Preston Council Overhauls Planning Powers as New Devolution Deal Takes Effect

Preston City Council has assumed new planning and regeneration powers under a devolution agreement finalised this month, shifting decision-making authority from central government to the local level. The arrangement grants the council control over £18 million in annual regeneration funding and streamlined authority over major housing and commercial projects that previously required state approval.

The shift reflects a broader policy direction toward localism in planning law. Since 2024, planning reforms at the national level have encouraged councils to take on responsibilities for site selection, infrastructure coordination, and development approval within their boundaries. Preston's deal, brokered with the Department of Levelling Up, Housing and Communities, implements these changes through a devolution framework signed in June.

What Changes for Preston Residents

The practical effect is faster decision-making on housing and commercial schemes. Previously, projects above certain thresholds required referral to the state planning inspectorate, a process that could add six to twelve months to timelines. Under the new agreement, Preston planners can now approve developments up to £25 million without external sign-off, provided they meet local plan criteria. Council officers say this means residents seeking planning information will deal with Preston staff rather than state offices in London or Manchester.

Housing developments stand to benefit most. The city faces a shortfall of approximately 800 homes per year against local need, according to the Preston Housing Needs Assessment published last year. Council planners note that faster approval cycles could accelerate housing supply, particularly for affordable units. The devolution deal includes a £4 million annual allocation for affordable housing programs, giving Preston direct control over which schemes receive subsidy. Property developers working in Preston say quicker approval timelines reduce financing costs, potentially lowering final sale prices.

Budget and Implementation Timeline

The council's planning department is recruiting eight additional staff members to handle the expanded workload. The payroll commitment of £480,000 annually comes from the central regeneration funding package, meaning no additional burden on local taxpayers. The first applications under the streamlined process are expected to reach committee stage by September 2026. Council leadership has committed to publishing a new local plan addendum by March 2027, setting out which sites are priority zones for housing and mixed-use development.

Community groups have flagged concerns about public consultation. The devolution agreement preserves statutory consultation requirements for major schemes, but some local activists worry that faster timelines could compress public comment periods. Preston Civic Trust and the Avenham and Miller Park User Group have requested that the council extend consultation windows for projects near green spaces or heritage areas. Council officers say they will publish consultation guidelines by August 2026.

Regeneration funding priorities are being set through a stakeholder working group that includes business leaders, residents, and ward councillors. The group meets monthly to advise on how the £18 million is allocated across transport, town centre revival, and business district improvements. First-year priorities include rail station connectivity improvements and ground floor retail activation in the city centre, two issues raised repeatedly in council consultation exercises.

The deal also grants Preston authority over skills and employment programs within the council's area. The authority can now directly commission training courses linked to local jobs shortages, rather than waiting for state-managed programs. This is expected to benefit construction trades and healthcare sectors where local employers report recruitment difficulty.