A massive 96% of householder planning applications got the green light in the north-east of England compared to just 81% in London between July and September 2021, according to data from the Office of National Statistics. Apart from the south-west, which has a respectable 95% rate, there is a north-south divide across the country. It is tougher to get planning consent in the south-east and east of England than it is in the north or Midlands. 

Drill down to individual council level and even sharper differences emerge. Nine English councils approved 100% of householder applications they received in the third quarter of 2021. Allendale, Broxbourne, City of London, Fenland, Isle of Scilly, Mendip, Norwich, Torridge and Worcester received 47, 109, 2, 87, 5, 170, 93 and 93 applications respectively and rubber stamped them all.

Other top-ranking boroughs where more than nine out of ten applications got the thumbs-up include Barrow in Furness, Basingstoke and Dean, Birmingham, Canterbury, Carlisle, Canterbury, Horsham, Ipswich, Nuneaton, Redcare and Cleveland, Rugby, Rushmoor, South Norfolk, Tamworth and Tonbridge Wells.

At the bottom of the league table, Barking and Dagenham received 156 applications and approved just 65%. Brent green-lighted just 67% of 321 applications. Enfield approved 71% and Epping Forest 74%.

What explains this variation?

Justin Packman, associate director at Southern Planning Practice, puts the postcode lottery down to resourcing issues in council planning departments and the different physical environments in which they operate.

Packman said “In general, the further west you go and certainly north, there is less development pressure and fewer competing concerns, so you get an easier ride. I have certainly found it easier to secure planning approval in Wiltshire than in Hampshire, for example.”

Under-performing councils are often under-resourced to deal with the volume of planning applications coming in. Staff turnover may be high and morale low. Budget cuts put services under further strain, including planning.

Thanks to a national eight-week deadline, councils are under pressure to turn decisions around quickly. If planning departments don’t have the time or resources to dedicate to the case then the application is more likely to be refused, whereas better resourced councils are able to negotiate with the homeowner’s agent and help make changes that ensure schemes are approved first time.

Added to this is the variation in geography. Some authorities with particularly strict planning policies are likely to have lower success rates, for example National Parks. Urban authorities with high density housing typically have lower approval rates than rural ones.

Packman said: “If properties are jammed in there are more issues like overlooking and car parking.” Other reasons why applications fail may include harm to a conservation area and protected trees. “The more development there already is, the more difficult it is to process household applications because there are more vested interests, especially in large areas of private housing where people are more likely to object,” said Packman.

Beating the odds

Of course, not all refusals are down to staff shortages and strict local planning policies. Projects may also be thrown out because they are poorly designed and insensitive. To boost your chances of success, invest in professional design and planning advice. “Get advice early on. Spending a bit of money on project advice could save you a lot of money going down the wrong path,” said Packman.

The best architects for householder applications are local as they will have will knowledge of local planning policy and already have a relationship with council planners and historic environment officers. This means they can anticipate how a council is likely to respond to plans.

Use this website’s search function to find architects and other professionals who are working in your area. Your architect should not only be a good designer but have knowledge of planning policy. Ask they how they will manage the application process and what local planning policies apply to your project.

It’s a good idea to look at how other houses in your local area have been extended or improved. Packman said: “Precedent helps. See what other projects have been successful and approved, for example rear extensions and loft conversions.” If you do something similar, your scheme is more likely to be approved whereas it is always more difficult to cut new ground, said Packman.

Use your local council’s website to look up previous planning applications in your neighbourhood. Read the case officer’s report as this will give useful insight into the local policies that apply and how planners assess home extensions.

It will make life easier for everyone if you (or your professional) can build a rapport with the case officer. Remember council planners have the power to refuse or approve most homeowner applications. For controversial schemes, they don’t have the final say but will make a recommendation to approve or refuse. Elected councillors usually follow their advice.

Finally, try to head off neighbour objections. Drop in with your plans and discuss any concerns. Consulting with neighbours before submitting a planning application is a generally a good idea, said Packman. However, if you are already at logger heads with neighbours, it will give them more time to mount a professional resistance. “Most things can be smoothed over by having a conversation but if you already have history, it might be better to get the proposal knocked into good shape first,” said the experienced planning consultant.

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