1

2

This report was written by Liz Spratt from the Research and Information team at the Local Government Association (LGA). The author would like to thank all the participants who took part in this research.
To view more research from t he Local Government Association’s Research and Information team please visit: http://www.local.gov.uk/local-governmentintelligence i

Acknowledgements ....................................................................................... i
Glossary .............................................................................................................. 5
Executive summary ............................................................................................ 6
Introduction................................................................................................... 6
Key findings .................................................................................................. 6
Introduction ....................................................................................................... 12
Methodology...................................................................................................... 13
Planning permissions ....................................................................................... 18
Unimplemented planning permissions ........................................................... 28
Analysis of unimplemented planning permissions, level of permissions granted and developments completed ........................................................... 37
Unimplemented permissions and development phases ............................... 49
Development timescales .................................................................................. 56
Table 1: Schemes included and excluded in analysis ......................................... 17
Table 2: Proportion of schemes and units by development type ......................... 20
Table 3: Proportion of schemes obtaining planning permission by development size from 2007/08 to 2012/13 ............................................................................. 25
Table 4: Proportion of schemes obtaining planning permission by region from
2007/08 to 2012/13 ............................................................................................. 26
Table 5: Proportion of units obtaining planning permission by region from
2007/08 to 2012/13 ............................................................................................. 27
Table 6: Proportion of unimplemented schemes by development size from March
2008 to March 2013 ............................................................................................ 33
Table 7: Proportion of unimplemented schemes by region from March 2008 to
March 2013 ......................................................................................................... 35
Table 8: Proportion of unimplemented units by region from March 2008 to March
2013 .................................................................................................................... 36
Table 9: Numbers of schemes obtaining permission, schemes completed and unimplemented schemes .................................................................................... 38
Table 10: Numbers of units obtaining permission, units completed and units unimplemented from 2007/08 to 2012/13 ........................................................... 39
Table 11: Numbers of private development schemes obtaining permission, schemes completed and schemes unimplemented from 2007/08 to 2012/13 .... 41
2

Table 12: Numbers of units obtaining permission, units completed and units unimplemented from 2007/08 to 2012/13 ........................................................... 43
Table 13: Numbers of schemes obtaining permission, schemes completed and schemes unimplemented from 2007/08 to 2012/13 ............................................ 45
Table 14: Numbers of units obtaining permission, units completed and units unimplemented from 2007/08 to 2012/13 ........................................................... 47
Table 15: Proportion of schemes and units by phase of development from March
2008 to March 2013 ............................................................................................ 49
Table 16: Number of unstarted permissions by schemes and units from March
2008 to March 2013 ............................................................................................ 50
Table 17: Number of permissions and units under construction from March 2008 to March 2013 ..................................................................................................... 52
Table 18: Average timescales across all types of development (months) from
2007/2008 to 2012/2013 ..................................................................................... 57
Table 19: Average timescales for private sector developments (months) from
2007/2008 to 2012/2013 ..................................................................................... 58
Table 20: Average timescales for social sector developments (months) from
2007/2008 to 2012/2013 ..................................................................................... 59
Table 21: Average time taken to progress schemes from obtaining permission to completion by number of units per scheme in 2012/13 financial year ................. 59
Table 22: Average time taken to develop schemes from obtaining permission to completion by number of units per scheme from 2007/2008 to 2012/2013 ......... 61
Table 23: Average time taken to progress schemes from obtaining permission to completion by region in 2012/13 financial year ................................................... 62
Table 24: Average time taken to develop schemes from obtaining permission to completion by region from 2007/2008 to 2012/2013 ........................................... 63
Figure 1: Index of schemes and units from 2007/08 to 2012/13 ......................... 19
Figure 2: Index of private development schemes and units from 2007/08 to
2012/13 ............................................................................................................... 21
Figure 3: Index of social development schemes and units from 2007/08 to
2012/13 ............................................................................................................... 23
Figure 4: Index of all unimplemented schemes and units from March 2008 to
March 2013 ......................................................................................................... 29
Figure 5: Index of number of schemes and units unimplemented for private developments from March 2008 to March 2013 .................................................. 31
Figure 6: Index of number of schemes and units unimplemented for social developments from March 2008 to March 2013 .................................................. 32
Figure 7: Index of all unimplemented schemes against planning permissions granted from 2007/08 to 2012/13 ........................................................................ 38
Figure 8: Index of all unimplemented units against units granted planning permissions from 2007/08 to 2012/13 ................................................................. 40
3

