Planning Report 2026
What every town is building, by the numbers.
A planning and property report for towns across England and Wales, built from the latest full year of decided planning applications, council approval rates and Land Registry sales. Pick a town to see what it is building and how it compares to the national norm.
Showing 125 of 125 towns
- Kent
Ashford
Ashford files more listed-building applications than anywhere typical, at 3.6 times the national rate.
Read the report - Buckinghamshire
Aylesbury
Aylesbury files listed-building applications at 3 times the national rate.
Read the report - Oxfordshire
Banbury
Banbury approves 94% of planning applications. It refuses just 1 in 17.
Read the report - South Yorkshire
Barnsley
Barnsley refuses just 1 in 16 planning applications. That is half the national refusal rate.
Read the report - Essex
Basildon
Basildon converts garages to living space at 1.7 times the national rate. It is the town's clearest break from the national planning norm.
Read the report - Hampshire
Basingstoke
Basingstoke submits retrospective applications at 1.7 times the national rate.
Read the report - Somerset
Bath
Bath approves 96% of planning applications and files HMO conversions at nearly 3 times the national rate.
Read the report - Bedfordshire
Bedford
Bedford filed 2,256 planning applications in 2025. The council refused about 1 in 8.
Read the report - West Midlands
Birmingham
Birmingham's council refuses 1 in 7 home projects, and HMO conversions run at three times the national rate. The city is making more of what it already has.
Read the report - Lancashire
Blackburn
Blackburn builds first and asks later, twice as often as the rest of the country.
Read the report - Lancashire
Blackpool
Blackpool refuses 1 in 6 planning applications, well above the national rate.
Read the report - Greater Manchester
Bolton
Bolton refuses 1 in 6 planning applications. That is above the national rate, with HMO conversions running at more than double the norm.
Read the report - Dorset
Bournemouth
Bournemouth files HMO conversions at 4 times the national rate. The coastal rental market stands out in the data.
Read the report - West Yorkshire
Bradford
Bradford refuses nearly 1 in 6 planning applications. That is above the national rate.
Read the report - Bridgend County Borough
Bridgend
Bridgend builds first and asks later at nearly twice the national rate, even as the council approves 89.1% of what it decides.
Read the report - East Sussex
Brighton
Brighton converts homes to HMOs at 2.7 times the national rate. Dormers run at twice the national rate too.
Read the report - City of Bristol
Bristol
Bristol files HMO conversions at 3 times the national rate.
Read the report - Lancashire
Burnley
Burnley refuses more applications than the national average. Its refusal rate is 15.5%, about 1 in 6.
Read the report - Staffordshire
Burton upon Trent
Burton upon Trent approves 92.5% of planning applications. Heritage town, easy council.
Read the report - Greater Manchester
Bury
In Bury, loft conversions are filed at 2.7 times the national rate. And nearly 1 in 2 applications is a home extension.
Read the report - Suffolk
Bury St Edmunds
Conservation-area consent features in 1 in 7 applications in Bury St Edmunds. That is 7.7 times the national rate.
Read the report - Cambridgeshire
Cambridge
Cambridge grants 94.5% of planning applications, nearly 7 points above the national rate.
Read the report - South Glamorgan
Cardiff
Cardiff approves 95.7% of planning applications and refuses just 1 in 23. One of the easiest places in the country to get permission.
Read the report - Cumbria
Carlisle
Carlisle is the town where planning permission is almost guaranteed: just 1 in 47 applications is refused.
Read the report - Essex
Chelmsford
Chelmsford approves 9 in 10 planning decisions. Loft and garage conversions run at nearly twice the national rate.
Read the report - Gloucestershire
Cheltenham
Cheltenham approves 96.6% of planning applications and refuses just 1 in 29. One of the lowest refusal rates in the country.
Read the report - Cheshire
Chester
Chester refuses just 1 in 16 planning applications. That is nearly twice as easy as the national norm.
Read the report - Derbyshire
Chesterfield
Chesterfield approves 9 in 10 planning applications. Better than the national average, and HMO conversions are running above the norm.
Read the report - Lancashire
Chorley
Chorley demolishes and rebuilds at twice the national rate, and files retrospective applications 1.5 times as often.
Read the report - Essex
Colchester
Colchester refuses 1 in 6 planning applications. A tougher council than the national norm.
