Planning Changes 2026: What Small Property Developers Need to Know

From 31 October 2026, England is changing who decides many planning applications. For smaller developers, this may bring a more consistent process—but it does not make a poor site into a good investment.

What is changing?

Under the National Scheme of Delegation, defined minor residential applications—including proposals for one to nine dwellings on sites smaller than 0.5 hectares—will generally be determined by planning officers rather than planning committees. Householder and certain minor commercial applications also fall within mandatory officer delegation, subject to the regulations' exceptions.

Other applications will generally be decided by officers, but significant cases can be referred to committee if the statutory gateway criteria are met. The new rules also remove automatic committee referral merely because a councillor requests it or a specified number of objections is received.

Does that mean planning permission is easier to obtain?

No. The route to a decision is changing, not the underlying tests. Local plan policies, design, access, highways, neighbours' amenity, drainage, ecology and other material planning considerations still matter. Objections on relevant planning grounds must still be considered.

The reform is intended to make decisions more consistent and efficient; faster decisions are an aspiration, not a guarantee.

Where could the opportunities be?

A garden plot, small brownfield site or modest residential scheme may deserve another look if uncertainty about committee referral had previously discouraged you. But don't assume every plot qualifies: site size, development type and the detailed rules matter.

Look for land where a policy-compliant proposal can be properly designed, costed and delivered. A more predictable decision route may help you assess risk; it cannot replace sound due diligence.

Don't confuse planning certainty with development viability

I have worked in property since 1988, and the principle remains the same: the most important decisions are often made before buying. Following COVID, material price rises changed the economics of many projects dramatically. Reusing costs from your last development is not an appraisal.

Allow for realistic construction costs, professional fees, finance, contingency, programme and sale values. Don't convince yourself you can build cheaper simply because the figures need you to. If the return only works when everything goes perfectly, it may be better to walk away. Sometimes it's good to lose a deal.

Will competition increase?

Some developers may become more willing to consider smaller schemes. Equally, uncertain markets can leave opportunities for buyers who do their homework. The opportunity is not in the reform itself: it is in buying the right site at the right price, with a workable plan.

My advice before committing

Check the applicable local planning policy, ask a qualified planning consultant where necessary, establish the likely decision route and commission a current appraisal. Bring in the right professional team early—before an offer becomes an expensive commitment.

For the official rules and their exceptions, see the government's statutory guidance.