What is a Section 278 Agreement?

A Section 278 Agreement is a legal agreement between a developer and a highway authority to carry out highway works.

Devon Local Government Reorganisation Approved: What Does It Mean For Planning?

On 16 July 2026, the Secretary of State approved proposals for the reorganisation of local government across Devon. Under the approved model, the current two-tier system of county and district councils will be replaced by four new unitary authorities, representing one of the most significant changes to local government in Devon for decades.

The approved structure will comprise:

An expanded Exeter authority, incorporating Exeter and surrounding parishes currently within Teignbridge, East Devon and Mid Devon.
An expanded Torbay authority.
An expanded Plymouth authority.
A new Devon Coast and Countryside authority covering much of the remaining rural parts of the county.

Elections for shadow authorities are expected in 2027, with the new councils becoming operational in April 2028.

Whilst much of the public discussion has focused on governance, finance and service delivery, the implications for the planning system could be substantial.

What is a Unitary Authority?

Many areas of Devon currently operate under a two-tier structure.

District councils are generally responsible for planning, housing, environmental health and local services, while Devon County Council oversees highways, education and social care.

Under the new arrangements, a single unitary authority will undertake most local government functions within its area. The Government has stated that the objective is to simplify local government structures and create councils responsible for the full range of local authority services.

For planning applicants, developers and landowners, this could eventually lead to more integrated decision-making between planning, highways, infrastructure and strategic growth functions.

What Happens to Existing Local Plans?

There will not be an immediate planning policy vacuum.

Existing development plans will continue to form part of the planning framework unless and until they are replaced. However, it is difficult to envisage a situation where the new authorities do not eventually seek to prepare replacement local plans reflecting their new administrative boundaries.

This is likely to be particularly significant for the proposed expanded Exeter authority.

For many years, Exeter has argued that the city’s administrative boundary limits its ability to accommodate future housing and employment growth. With the approved reorganisation bringing surrounding areas into a single authority, the opportunity arises to consider growth requirements, infrastructure delivery and land allocations across a much wider geography.

Whilst it remains to be seen how quickly new plans are prepared, it seems likely that the new authorities will wish to review inherited planning policy frameworks and establish planning strategies that reflect their new areas.

Potential Implications for Development

The reorganisation has the potential to influence planning in a number of ways.

Strategic Housing Growth

One of the longstanding challenges in Devon has been coordinating growth across multiple local authority boundaries.

Bringing larger areas under single authorities may allow strategic decisions regarding housing growth, employment land and infrastructure provision to be considered through a more unified planning framework.

For Exeter in particular, the changes may provide opportunities to revisit how future growth is distributed around the city.

New Local Plans and Policy Reviews

Local plan preparation is a lengthy and resource-intensive process.

However, where new authorities inherit several separate local plans covering different parts of their area, pressure is likely to build for the preparation of replacement plans that provide a consistent strategic vision for the authority as a whole.

Developers, landowners and promoters of strategic sites should monitor emerging policy work closely.

Periods of local plan review frequently create opportunities to promote land for development and influence future planning policy.

Development Management

The new authorities will need to bring together planning teams, committee structures, delegation arrangements and administrative procedures.

The extent to which planning teams and practices are harmonised remains to be seen.

For applicants and agents, consistency of approach across wider geographical areas may eventually become one of the benefits of the new arrangements.

Infrastructure and Planning Obligations

There may also be implications for the administration of planning obligations and infrastructure delivery.

The integration of planning and transport responsibilities within a single authority could, over time, enable closer alignment between development proposals, highway improvements and wider infrastructure planning.

What Should Landowners and Developers Be Doing Now?

At this stage, there is no immediate change to the planning system. Planning applications will continue to be determined by the existing authorities whilst implementation of the new structure is progressed.

However, businesses and landowners should:

Monitor announcements regarding implementation and governance.
Keep a close eye on emerging local plan reviews.
Consider whether landholdings may benefit from future strategic growth opportunities.
Engage with consultation processes as they emerge.
Seek professional advice where development interests may be affected by changes in planning policy or authority structures.

Looking Ahead

The reorganisation of local government in Devon represents a significant structural change.

While many of the practical details remain to be worked through, the planning implications could be far-reaching. New authority boundaries, new governance arrangements and the likely preparation of new local plans may influence where development takes place and how planning decisions are made for years to come.

For developers, landowners and planning professionals, the key message is clear: this is not simply a local government story. It has the potential to shape the future planning landscape of Devon for the next generation.