Figure 9: Index of private unimplemented schemes against planning permissions granted and schemes completed from 2007/08 to 2012/13 ................................ 42
Figure 10: Index of all unimplemented units against planning permissions granted and units completed from 2007/08 to 2012/13 .................................................... 44
Figure 11: Index of all unimplemented schemes against planning permissions granted and schemes completed from 2007/08 to 2012/13 ................................ 46
Figure 12: Index of all unimplemented units against planning permissions granted and units completed from 2007/08 to 2012/13 .................................................... 48
Figure 13: Index of unstarted planning permissions schemes and units from
March 2008 to March 2013 ................................................................................. 51
Figure 14: Index of schemes and units with permission under construction from
March 2008 to March 2013 ................................................................................. 53
4

Key terminology used in this report is summarised below.
Planning permission
Unimplemented planning permissions
Units
A local authorisation of plans for the construction of new residential buildings. Planning permissions are granted on a scheme basis (rather than a unit basis, which is the number of dwellings). a.) sites with planning approval where schemes have yet to be started on site (unstarted permission) b.) schemes have been started, but where units remain to be completed (permissions under construction).
Number of dwellings (houses, apartments, etc.)
5

This report provides an update
“
An analysis of unimplemented planning permissions for residential dwellings ” commissioned by the Local Government
Association (LGA) and undertaken by Glenigan in September 2012.
The original report analysis examined the extent and scope of planning permissions and unimplemented planning permissions on sites in England and
Wales from the financial years 2007/08 and 2011/12, as well as examining the length of delays in developing sites.
This update provides complete data for 2011/12 and 2012/13 financial years.
Number of planning permissions obtained
The number of planning permissions obtained in 2012/13 reached their highest point since before the recession though are still below 2007/08 levels.
The level of planning permissions for private developments has varied more over the last six years than for social developments. Planning permissions obtained for private developments are still below 2007/08 levels. Although the number of approvals for schemes has been increasing since 2008/09, there was a small decrease between 2011/12 and 2012/13.
Social developments, by contrast, have seen approval levels consistently above those for 2007/08, with the exception of the 2011/12 financial year.
Schemes of 10-49 units have consistently made up the greatest proportion of planning permissions obtained each year. Regionally most planning permissions were obtained year on year in the South East (with the exception of 2011/12 when a greater proportion of permissions were obtained in London).
Overall planning permissions:

the number of schemes obtaining permission reduced by 20 per cent from
3,828 in 2007/08 to 3,057 in 2012/13.

the number of units obtaining permission reduced by 12 per cent from
187,605 in 2007/08 to 165,903 in 2012/13.
6

Planning permissions by development type:

private developments made up a greater proportion of all schemes obtaining planning permission in the 2012/13 financial year than social developments (80 per cent of schemes compared with 20 per cent for social developments).

the number of private developments obtaining planning permission decreased by 25 per cent from 3,284 in 2007/08 to 2,470 schemes in
2012/13, whilst the number of social developments increased by eight per cent from 544 in 2007/08 to 587 in 2012/13.

the number of private developments obtaining planning permission has increased from a low of 1,655 in 2008/09 to 2,628 in 2011/2, but has yet to increase to pre-recessionary levels. Indeed 2012/13 again saw a reduction in the number of permissions obtained with a six per cent decrease from
2011/12 levels (from 2,628 to 2,470).

the number of social development schemes in 2012/13 was higher than in
2007/08, but below the highest levels seen in 2009/10 (634 schemes). A
30 per cent decrease in the number of schemes obtaining planning permission was seen between 2010/11 and 2011/12, although a recovery was seen with a 32 per cent increase between 2011/12 and 2012/13.
Size of schemes obtaining planning permission:

the greatest proportion of schemes obtaining planning permission in
2012/13 were schemes of 10-49 units (62 per cent of all schemes), whilst schemes of 250 or more units were the smallest proportion (four per cent of all schemes).

