Introduction
The UK's planning system is multi-faceted and there are many aspects that developers need to be aware of when operating in a specific region.
In this section, we take a look at how LPAs are performing across the North Wests in regard to average determination periods, application approval and overturn ratios, and housing delivery targets.
Planning Determination Periods
Most planning applications are supposed to be decided within 8 weeks, with major applications being given 13 weeks, and EIA developments given 16 weeks from validation to determination. LPAs report on the proportion of applications that were delivered within this time period. However, when the stats are reported they normally take into account ‘extensions of time’ where the officer has pre-agreed with the applicant that the assessment period can be extended. If there is an agreed extension of time then the LPA can report the applications as being within the agreed period, no matter the number of actual weeks that have elapsed. LPAs can be placed into ‘special measures’ if more than 60% of their major applications, or 70% of their non-major planning applications are not determined within the agreed period.
In order to adjust for this reporting method we have ignored the published data and looked instead at the number of weeks between the validation date and determination date to provide an average determination period for major and non-major planning applications and we have examined this performance as a trend from 2018 to 2022.
Non-Major Residential Planning Determination Periods in the North West
Major Residential Planning Determination Periods in the North West
Planning Determination Period Summaries
Greater Manchester
As you can see from the charts, in Greater Manchester it is only Manchester City Council that have regularly been delivering decisions on non-major planning applications within the 8-week period. Most other councils have routinely taken between 10 and 15 weeks, on average, to decide non-major applications.
Similarly with major planning applications, the majority of authorities in Greater Manchester are routinely taking longer than 13 weeks to decide on major applications. Bury, Tameside and Wigan have - at times - taken more than 40 weeks (on average) to determine these applications.
Merseyside
In Merseyside it is only Sefton Council that is near to meeting the 8-week period for deciding non-major planning applications with average periods reaching north of 40 weeks in points in other areas.
Similarly with major planning applications, the majority of authorities on Merseyside are routinely taking longer than 13 weeks to decide on major applications. Liverpool, Knowsley and Wirral have - at times - taken more than 50 weeks (on average) to determine these applications.
Cheshire
Although the data for Halton Council was not available, we can see that the data for the remaining councils in Cheshire indicates elongated determination periods for non-major planning applications, with applications in Cheshire West and Chester taking around 30 weeks to reach a decision that should take 8 weeks. The picture is slightly better for major planning applications, but determination periods are still longer than the statutory 13 weeks for this type of application.
Cumbria
The charts for Cumbria are harder to read because the incredible average determination period for non-major applications (111.4 weeks) throws off the scale for the rest of the chart. What this disguises is some admirable work by Allerdale who maintained an 8 week average throughout the covid era, with the other councils in this region not far behind. There is a similar disparity between the good and the poor performers when it comes to the major planning applications in Cumbria.
Lancashire
Statistics for Hyndburn council were not available, for the remainder of Lancashire it is clear that delivering applications within 8 weeks is a skillset that doesn’t extend far beyond the Ribble, with South Ribble and Ribble Valley (and more recently Preston) able to deliver - on average - within the statutory 8 weeks. If you have an application in most of the authorities within Lancashire you’re more likely to be waiting between 10 and 15 weeks for a decision. Similarly for major planning applications, where the average determination period across the region is nearly 24 weeks.
Residential Application Approval Rates
We have looked at the proportion of residential planning applications that were approved by each LPA in the region.
Non-Major Residential Planning Applications Approved Rates
Major Residential Planning Applications Approved Rates
Residential Applications Refusals Overturned at Appeal
We have looked at the proportion proportion of refused applications that were later overturned at appeal for each LPA.
Minor Residential Appeal Overturns
Major Residential Appeal Overturns
Planning Application Approval and Overturn Ratio Summarised
Greater Manchester
Our data shows that in Greater Manchester between 50% and 100% of major residential planning applications are approved, and the applications that are refused have a 20% - 60% chance of being overturned at appeal.
Merseyside
On Merseyside, the majority of major residential planning applications have been approved over the last five years, the exception being in the Wirral in 2022 where this proportion fell to less than 25%.
Cheshire
In Cheshire, with the exception of Halton where no data was available, approval rates for major planning applications was between 75% and 100%. Meanwhile, for the major planning applications that are refused and taken to appeal, there is an overturn rate of between 30% and 50%.
Cumbria
In Cumbria approval rates for major planning applications was between 50% and 100%. Meanwhile, for the major planning applications that are refused and taken to appeal, there is an overturn rate that is generally better than 40%.
Lancashire
In Lancashire the picture is more mixed, but with the exception of Hyndburn where no data was available, and Pendle and Preston, approval rates for major planning applications were better than 50% with many being between 75% and 100% over the last five years. Meanwhile, for the major planning applications that are refused and taken to appeal, there is an overturn rate of between 25% and 50% with Burnley having all three of their major application refusals being overturned on appeal.
Related Resources
If you've enjoyed the data insights about land constraints in the North West, check out our other planning reports for the region below:
- North West: Strategic Land
- North West: Land Constraints
- North West: Demographics, Density & Migration Patterns