Read the report - West Midlands
Coventry
Coventry's HMO conversion rate is 4x the national average. The city's planning mix sets it apart.
Read the report - West Sussex
Crawley
Crawley residents convert garages at nearly twice the national rate. The project mix tells the real story.
Read the report - Greater London
Croydon
Croydon refuses 1 in 5 home projects. That is a significantly tougher council than the national norm.
Read the report - County Durham
Darlington
Darlington refuses just 1 in 15 planning applications. Conservation-area work runs at nearly 4 times the national rate.
Read the report - Derbyshire
Derby
Derby files HMO conversions at 9.3 times the national rate, and approves 93% of everything it decides.
Read the report - South Yorkshire
Doncaster
Doncaster files conservation-area applications at nearly three times the national rate. That is the sharpest divergence in its application mix.
Read the report - County Durham
Durham
Durham turns homes into shared houses at 4.1 times the national rate.
Read the report - East Sussex
Eastbourne
Eastbourne refuses just 1 in 46 planning applications. One of the most permissive councils in the country.
Read the report - Devon
Exeter
Exeter files HMO conversions at 3.2 times the national rate.
Read the report - Hampshire
Fareham
Fareham council refuses about 1 in 47 home projects. The national rate is 1 in 8.
Read the report - Kent
Gillingham
Gillingham turns houses into shared homes at more than six times the national rate.
Read the report - Gloucestershire
Gloucester
Gloucester logs HMO conversions at 2.6 times the national rate. Extensions dominate, but shared housing is the standout.
Read the report - Norfolk
Great Yarmouth
Great Yarmouth Council refuses just 1 in 117 planning applications, among the lowest refusal rates in the country.
Read the report - Lincolnshire
Grimsby
Grimsby refuses just 1 in 20 planning applications. That is less than half the national refusal rate.
Read the report - Surrey
Guildford
Guildford files conservation-area applications at 3 times the national rate. And listed-building work at 1.7 times.
Read the report - West Yorkshire
Halifax
Halifax files conservation-area applications at 3.5 times the national rate. And it refuses nearly 1 in 6.
Read the report - North Yorkshire
Harrogate
Nearly 1 in 5 Harrogate planning applications involves conservation-area work. That is more than nine times the national rate.
Read the report - County Durham
Hartlepool
Hartlepool builds first and asks later, 2.6 times more often than the rest of the country.
Read the report - Hertfordshire
Hemel Hempstead
Hemel Hempstead files loft conversions at 2.4 times the national rate. And 9 in 10 applications are approved.
Read the report - Herefordshire
Hereford
Hereford refuses just 1 in 21 planning applications. That is less than half the national refusal rate.
Read the report - Buckinghamshire
High Wycombe
High Wycombe refuses 1 in 6 planning applications. Loft conversions run at three times the national rate.
Read the report - West Sussex
Horsham
Horsham approves 9 in 11 home projects, and conservation-area applications run at nearly 3 times the national share.
Read the report - West Yorkshire
Huddersfield
Huddersfield approves 9 in 10 planning applications. Conservation-area consent runs at 12 times the national rate.
Read the report - Cambridgeshire
Huntingdon
Huntingdonshire approves 92% of planning applications. That is well above the national rate of 88%.
Read the report - Suffolk
Ipswich
Ipswich approves 93% of planning applications. That is well above the national rate of 87.6%.
Read the report - West Yorkshire
Keighley
Keighley turns buildings into homes at 1.9 times the national rate.
Read the report - Northamptonshire
Kettering
Kettering approves 9 in 10 applications and files HMO conversions at nearly twice the national rate.
Read the report - Norfolk
King's Lynn
King's Lynn builds first and asks later at 1.8x the national rate. And the council still approves 93% of what it decides.
Read the report - East Riding of Yorkshire
Kingston upon Hull
Hull files conservation-area applications at over six times the national rate. And 1 in 11 applications is refused, against 1 in 8 nationally.
Read the report - West Yorkshire
Leeds
Leeds refuses 1 in 6 planning applications. That is above the national refusal rate, and the city builds first and asks later at 1.4 times the norm.
Read the report - Leicestershire
Leicester
Leicester refuses 1 in 6 planning applications, tougher than the national average. And 1 in 16 builds first, then asks.