over the last six financial years there has been a small rise in the proportion of small schemes (less than 10 units), increasing from four per cent in 2007/08 to 11 per cent of planning permissions in 2012/13.

there has been a corresponding decrease in the proportion of schemes of
10-49 units (decreasing from 72 per cent in 2007/08 to 62 per cent in
2012/13).
7

Regional analysis of obtaining planning permission:

for schemes, the South East received the greatest proportion of planning permissions granted over the last six years (16 per cent of all planning permissions granted).

for units, the greatest proportion of permissions over the last six years has been in London (21 per cent of all planning permissions granted).
Unimplemented planning permissions
Overall, the number of unimplemented planning permissions for schemes and units has decreased since 31 March 2008; however this decrease is in line with the overall trend of a decrease in the number of planning permissions being granted and an increase in the number of schemes and units being completed.
Private developments and social developments have seen a reduction in the number of unimplemented permissions and units since 31 March 2008.
There were more unimplemented schemes in the South East than any other region, whilst London had the greatest proportion of unimplemented units.
Overall unimplemented permissions:

the number of unimplemented schemes decreased by 26 per cent from
8,813 at 31 March 2008 to 6,500 at 31 March 2013.

the number of unimplemented units decreased by 24 per cent from
499,873 at the 31 March 2008 to 381,390 at 31 March 2013.
Unimplemented permissions by development type:

the number of unimplemented private schemes reduced by 28 per cent from 7,608 at 31 March 2008 to 5,446 at 31 March 2013; the number of unimplemented units decreased by 23 per cent from 421,006 at the 31
March 2008 to 323,385 at 31 March 2013.

the number of unimplemented social schemes reduced by 12 per cent from 1,205 at 31 March 2008 to 1,054 at 31 March 2013; the number of unimplemented units reduced by 26 per cent from 78,867 at the 31 March
2008 to 58,005 at 31 March 2013.
8

Unimplemented permissions by size of development:

on average, over the last six financial years, the greatest proportion of unimplemented schemes have generally consisted of 10-49 units (an average of 64 per cent of unimplemented schemes) .

proportionally this reflects the distribution of planning permissions obtained.
Unimplemented permission by region

on average, over the last six years, the greatest proportion of unimplemented schemes was found in the South East and London (an average of 16 per cent of unimplemented schemes).

proportionally this reflects the distribution of planning permissions obtained.
Unimplemented planning permissions: phase of development
More unimplemented schemes were unstarted at 31 March 2013 than were under construction; whilst slightly more units were under construction than unstarted. Over the last six financial years the proportion of schemes and units unstarted and under construction has remained broadly the same.
At 31 March 2013 both private and social development schemes were more likely to be unstarted than under construction, while units were more likely to be under construction.
Examining unimplemented permissions by development phase:

unstarted schemes made up 61 per cent (or 3,941 schemes) of all unimplemented permissions at 31 March 2013 (broadly the same as the 60 per cent or 5,283 unstarted at 31 March 2008).

schemes under construction made up 39 per cent (or 2,259 schemes) of all unimplemented permissions at 31 March 2013 (broadly the same as the 40 per cent or 3,530 schemes at 31 March 2008).

unstarted units made up 48 per cent (or 183,688 units) of all unimplemented units at 31 March 2013 compared to 47 per cent
(147,217) at 31 March 2008.
9


units under construction made up 52 per cent (or 197,702 units) of all unimplemented permissions at 31 March 2013 (similar to 53 per cent or 262,758 units at 31 March 2008).
Unimplemented permissions for private developments by development phase:

at 31 March 2013 unstarted permissions made up 62 per cent (or
3,381) of all schemes where planning permission was unimplemented, with schemes where permission was under construction representing
38 per cent (or 2,065).

at 31 March 2013 unstarted units made up 48 per cent (or 155,639) of all schemes where planning permission was unimplemented, with schemes where permission was under construction representing 62 per cent (or 167,746).
Unimplemented permissions for social developments by development phase:

at 31 March 2013 unstarted permissions made up 53 per cent (or 560) of all schemes where planning permission was unimplemented, with schemes where permission was under construction representing 47 per cent (or 494).

