How 2024 Trends Are Affecting Planning Permission – What They Mean for 2025

Sustainability, technology, and community engagement are trends that shape planning permission today and will continue to do so in 2025. Against this backdrop, the most recent data available from England’s district-level planning authorities on the government website shows some key changes in planning activity.

This blog explores these trends, adding insights from Planning By Design’s chartered town planners for expert views on how you can prepare for planning permission in 2025. 

The State of Planning Permission in Early 2024: Key Statistics

Recent data from England’s district-level planning authorities across the period of January to March 2024 underlines the following:

• Applications received: 85,800 – 11% down year-on-year.

• Decisions made: 79,100 – 9% down.

• Applications granted: 67,400 – 10% down.

Applications are down for a number of reasons. There was a period of political uncertainty at the start of the year, with the General Election looming. In December 2023, the then Conservative government reduced the amount of the Housing Land Supply that Local Authorities had to demonstrate from 5 years to 4. Where not enough land is allocated by an LPA for housing to be built upon, the tilted balance in favour of sustainable development applies. The balance is tilted in favour of approving an application unless there are very compelling reasons to withhold permission. This change increased the risk to investors to commit significant investments in both the speculative purchase of land and the preparation of planning applications.

With respect to the decisions made, there continues to be a crisis in local government resources. Many authorities are understaffed and are restricted by their budgets to employ more staff. Councils across England Scotland and Wales have a collective hole in their finances of over £4 billion (UNISON). Whilst some of this is seen publicly, for example Britain’s largest authority, Birmingham City Council effectively declaring itself bankrupt in Sept 2023 (through a s114 Notice), there are many other authorities in trouble, including Hampshire, Bradford, and Somerset, all having a £100 million funding gap. That has meant a number of authorities reducing their planning services. Some LPAs have suspended the pre-application advice service, whilst others are only dealing with planning agents, rather than householders. There are also some city councils where planning applications are not able to be allocated an officer for several weeks into the determination period. An RTPI study found that 82% of local authorities had difficulty in hiring planners in 2023, and 90% of Councils reported planner shortages (RTPI).

The reduction in the number of planning permissions approved is more difficult to explain. It may be due in part to the 20% in staff turnover that is average for LPAs. When officers leave, their planning applications are redistributed and working relationships with applicants and agents are weakened. The new officer is unlikely to have any familiarity with the site, and not be aware of how the proposal has developed to date. The number of refusals may also be linked to the loss of many older, highly skilled and experienced professionals who have retired or have moved into other sectors. Less experienced planning officers may be more likely to refuse a scheme, not having the experience nor confidence to support the more challenging applications. The 1 in 3 planning appeals that are allowed may add weight to this.

There is no doubt we have seen some hesitancy in developers and householders confidence since the new government came into power. The increase in Housing numbers required to meet the £1.5million new homes over the next 5 years as well as the eagerly anticipated new revision of the NPPF in the next couple of weeks should reinvigorate investors looking to develop land for housing. Householders should also be feeling the benefit of an improved economic forecast for output, with growth rising to 2 percent in 2025, (Office of Budget Responsibility).

Major applications display marginal gains in efficiency:

• 90% of major applications were decided within agreed timeframes — up 1% point year-on-year.

• 19% decided within the statutory period of 13 weeks up 2%.

Ellie Laws, Head of Planning at Planning By Design says “The slight improvement in the number of major schemes being decided within timeframes is a positive. Of course, major schemes are targeted to be decided in 13 weeks, not 8 so there is more time in the determination period. It is also the case that, major applications are often supported through planning by a Chartered Town Planner, who is experienced in compiling submissions and can respond quickly and professionally to consultee feedback, and officer enquiries. The benefits of utilising an agent to manage applications through consideration and secure your consent should not be underestimated even for smaller schemes and householder applications.”

Residential and householder applications in 2024

• The residential applications were granted reaching 7,800 down 7% from the same quarter a year earlier.

• 39,800 householder development applications in 2024, down 15% from the same quarter a year earlier. 

“This sharp decline in householder applications underlines the need for clearer communication and support from planning authorities. Homeowners and small developers continue to face disproportionate challenges in navigating complex regulations.”