Read the report - Lincolnshire
Lincoln
Lincoln refuses just 1 in 20 planning applications. That is less than half the national refusal rate.
Read the report - Merseyside
Liverpool
Liverpool refuses 1 in 6 planning applications. And HMO conversions run at eight times the national rate.
Read the report - Greater London
London
London digs down: basement applications run at nearly five times the national rate.
Read the report - Bedfordshire
Luton
Luton's council refuses nearly 1 in 5 planning applications. That is well above the national rate.
Read the report - Kent
Maidstone
Maidstone files listed-building applications at 2.7 times the national rate. Heritage controls are the defining feature of planning here.
Read the report - Greater Manchester
Manchester
Manchester's listed-building applications run at nearly four times the national rate. And 1 in 6 planning decisions ends in refusal.
Read the report - Nottinghamshire
Mansfield
Mansfield refuses just 1 in 24 applications. Among the easiest councils in England to win permission from.
Read the report - North Yorkshire
Middlesbrough
Middlesbrough files HMO conversions at 5.5 times the national rate.
Read the report - Buckinghamshire
Milton Keynes
Milton Keynes files garage conversions at 2.5 times the national rate. The standout feature of its 2025 planning record.
Read the report - Nottinghamshire
Newark
Newark refuses just 1 in 15 planning applications, half the national refusal rate.
Read the report - Tyne and Wear
Newcastle upon Tyne
Newcastle's planning mix is 4 times more heritage-heavy than the national norm. Listed-building and conservation-area work account for nearly 1 in 5 applications.
Read the report - Gwent
Newport
Newport refuses nearly 1 in 5 planning applications. That is well above the national rate.
Read the report - Northamptonshire
Northampton
Northampton converts homes into shared housing at more than three times the national rate, and the council refuses just 1 in 13 applications.
Read the report - Norfolk
Norwich
Norwich refuses just 1 in 29 planning applications. That is less than a third of the national refusal rate.
Read the report - Nottinghamshire
Nottingham
Nottingham files HMO conversions at six times the national rate.
Read the report - Warwickshire
Nuneaton
Nuneaton approves 93% of planning applications, well above the national rate of 87.6%.
Read the report - Greater Manchester
Oldham
Oldham is converting homes to HMOs and new dwellings at twice the national rate. Extensions still dominate at 38.6% of all applications.
Read the report - Oxfordshire
Oxford
Conservation-area consent touches 1 in 6 Oxford applications. That is nine times the national rate.
Read the report - Cambridgeshire
Peterborough
Peterborough applies for HMO conversions at 4.6 times the national rate.
Read the report - Devon
Plymouth
Plymouth files HMO conversions at four times the national rate.
Read the report - West Yorkshire
Pontefract
Pontefract's council approves over 89% of planning applications. Refusals run at just 1 in 9, below the national rate.
Read the report - Dorset
Poole
Poole approves nearly 9 in 10 planning applications, at a rate that matches the national average.
Read the report - Hampshire
Portsmouth
Portsmouth files HMO conversions at 11 times the national rate. The rental city rebuilds itself from within.
Read the report - Lancashire
Preston
Preston refuses just 1 in 16 planning applications. Well below the national norm.
Read the report - Berkshire
Reading
Reading logs HMO conversions at 2.4 times the national rate.
Read the report - Greater Manchester
Rochdale
Rochdale approves 9 in 10 planning applications. Home extensions dominate the town's planning activity.
Read the report - Kent
Rochester
Rochester demolishes at double the national rate and gets planning approved more easily than most towns.
Read the report - London
Romford
Romford files loft conversions at nearly 6 times the national rate. A town building upward from the inside.
Read the report - South Yorkshire
Rotherham
Rotherham approves 9 in 10 planning applications, with conservation-area works 2.5 times the national share.
Read the report - Warwickshire
Rugby
Rugby builds first and asks later at 1.6 times the national rate, while refusing only 1 in 19 applications.
Read the report - Wiltshire
Salisbury
Wiltshire approves 95% of Salisbury-area planning applications. Only 1 in 21 is refused.
Read the report - Lincolnshire
Scunthorpe
Scunthorpe's conservation-area activity is more than double the national rate. 541 applications were submitted to North Lincs in 2025, and the council approved nearly 9 in 10.
