There’s a common narrative around the UK planning system: that developments are being blocked because too many applications are being refused.
But the data tells a different story.
We’ve analysed planning performance across every UK local authority - tracking approval rates, decision timelines, and trends over time - and the biggest issue isn’t refusals.
It’s time.
Major housing schemes now take over 300 days in England
Over the past decade, decision times for major planning applications have increased significantly.
- 2011: ~181 days
- 2025: 300+ days
- Change: +75% increase
These aren’t minor applications - they’re the large-scale schemes that deliver the majority of new homes.
And they’re taking longer than ever to get through the system.
Approval rates haven’t changed
Despite ongoing debate around planning refusals, approval rates have remained broadly stable.
- ~80% of applications are still approved
- This has stayed consistent for over a decade
Which means the core issue isn’t whether developments are getting permission.
It’s how long that process takes.
A two-speed planning system
What the data shows is a growing divide:
- Smaller applications continue to move relatively quickly
- Major schemes are slowing down significantly
In many cases, large developments now take 5x longer than the average planning application.
This creates a “two-speed” system - where the projects that matter most for housing delivery are the ones facing the greatest delays.
Fewer applications, more pressure
At the same time, overall planning activity has started to decline.
- Applications peaked at 900,000+ in 2021
- Now sitting at under 700,000
This suggests a slowdown in development activity - likely driven by viability challenges, costs, and market conditions.
Combined with longer decision times, this creates a double pressure on housing delivery.
Why this matters
Major schemes still account for a significant proportion of new homes.
So when those projects slow down, the impact isn’t marginal - it directly affects supply.
What this means in practice
As Hugh Gibbs, Co-Founder of Searchland, explains:
“There’s a common perception that the planning system is holding back development because too many applications are being refused — but the data shows that’s not the case. Approval rates have remained broadly consistent for over a decade.
What has changed significantly is the time it takes to get a decision, particularly for major housing schemes. These are the sites that deliver the majority of new homes, yet they’re now taking over 300 days on average to progress.
If we’re serious about increasing housing delivery, the focus needs to shift from simply granting permission to improving the speed and capacity of the system.”
Explore the data yourself
We’ve made the full dataset publicly available through our interactive Planning Authority Leaderboard.
You can explore:
- Approval rates by council
- Decision timelines
- Trends over time
- Major vs minor application performance
Final thought
The planning debate often focuses on whether developments are approved.
But the bigger question is:
How long does it take to get there?
Because right now, that timeline is only going one way.
