Planning permission for a new dwelling is one of the most common, and most contested, application types. The national planning framework generally supports housing delivery, but what that means in practice depends heavily on your site, your local plan, and your local authority's current housing land supply position.
Planning Signal holds around 45,000 new dwelling applications. Across the UK, the overall planning approval rate runs at roughly 87%, but this average masks very different outcomes depending on site type and location.
Which sites are most likely to succeed
Site selection is the single biggest determinant of outcome. Applications succeed most consistently where:
- The site is within or immediately adjacent to an existing settlement boundary
- The land is classified as previously developed (brownfield)
- The local plan allocates the site for housing
- The council cannot demonstrate a five-year housing land supply (which tilts the presumption in favour of development)
- The proposal responds to the character and density of the surrounding area
What the assessment covers
Local planning authorities assess new dwelling applications against their local plan policies, the National Planning Policy Framework, and relevant material considerations. The main topics:
- Principle of development (is residential use acceptable in this location?)
- Design, scale, and character
- Transport, access, and parking
- Flood risk and drainage
- Ecology, trees, and heritage
- Affordable housing requirements (typically triggered at two or more dwellings in many areas)
- Infrastructure contributions via Section 106 or Community Infrastructure Levy
Decision timescales
The statutory target for a minor residential application (fewer than 10 dwellings) is 8 weeks. The median decision time in practice runs at 9-10 weeks for straightforward cases. Major applications (10 or more dwellings) have a 13-week target. Complex sites, heritage concerns, or significant local opposition routinely add months.
Pre-application engagement with the council is strongly recommended for anything beyond a single plot. It surfaces objections early and can improve the quality of the application.
Track new dwelling applications
Housebuilders, developers, architects, and contractors use planning application data to identify upcoming projects, understand local market activity, and monitor competitor pipeline. Search planning applications near you or browse new dwelling planning applications across the UK.
For approval rates and decision times by council, see planning statistics or explore which councils have the highest approval rates.