It is clearly evident that local authorities are increasing the number of reports that are needed to support even relatively straightforward applications, be that Flood Risk Assessment, for areas now becoming more liable for flooding from surface water runoff, or Biodiversity Net Gain Calculations and mitigation, the scope of which has been expanded since April 2024. The input of a planning consultant to advise on what reports will be needed for validation, how to feed the reports into a cohesive planning submission and respond to external consultees during the determination period can ease the process.

What these stats tell us about emerging trends

The trends of 2024 have much to say about what may be coming next explained by Ellie Laws. 

There have been a number of changes in the last 12 months in planning. The amendments to the NPPF at the end of 2023, the introduction of mandatory BNG, change in government, increasing housing targets and anticipated Dec 2024 revision to the NPPF have brought much to anticipate and new policies and regulations to implement and understand. Once we have the revised NPPF in the coming weeks, I am hopeful that 2025 will begin with a period of certainty in policy that will lead to an increase in confidence, both for homeowners and developers.

1. More emphasis on sustainability and efficiency

In 2025, environmental resilience will take over planning priorities, with solid green building solutions expected in all applications.

With net-zero targets looming, developers must start pushing beyond compliance and innovating with sustainability at the core of their design. This approach should include circular economy principles and the integration of renewable energy.

The fabric-first approach continues to be the focus for meeting sustainability targets. Aside from new builds, the potential for re-use and re-purposing of existing buildings should not be underestimated. These buildings have carbon capture embedded and reduce the need for materials to be produced, and transported to the site. Conversion of disused buildings, and retrofitting of renewables can contribute significantly to net zero carbon targets, and there are many options for conversions that can be carried out under permitted development. An expert planning consultant can advise on the best route to achieve this, to be compliant with the Town & Country Planning (General Permitted Development) (England) Order 2015, be it through permitted development, or through the Prior Approval process.

2. Digital transformation to further gain momentum

AI and digital twin technologies are expected to make applications more efficient and planning decisions more data-driven in 2025. Statutory consultees are already utilising forecast models to interpret how climate change is impacting rising seas and rivers, as have seen over the last few years – flooding from surface water runoff.

Digital tools will not only reduce processing times but also allow authorities to consider the long-term effects of proposals more accurately but developers should prepare for greater scrutiny and transparency.

3. Increased community involvement

The coming year is expected to see a surge in community-driven planning, with authorities encouraging public participation in shaping local developments. Developers should prioritise proactive consultation, ensuring local needs are met and concerns addressed. Building trust with communities can significantly expedite approvals.

The localism that started in 2011 under the coalition continues. Neighbourhood Plans are a material consideration in planning determinations and are no longer limited to rural parishes compiled by retired architects, lawyers and planners. It is a uniquely British characteristic to have an enthusiastic interest in what your neighbours are doing, and it is unlikely to change any time soon. Larger schemes must demonstrate they have carried out and responded to public consultation, and the use of developer websites, and online feedback forms has made this easier than ever for the community to engage and comment on proposals. Even smaller householder applications can benefit from a friendly neighbour chat over the fence about the upcoming submission.

4. Adjusting to lower volumes

The authorities may also respond by offering incentives for projects linked to sustainable and affordable housing, perhaps in reaction to falling applications and approvals. “Targeted incentives, such as fast-tracking sustainable developments or reducing fees for affordable housing, could help stimulate application volumes while meeting urgent societal needs.”

The new government seems less willing to accept excuses from local government especially those who are failing to deliver up-to-date local plans, and /or meet their housing land supply targets. Initiatives to push through housing delivery are welcomed, however, with Local Planning Authorities’ budgets being significantly stretched, this may be difficult to deliver. The increase in planning application fees due this week should go some way to reflecting the actual cost of processing applications and could help fund the delivery targets for planning and ultimately bring forward new development faster.

Looking to 2025 and beyond

The planning landscape in 2024 presents a mix of challenges and opportunities. Going into 2025, the focus will remain on sustainability, further integration of technology, and community-oriented development.

Final comments from Planning By Design:

While 2024 has been a tough year for planning permission, it has also laid the foundation for innovation. Developers, planners, and policymakers must collaborate to accommodate these trends, shaping an urban landscape that is inclusive, sustainable, and resilient. In turn, embracing these changes now will provide opportunities to construct a more robust and future-prepared planning system in 2025.