Saxonvale, which received planning board approval in August 2022 but awaits signed legal agreements. The council is marketing the site, necessitating fresh permissions for any new owner.
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In the north, the Bridgwater Gateway development by the Vistry Group, approved in February 2024 but similarly stalled by unsigned legal agreements.
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In the west, the Honiton Road proposals dating back to 2015 are stalled by a council review into ‘green wedges’ around Taunton, expected to conclude soon.
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In the south, Watercombe Lane plans backed in April 2025 remain under negotiation due to pending legal agreements.
Many applications have experienced delays linked to the ongoing phosphates crisis, which requires developers to implement additional environmental protections to safeguard the Somerset Levels and Moors.
The council has not disclosed which applications will be determined at public committee meetings versus delegated officer decisions. It stated decisions on refusal recommendations remain confidential until committee reports are published, emphasizing case-by-case evaluation.
A council spokesperson said: “We assess whether applications will be decided by committee individually. Recommendations for refusal are withheld before committee meetings to maintain decision-making integrity.”
This legislative shift signals a significant change in how large housing developments are authorized in Somerset, potentially diminishing local influence over major planning decisions.