Planning permission is not granted evenly across the country. Some councils approve the vast majority of applications put before them, while others take a much more restrictive approach, refusing a significantly higher proportion of proposals.
London stands out in particular. Boroughs in the capital consistently appear towards the lower end of national approval-rate tables, with applicants facing a noticeably higher risk of refusal than in much of England.
This reflects the reality of development pressure in London. Councils are under constant scrutiny from residents, land values are high, sites are often constrained and proposals are more likely to be controversial. The result is a planning environment where applications are tested more aggressively and refusals are more common.
London boroughs dominate the lower approval rates
Recent government data for the third quarter of 2025 shows that many of the councils with below-average planning application approval rates are found in London and the South East.
Several London boroughs recorded approval rates well below both the London average of 82 per cent and the England average of 87 per cent during this period.
Among the boroughs with below-average approval rates in Q3 2025 were:
- London Borough of Barking and Dagenham – 66 per cent
- London Borough of Havering – 67 per cent
- London Borough of Hounslow – 71 per cent
- London Borough of Barnet – 73 per cent
- London Borough of Enfield – 75 per cent
- Royal Borough of Greenwich – 75 per cent
- London Borough of Croydon – 76 per cent
- London Borough of Newham – 77 per cent
What the figures actually tell you
Planning approval rates don’t tell you whether a council is right or wrong. A low approval rate does not automatically mean bad decision-making, and a high approval rate does not mean that everything being approved is good development.
What the figures do tell you is how risky the process is.
In boroughs with lower approval rates, applicants are simply more likely to receive a refusal at first instance. That matters most for proposals that involve planning judgement rather than hard rules, such as extensions, flat conversions, infill housing and other forms of development where issues of design, scale and impact on neighbours are central.
In those cases, it is often not that a proposal is unacceptable in principle, but that the council has taken a cautious or rigid view.
Why appeals matter more in stricter boroughs
In areas with lower approval rates, planning appeals play a more important role.
Appeals allow an independent inspector to look at the proposal afresh, rather than simply asking whether it fits neatly within the council’s own guidance. Inspectors tend to focus on whether any real planning harm would arise, rather than whether every part of a proposal aligns perfectly with local preferences.
This is why many reasonable schemes that are refused locally are later allowed on appeal, particularly in boroughs where refusals are common.
Looking beyond a single quarter
It is also important not to read too much into one set of figures.
Approval rates change over time and can be affected by the type of applications being submitted in a particular period. Some boroughs that are relatively strict today have approved a much higher proportion of applications over the longer term.
Newham is a good example. While its approval rate remains below national averages, it is significantly higher than it was twenty years ago. That reflects changes in national planning policy and the borough’s role in delivering new housing.
Even so, applicants in Newham still face a higher likelihood of refusal than in many other parts of England, particularly for developments that increase intensity or involve visible changes to existing buildings.
What this means if you are applying for planning permission
If you are applying for planning permission in a borough with a lower approval rate, it is sensible to assume that your application will be scrutinised closely and that refusal is a real possibility.
That does not mean you should avoid applying, but it does mean you should approach the process carefully. Understanding how the council is likely to frame its objections, and thinking about appeal prospects early on, can make a significant difference.
A refusal is not necessarily the end of the road. In many cases, it is simply the point at which the proposal is tested properly through the appeal process.
Source:
Approval-rate figures are based on the most recent Q3 2025 planning application statistics, published by the Office for National Statistics using data from the Department for Levelling Up, Housing and Communities’ live tables on planning application statistics.
