Government to consult on Officer level decisions on all small-scale housing schemes

The Government is preparing to launch a consultation on proposals that would allow planning officers to determine all applications involving fewer than ten homes—removing the need for these to be decided by planning committees.

Currently, many smaller residential schemes must still pass through local authority planning committees, even when they are straightforward and comply with local planning policy. This process can cause delays, increase administrative burdens, and deter small and medium-sized developers—particularly those interested in self-build and custom-build housing.

The proposed change is aimed at streamlining the planning process for minor applications, which often represent the bulk of planning submissions in many local authority areas. By empowering officers to determine these applications under delegated powers, the government hopes to:

• Accelerate housing delivery, particularly in areas with high demand.

• Reduce the workload of planning committees, freeing them to focus on major or more controversial developments.

• Create a more efficient system that encourages smaller builders and diversifies housing supply.

However, the proposal is likely to attract both support and criticism. Proponents argue that planning officers—being professionally trained and guided by national and local planning policy—are well placed to assess small applications without the added bureaucracy of a committee decision. Critics, on the other hand, may view this as diminishing democratic oversight, particularly where local residents wish to raise concerns in a public forum.

The move is also seen in the context of broader government efforts to tackle the housing crisis. With national shortfalls in housing delivery and increasing pressure to build more homes—including self-build and affordable housing—there is a concerted push to remove procedural obstacles that may be slowing progress.

If implemented, this reform could also dovetail with new guidance on “grey belt” land and other recent proposals to make better use of underused or lower-performing parts of the Green Belt for sustainable development.

The consultation will invite views from local authorities, planning professionals, developers, and community groups, and is expected to explore potential safeguards—such as retaining committee involvement in sensitive or locally contentious cases.

The proposal marks another step toward a more delivery-focused planning system. While it may raise concerns about transparency and public involvement, it has the potential to unlock thousands of homes across England—particularly in rural and semi-rural areas where smaller developments are often most viable. The key will be striking the right balance between speed and scrutiny.