Mayoral Development Zones: Frequently Asked Questions
19th May, 2026
In recent months, new Mayoral Development Zones have been announced in many parts of England including Durham, Sunderland, Don Valley, Atom Valley and Solihull.
In this article, Alexander Rose and Abigail McAllister answer frequently asked questions about how Mayoral Development Zones can support regeneration initiatives, drawing upon their experience in this area.
What is a Mayoral Development Zone?
A Mayoral Development Zone (MDZ) is a designated area, identified by one or more Metro Mayors, as the focus for regeneration initiatives delivered using powers available to existing local public authorities (rather than by way of a new statutory body such as a Mayoral Development Corporation).
How are Mayoral Development Zones established?
An MDZ is established by the directly elected mayor of a Mayoral Strategic Authority. There is no prescribed method to establish an MDZ, but this will often involve:
- Identifying the red line boundary for an area with particular regeneration needs
- Agreeing a masterplan for its regeneration with the input of local stakeholders
- Working with public authorities in the area to deliver regeneration activities such as land assembly, skills support and the construction of infrastructure
As with any other public law decision, the designation of a MDZ is capable of being the subject of a judicial review challenge.
What term does an MDZ run for?
There is no requirement for an MDZ to exist for a fixed term. In practice, MDZs are usually long-term initiatives given the scale of the interventions delivered.
What are the advantages of an MDZ?
MDZs are an effective means to focus stakeholder attention upon a particular site, commonly creating a culture of accountability to deliver initiatives within particular timescales.
Designation as a MDZ can also instil confidence amongst investors and developers that a project or location has strong political backing and will benefit from long-term support from regional leadership.
It is usual that public funding is allocated for the delivery of MDZ initiatives, whether this is remediating brownfield land, accelerating housing or installing transport infrastructure delivery.
What are the differences between a Mayoral Development Zone and a Mayoral Development Corporation?
Although MDZs and MDCs are both tools used to support regeneration, there are important distinctions between the two models.
An MDC is a statutory body established under legislation with its own governance structure and, in some cases, planning powers. MDCs are generally used for large-scale and highly complex regeneration schemes where a dedicated delivery body is considered necessary.
By contrast, an MDZ is not a separate legal entity. Instead, it is a strategic designation to coordinate investment and development activity using existing powers and partnerships.
Whilst MDCs involve formal legal establishment and governance arrangements, MDZs can be created more flexibly and quickly by relying on existing powers held by local and mayoral authorities. MDZs are also cheaper and administratively simpler to establish. As a result, MDZs are a more agile and commercially flexible approach to regeneration.
Examples of Mayoral Development Zones
The Mayor of the Strategic Authority for the North East, Kim McGuinness has created three new MDZs in late 2025 / early 2026, these being:
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Newcastle-Gateshead MDZ
Claiming to be the, “boldest and most ambitious mayoral development initiative in the country,” the zone intends to focus on housing delivery, commercial and infrastructure development, and urban regeneration. Key sites within the MDZ parameter include Forth Yards and Gateshead Quays.
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Riverside Sunderland MDZ
The zone has been established with a strong focus on creative and cultural industries, with the ambition of positioning Sunderland as the “creative capital of the North“. At the centre of the initiative is the development of Crown Works Studios. The project has already seen the regeneration of a prominent brownfield site and phase 1a plans to deliver four sound stages and production space to help grow the film and TV industries in the North.
The zone is also focussed on regeneration as demonstrated by the plans for the construction of new homes, commercial space, retail space and an aparthotel all located close to the Stadium Light.
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Durham Aykley Heads MDZ
The Durham Aykley Heads MDZ is centred on the development of the Durham Innovation District, with a focus on research, innovation and high-value employment by utilising its links to Durham University. In March 2026, the North East Combined Authority committed £27 million towards advancing the project.
Regeneration of the area around Durham railway and the former County Hall are also part of the plans. The intention is to form an innovation district providing 400,000 sq ft of high quality office and research space to support the growth of science, technology and other businesses.
Conclusion
Mayoral Development Zones are a useful part of the regeneration armoury – they can be established quickly to direct focus upon particular sites. They will however not be applicable to all areas and care needs to be taken when setting them up and in their day to day operation to ensure they remain effective.
Ward Hadaway is the first choice law firm for Mayoral Strategic Authorities engaged in major regeneration projects, including the setting up and running Mayoral Development Corporations and Mayoral Development Zones.
Please note that this briefing is designed to be informative, not advisory and represents our understanding of English law and practice as at the date indicated. We would always recommend that you should seek specific guidance on any particular legal issue.
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