⚠️ The Shocking Truth About Planning Approval
Your planning application's success doesn't just depend on your proposal—it depends heavily on which council receives it. Identical applications face approval rates ranging from 29% to 97% depending on location. This guide shows you how to navigate this reality.
Planning Approval Rates by Council
National Average: 87% approval rate | Best: Knowsley 97% | Worst: Woking 29%
Why Council Choice Matters More Than You Think
When you submit a planning application, you're not just asking for permission—you're entering a system where geography determines your odds. England's planning authorities approved 87% of all applications in the year ending June 2025, but this national average hides a dramatic reality: individual council approval rates range from just 29% (Woking) to 97% (Knowsley).
This isn't just a statistic—it's a 68 percentage point difference that can make or break your project. If you're planning a self-build home, extension, or development, understanding council approval rates could save you thousands in appeal costs and months of delays.
The Best Councils for Planning Approval
If you're flexible about location, targeting councils with high approval rates can dramatically improve your chances:
Top Performing Councils
- 1.Knowsley (North West): 97% approval rate
Pro-growth stance, decisions within statutory limits. Ideal for major developments.
- 2.Gosport (South East): 92% approval rate
Strong demand for development, timely decisions. Great for residential projects.
- 3.North East Councils: 91% average
Strong pro-growth culture, lower land values reduce NIMBY pressure. Excellent for investors.
The Worst Councils for Planning Approval
Some councils are notoriously difficult. If you're in these areas, you'll need extra preparation and potentially an appeal strategy:
Most Restrictive Councils
- ⚠️Woking: 29% approval rate
Green Belt constraints and Conservative opposition make this one of the toughest councils. Factor in appeal costs and extended timelines.
- ⚠️Maldon: 44% approval rate
Coastal and environmental constraints plus political resistance. Expect longer decision times.
- ⚠️Wychavon: 57% approval rate
Rural area with Green Belt protection. Strong pre-application engagement essential.
What This Means for You
For Self-Builders
If you're flexible on location, choosing a high-approval council can save months of stress. Self-builders in councils like Knowsley experience smoother processes, while those in restrictive areas should budget extra time and professional planning support.
Tip: Certain councils (Cotswold, Forest of Dean, Mid Devon) are known for being self-build friendly. Councils accepting smaller plots (0.05–0.07 acres) often have faster timelines.
For Homeowners Planning Extensions
Good news: householder applications (extensions, conversions) have much higher approval rates (80%+) across all councils. However, you'll still face different timelines and requirements.
Tip: Even in restrictive councils, householder applications are less contentious. Focus on pre-application advice to avoid surprises.
For Land Buyers
Council approval rates directly impact land values. Properties in high-approval councils command premiums for development potential. Land approved for 80+ units can be worth 5–10x more than agricultural land.
Tip: Before buying land, spend £2–5K on planning advice. Approval likelihood drives site value by 30–50%.
For Developers
Site selection becomes strategic. Developers increasingly factor council approval rates into acquisition decisions. Some avoid low-approval areas entirely or adjust project timelines and budgets accordingly.
Tip: Councils with structured pre-app processes (Islington, Boston) show faster, higher approvals. If facing refusal, inquiries have a 76% success rate but cost more.
How to Improve Your Chances (Regardless of Council)
While council choice matters, you can improve your odds in any council with these strategies:
Proven Strategies
- Pre-application engagement: Councils with structured pre-app processes (like Islington and Boston) show significantly higher approval rates. Multiple rounds of pre-submission meetings reduce surprise rejections.
- Understand local policies: Councils with up-to-date local plans approve faster and more consistently. Review the council's local plan before submitting.
- Work with planning consultants: Professional planning consultants understand council-specific requirements and can navigate complex applications more effectively.
- Consider delegated authority: Applications decided by officers (not committee) are typically faster and less politically charged. Design your application to qualify for delegated decisions where possible.
- Appeal strategy: If you're in a restrictive council, budget for appeals. Written representations have a 29% success rate, but inquiries (more expensive) have a 76% success rate—worth it for major schemes.
The Hidden Cost of Slow Councils
Approval rates aren't the only concern—decision timelines matter too. While most councils decide major applications within the statutory 13-week period, some councils take over 3.7 years to make decisions.
Real-World Impact
One business lost an entire season and £30,000 in revenue due to a single planning delay, only to build the approved structure in two weeks for £800—a 4:1 cost ratio between process and execution.
Slowest councils include:
- Dorset: Average 1,372 days (3.75 years) - 15x the legal requirement
- Mid Suffolk: 381 days - 4.1x the limit
- Richmondshire: 415 days - 4.5x the limit
If you're in these areas, secure option agreements with long negotiation windows and budget for extended timelines.
Regional Patterns to Know
Understanding regional trends can help you set realistic expectations:
- North East: 91% approval rate - Strong pro-growth culture, lower land values reduce NIMBY pressure
- London: 82% approval rate - Lower than average due to density, conservation, and environmental constraints, but certain boroughs (Islington, Newham) show 80%+ rates
- County-level authorities: 95% approval rate - Handle highways, minerals, waste (less contentious than residential)
- District-level authorities: 87% approval rate - Handle residential/commercial (more politically fraught)
What to Do Before You Apply
Your Pre-Application Checklist
- 1.Check your council's approval rate - Use the data in this guide to set realistic expectations
- 2.Review the council's local plan - Understand their policies and priorities
- 3.Seek pre-application advice - Especially important in restrictive councils
- 4.Budget for appeals - If you're in a low-approval council, factor in appeal costs (typically £5K-£20K)
- 5.Consider timing - Some councils have seasonal variations in decision speed
- 6.Hire a planning consultant - Worth the investment, especially for complex applications or restrictive councils
Want the Complete Data?
This guide covers the essentials, but our comprehensive report includes detailed council-by-council data, appeal success rates, development type variations, and strategic insights for investors and developers.
View Full Planning Approval Rates ReportKey Takeaways
- ✓Council approval rates range from 29% to 97% - geography matters more than many realize
- ✓Knowsley (97%) and Gosport (92%) are the best-performing councils for approvals
- ✓Woking (29%) and Maldon (44%) are the most restrictive - budget for appeals
- ✓Pre-application engagement significantly improves approval chances in any council
- ✓Some councils take 3.7 years to decide - factor timeline risk into your plans
- ✓Householder applications (extensions) have 80%+ approval rates across all councils
Data current as of January 2026, covering planning applications decided in the year ending June 2025. Council performance can change with policy updates and staffing changes.