Recent research from Searchland, a firm specializing in sourcing development sites, has shed light on a notable North-South divide in planning approval rates across England. If you’re looking to build or make modifications to a property, you’re statistically in for a smoother ride if you’re setting your sights on the North rather than the South.

Northern Promise: High Approval Rates

Three of the four counties showcasing the highest approval rates are nestled in the North of England. County Durham, Tyne & Wear, and Cumbria are leading the charge, demonstrating promising landscapes for property investors and developers.

• County Durham stands out with an impressive 90% of planning applications sailing through the approval process.
• Close behind, Tyne and Wear boast a success rate of 89% for planning permissions.
• Cumbria follows suit, with 87% of its planning proposals crossing the finish line successfully.

In 2022, these three star performers saw a mere 130 rejections from the applications submitted, underscoring the region’s openness to development and modification.

Southern Hurdles: A Tougher Path

Contrastingly, the South tells a different story, particularly in London and the Home Counties. Regions like Bedfordshire, Essex, and Greater London emerge as some of the toughest nuts to crack when it comes to obtaining planning consent.

• Bedfordshire ranks as the most challenging, with a mere 58% approval rate.
• Essex isn’t faring much better, with only 60% of applications winning the green light.
• Greater London, while slightly more accommodating, still presents a hurdle, approving just 62% of proposals.

In these three regions combined, approximately 4,000 applications faced the axe in 2022, highlighting the steeper climb property enthusiasts need to brace for in the South.

A Curious Exception: City of London

An interesting outlier in this scenario is the City of London, which recorded a perfect score with a 100% approval rate. However, it’s worth noting that this picture-perfect scenario is based on just 13 applications, all of which were successful. So, while it seems like an Eden for planners, the small sample size suggests taking this statistic with a grain of caution.

The Planning Permission Labyrinth

Mitchell Fasanya, the co-founder and CEO of Searchland, empathizes with the frustration property investors face, particularly when their painstakingly prepared applications are turned down. However, he offers a ray of hope, emphasizing that a rejection is not a dead end.

Rejection: Not The End, But A New Beginning

Approximately 30% of appeals get the nod, highlighting the importance of persistence and a well-thought-out appeals strategy. Especially in the South, where built-up areas naturally see more resistance, a rejection should be viewed not as a full stop but rather as a comma in your property investment journey.

Strategy and Context: Keys to Planning Approval Success

Whether you’re in the accommodating North or the stringent South, understanding the lay of the land is crucial. Developers need to account for various decisive factors that influence planning decisions:

• Settlement boundaries,
• Local housing policies,
• Greenbelt constraints, and
• Historical planning decisions.

These elements can make or break even the most meticulous planning applications.