28 Aug 2026
Andy Burnham’s tenure as Prime Minister represents more than a change in political leadership. It signals a potentially significant shift in how growth, planning and investment are delivered across England.
For years, Burnham championed greater devolution, regional decision-making and long-term infrastructure investment as Mayor of Greater Manchester. Those priorities have now moved from City Hall to Downing Street. While many policies remain at an early stage and will depend on legislation, funding and implementation, the direction of travel is becoming clearer.
Early announcements on business rates and the establishment of a northern base for the Government suggest the new administration intends to move quickly from principle to delivery. For developers, investors, landlords, occupiers and lenders, the question is no longer whether Burnham’s ideas matter, but how they could reshape the UK’s property landscape.
Devolution moves to the heart of government
Perhaps the defining feature of Burnham’s approach is his belief that economic growth is best driven locally rather than directed exclusively from Westminster. That philosophy is already being reflected in the way the Government is operating. Burnham has begun working from the newly established “No.10 North”, reinforcing his commitment to regional decision- making and signalling that devolution is intended to sit at the heart of Government rather than remain simply a policy objective. For the property industry, greater devolution could mean planning decisions that better reflect local priorities, infrastructure delivered more strategically and increased certainty over long-term regional investment. For developers and investors, predictable decision-making is often just as valuable as speed.
Planning reform alone will not unlock development
Planning reform has featured prominently in discussions about the Government’s agenda, but legislation alone is unlikely to solve longstanding challenges. A recurring theme is the need for better resourced planning departments, greater technical expertise and more consistent decision-making across local authorities. Delays are frequently caused as much by limited capacity as by planning policy itself. If reform is accompanied by investment in planning resources, it could significantly improve confidence across the development space.
Housing with infrastructure, not housing alone
Housing remains central to the Government’s growth agenda, but the focus appears broader than simply increasing housing numbers. The emphasis is on creating sustainable communities where homes are delivered alongside transport, employment opportunities and public services. Proposals for new towns, brownfield regeneration and affordable housing all
point towards a more integrated approach to development. This has implications well beyond the residential market. New communities create demand for offices, retail, healthcare, education, logistics and leisure space, presenting opportunities across the commercial property industry.
Regional investment remains a priority
Burnham has consistently argued that regional cities require greater control over investment decisions if they are to compete internationally. If additional powers are devolved, cities such as Manchester, Birmingham, Leeds and Liverpool could become increasingly attractive destinations for institutional investment, regeneration and infrastructure projects. For investors, the opportunity may lie not only in individual developments but also in identifying locations where long-term public investment is likely to unlock private capital.
Business rates reform could influence the commercial market
One of the Government’s earliest announcements has been a commitment to reduce business rates for pubs, reflecting Burnham’s wider ambition to support high streets and the hospitality sector. For many operators, lower occupational costs will be welcome. More importantly for the wider property market, the announcement may provide an early indication of the Government’s willingness to use business rates as a tool to encourage economic growth. Whether this leads to broader reform remains to be seen, but landlords, investors and occupiers will be watching closely. Changes to occupational costs inevitably influence tenant demand, rental values and investment decisions across the commercial property market.
Industrial growth and specialist space
Property policy is increasingly being viewed through the lens of economic growth. Burnham has highlighted manufacturing, defence, advanced engineering and domestic supply chains as sectors capable of driving investment and employment. If those priorities translate into government policy, demand for industrial and logistics space may continue to strengthen, particularly around established manufacturing centres and key transport corridors. The continued expansion of data centres, life sciences and clean technology is also likely to reinforce demand for specialist commercial property.
Heritage, retrofit and regeneration
The Government has also indicated that heritage protection and housing delivery need not be competing objectives. Greater emphasis is being placed on retrofit, adaptive reuse and the conversion of underused buildings. For developers, this could unlock opportunities that may previously have been viewed as too complex, while also supporting wider sustainability objectives. Delivering that ambition, however, is likely to depend on consistent planning decisions and an appropriate policy framework.
What should property professionals be watching?
Over the coming months, businesses should monitor:
- planning reforms and changes to decision-making powers;
- the national housing strategy, including proposals for new towns and regeneration;
- further business rates reforms affecting occupational costs;
- regional infrastructure and funding announcements;
- opportunities arising from greater devolution; and
- measures supporting retrofit and the reuse of existing buildings.
Looking ahead
Many of the Burnham Government’s proposals are still evolving, but the first weeks of the new administration have already provided clear indications of its priorities, from targeted business rates relief for pubs to the establishment of “No.10 North” as a symbol of its commitment to regional growth. This is not simply a housing or planning agenda. It is an economic strategy in which property is expected to play a central role in delivering growth.
For developers, investors, landlords and occupiers, understanding that broader direction of travel will be just as important as following individual policy announcements. Those who engage early with the Government’s evolving priorities may be best placed to identify opportunities as the UK’s property landscape continues to evolve.
To find out more, Sherrards’ Commercial Property team advises developers, investors, landlords and occupiers on acquisitions, development, leasing, investment and regeneration projects across England.
Lucy Morton
Associate, Sherrards Solicitors
lucy.morton@sherrards.com
01727 832830