Read the report - South Yorkshire
Sheffield
Sheffield files conservation-area applications at nearly six times the national rate. 1 in 9 cases involves heritage consent.
Read the report - Shropshire
Shrewsbury
Shrewsbury approves 9 in 10 applications, and files conservation-area cases at nearly six times the national rate.
Read the report - Berkshire
Slough
Slough files loft conversions at 4.6 times the national rate. And 1 in 6 applications is refused.
Read the report - West Midlands
Solihull
Solihull approves 91% of planning applications. Garage conversions run at nearly three times the national rate.
Read the report - Hampshire
Southampton
Southampton files HMO conversions at 4.5 times the national rate.
Read the report - Merseyside
Southport
Southport files conservation-area applications at 3.2 times the national rate.
Read the report - Lincolnshire
Spalding
Spalding builds first and asks permission later at twice the national rate. 128 retrospective applications in 2025.
Read the report - Hertfordshire
St Albans
St Albans files loft conversions at 3.4 times the national rate. This is what a fixed-plot commuter town looks like.
Read the report - Staffordshire
Stafford
Stafford refuses 1 in 6 planning applications. Conservation-area cases run at 4 times the national rate.
Read the report - Greater Manchester
Stockport
Stockport is the town where the council says yes: just 1 in 23 applications is refused. A third the national refusal rate.
Read the report - County Durham
Stockton-on-Tees
Stockton-on-Tees refuses just 1 in 23 applications. Garage conversions filed at twice the national rate.
Read the report - Staffordshire
Stoke-on-Trent
Stoke-on-Trent builds first and asks later at twice the national rate. Retrospective filings stand out.
Read the report - Tyne and Wear
Sunderland
Sunderland refuses 1 in 8 planning applications, a touch above the national rate.
Read the report - West Midlands
Sutton Coldfield
Sutton Coldfield is an extension town: home extensions make up 55% of planning applications. Nearly twice the national share.
Read the report - West Glamorgan
Swansea
Swansea files HMO conversions at 3.6 times the national rate.
Read the report - Wiltshire
Swindon
Swindon files conservation-area work at 3.5 times the national rate.
Read the report - Staffordshire
Tamworth
Tamworth approves 19 in every 20 planning applications. One of the most permissive councils in England.
Read the report - Somerset
Taunton
1 in 6 Taunton applications involves conservation-area works. That is more than nine times the national rate.
Read the report - Shropshire
Telford
Telford builds first and asks later, at twice the national rate.
Read the report - West Yorkshire
Wakefield
Wakefield builds first, asks later at 1.4 times the national rate. And home extensions still dominate every other category.
Read the report - West Midlands
Walsall
Walsall refuses 1 in 6 planning applications. That is well above the national rate.
Read the report - Cheshire
Warrington
Warrington refuses 1 in 5 planning applications, well above the national rate of 1 in 8.
Read the report - Hertfordshire
Watford
Watford files loft conversions at nearly five times the national rate. Roof work is the defining story of this town's planning activity.
Read the report - Northamptonshire
Wellingborough
Wellingborough converts buildings to homes at twice the national rate. Listed-building work is also running well above average.
Read the report - Somerset
Weston-super-Mare
Weston-super-Mare submitted 537 planning applications to North Somerset in 2025. Demolition accounts for nearly 1 in 8.
Read the report - Greater Manchester
Wigan
The town where HMO conversions are submitted at nearly three times the national rate.
Read the report - Surrey
Woking
Woking refuses nearly 1 in 6 planning applications. That is well above the national rate.
Read the report - West Midlands
Wolverhampton
Nearly half of all Wolverhampton planning applications are home extensions. That is 1.5 times the national rate.
Read the report - Worcestershire
Worcester
Worcester files listed-building work at 3.3 times the national rate, driven by a cathedral city built on protected historic fabric.
Read the report - West Sussex
Worthing
Worthing refuses just 1 in 18 home projects. That is less than half the national refusal rate.
Read the report - Wales
Wrexham
Wrexham is one of the easiest places in the country to win planning permission, refusing just 1 in 19 projects.
Read the report - North Yorkshire
York
1 in 8 York applications involves conservation-area consent. That is six times the national rate.
Read the report