The Planning Permission Postcode Lottery

While house prices continue to rise around the UK, by 0.3% yearly according to the Halifax housing index, specialist lender Pepper Money has found that more homeowners in the UK are opting for home improvements rather than relocating; their previous research found that home improvements are the top reason for borrowing, with 26% of aspiring borrowers planning to fund renovations.

With Google searches for “planning permission” up 8% in the last year across the UK and searches for “home improvement loans” also up 23% in the past year, it seems that many homeowners are looking to transform their spaces to better meet their needs, rather than fork out on a new home.

Yet for homeowners dreaming of an extension, a loft conversion or a long-overdue renovation, securing planning permission can be the first, and often most frustrating, hurdle. New analysis from Pepper Money suggests that whether your project gets the green light may depend largely on where you live. The data reveals that planning permission in the UK has become something of a postcode lottery, with approval rates varying dramatically from one local authority to the next.

By analysing last year’s planning applications published by the Department for Housing, Communities and Local Government, the research highlights the areas where homeowners are most likely to see their plans approved and those where applications see the biggest decline rates.

87% of all planning applications were granted last year

227,808 decisions were made on planning applications from Q1 to Q3 in 2025, granting 87% on average across the first three quarters of the year. This represents a 6% increase compared to the same period in 2024.

Last year’s planning figures correlate with the rising housing market, particularly in the South East, as buyers shunned high-priced homes due to limited availability and chose to renovate instead. The region received 63,795 planning applications, the highest in the country, for those looking to make home upgrades. Of those applications, 38,848 were approved, again the largest number across all regions. Meaning homeowners looking to extend or reconfigure existing homes could do so, adding value and space to their property.

The local authority of Westminster recorded 4,136 applications, more than any other area, and approved 3,445 of them. In a borough where property prices are 196% higher than the national average and supply is limited, redevelopment has increasingly focused on maximising space within an existing footprint.

Cornwall topped the list, granting the highest proportion of applications at 91%, closely followed by North Yorkshire at 90%. At the other end of the spectrum, Hounslow and Barking and Dagenham granted the fewest, at just 66%. Meanwhile, it’s good news if you live in the North West and are in need of a speedy decision; they ranked top for decisions processed on time.

Over half of planning applications were for householder development

Of the 227,000 applications decided last year, 118,867 decisions were made for household development queries. 52% of all applications made were from those who wished to develop their house.

These are residential planning applications within a residential property and aren’t a change of use. Examples include extensions, garages, swimming pools, walls and fences, new or altered driveways, porches, satellite dishes, loft conversions and dormer windows.

Of those total decisions, 106,972 were granted, with an average percentage approval across all regions at 91%, up from 89% from the previous year.

The South East sees the most applications granted – Yet you’re most likely to see your planning permission approved in the North East

The South East emerged as the hotspot for home improvements in 2025, recording more than 23,000 approved householder planning applications – the highest total of any region last year. London followed with 16,535 approvals, while the East of England saw 14,620, highlighting where demand for household upgrades is most concentrated.

However, volume doesn’t tell the full story. Despite ranking second from the bottom for total applications, the North East stands out for a different reason. With a 95% approval rate – the highest of any region – it offers homeowners the strongest chance of securing planning permission. For those considering home improvements, it suggests that where you apply may be just as important as what you apply for.

Buckinghamshire has the most granted planning permission applications from local authorities

After the South East emerged as the region with the highest number of approved planning applications, Buckinghamshire stands out as the local authority granting more permissions than any other in the UK. Last year alone, 2,234 applications were approved in the area, cementing its reputation as a renovation hotspot, where homeowners are increasingly choosing to upgrade their homes rather than move due to high council approval rates.

With average house prices in Buckinghamshire at a staggering £490,000, moving home can be a costly option for residents. As a result, many homeowners are opting to invest in upgrading their existing properties to create their dream home instead of facing the expense of relocating.

Elsewhere, Birmingham ranks second for approvals, with 1,654 applications granted despite receiving more than 500 fewer submissions overall. Close behind, Leeds takes third place, with 1,651 approvals in the Yorkshire and Humber region, just three fewer than Birmingham, highlighting a strong demand for home improvement across the country.

The local authority areas with the best and worst approval rates

If you’re looking for the local areas where you’re most likely to get your application approved, these are the local areas to avoid. Of the applications received by Rotherham, only 66% were granted, the lowest total across any local authority. Granting 316 applications last year.

Hounslow in London saw the next lowest approval rate, approving 605 applications, which was 69% of those received. There was also a 69% approval rate for Windsor and Maidenhead.

However, there were five places throughout the UK that kept full marks for their approval rates. The areas of Fareham, Rushmoor, Halton, Old Oak and Park Royal Development Corporation and the City of London all approved 100% of their applications. The area of Fareham received the most of these, with 316 applications granted.  

There were also a number of areas with 99% approval rates, including North Devon and Preston. Amber Valley in Derbyshire saw the most of these applications, with over 300 approved.

Needing a planning decision fast? Those in Nottingham are least likely to see a decision made

If you need a planning decision quickly, bear in mind that some local authorities may take longer than others to make a decision on time. Most planning permission decisions are meant to take between 8-13 weeks, depending on the complexity of the project; however, it seems some authorities take even longer than that.

The area of Nottingham saw the least number of applications granted on time, with 62%, if you’re planning on making any home changes this year, you may want to consider getting your application in early. Rochford, in Essex, also saw a lower rate than expected, with 73% of decisions delivered on time. The New Forest National Park also saw 75% of decisions granted in the allotted timeframe.

On the other end of the scale, 26 local authorities had a 100% delivered-on-time rate, with those including Stockport, Wokingham, Chichester and Southend-on-Sea. Interestingly, Rotherham also made the list, so while your application may not be approved, you will be notified on time if it is.

For many looking to start a home makeover, the initial planning is the easy step; waiting for the decisions to be made is the frustration for homeowners. With more families expected to take on renovations to avoid the housing market, it’s best to give yourself plenty of time between deciding on your plans and getting a builder lined up to avoid disappointment with the planning permission lottery.

If you’re looking for options on financing your renovations, speak to a mortgage broker or financial adviser who can talk you through your options and suitability, including homeowner loans or a remortgage to raise funds.

Methodology

Data sourced from England Planning Applications from Q1 2025 to Q3 2025