unstarted units made up 48 per cent (28,049) of all units where planning permission was unimplemented, with units where permission was under construction representing 52 per cent (or 29,956).
Timescales for developing schemes
The time taken to progress a scheme from obtaining planning permission to the completion of the final unit, has increased in the last six financial years; both development phases have lengthened (the amount of time between obtaining planning permission and starting on site, and the time taken from starting on site to completion of the final unit).
The average time taken for private and social development to be completed has increased over the last six years.
The average time taken to progress from obtaining planning permission to completing a scheme typically increased as the number of units in a scheme increased.
10

Timescales for all schemes:

over the last six years, the average time taken for a scheme to progress to completion having obtaining planning permission has lengthened from 20 months in 2007/08 to 27 months in 2012/13.

in 2012/13 the time from obtaining permission to starting on site was an average of 12 months, whilst the time taken from starting on site to completion of the final unit was 16 months.

in 2012/13 nearly two-fifths (37 per cent) of schemes took longer than the average timescale of 27 months.
Average development timescales by development type:

over the last six years, the average time taken for a private sector development to progress from obtaining planning permission to completion has lengthened from 20 months in 2007/08 to 28 months in
2012/13.

over the last six years, the average time taken for a social sector development to progress from obtaining planning permission to completion has lengthened from 22 months in 2007/08 and 27 months in
2012/13.
Average development timescales by size:

over the last six financial years the length of time for development of schemes of all units sizes has increased.
Average development timescales by region:

in 2012/13 the average time taken for a scheme to progress to completion having obtained planning permission was greatest in London, the North
East and Yorkshire and Humber (29 months) and shortest in the East, the
North West, the West Midlands and Wales (26 months)

over the last six years the average amount of time from obtaining planning permission to completion of all units within a scheme increased in all regions.
11

The Local Government Association (LGA) commissioned Glenigan to undertake an analysis of the extent and scope of unimplemented residential planning permissions in England and Wales in the 2011/12 and 2012/13 financial years.
The analysis undertaken updated work published by the LGA in September
2012, and the findings of both pieces of research have been combined in this report to examine unimplemented planning permissions over the last six financial years.
The research is part of a wider examination by the LGA of the relationship between planning permissions, available land supply and subsequent housing delivery.
The objective of this research was to examine the scope and extent of unimplemented residential planning permissions over the last six financial years.
The four key aims are identified as follows:

examine the number of unimplemented residential permissions in England and Wales

examine the change in the level of unimplemented residential permissions over the last five financial years.

appraise the number of unimplemented residential units against the flow of planning approvals to provide a context to the overall stock of available permissions

examine the average time taken from obtaining planning permission to completion of a scheme.
12

The analysis within this report covers planning permissions granted for residential developments in England and Wales (excluding the Isle of Man and the Channel Islands) for the last six financial years (2007/08 – 2012/13).
Regional analysis is by the nine former government office regions.
The analysis was carried out using data taken from Glenigan’s database of construction projects. This data source was selected as the database records all planning applications and decisions made by local authorities with responsibility for planning from 1995 onwards.
This data is also used by other government departments, such as Communities and Local Government, to monitor planning permissions.
Size of schemes
Glenigan’s construction database records details on all residential planning applications, but Glenigan researchers only track residential developments of 10 or more units. Where developments of less than 10 units are referred to in this report, it is because they are considered of high value such as the high specification luxury developments.
Data for planning permissions, unimplemented permissions and completions
Planning permissions and completions are reported for the full financial year; unimplemented planning permissions are for a specific date within each financial year (31 March from 2007/08 to 2012/13).
Regional analysis
Where regional analysis is presented in the report this is based on postcode location, rather than local authority in line with Glenigan’s reporting systems.
The following parameters for the analysis were set, in order to produce the most robust analysis and need to be considered when looking at the findings.
13

14

Time series data
A five financial year time period was originally selected in order that any impact of the recession could be taken into consideration
1
. The original research provided estimated figures for 2011/12 as the full year’s data had yet to be finalised. This has now been updated in 2012/13 to provide full data for 2011/12 and additionally data for the 2012/13 financial year.
Where pre-recessionary levels are referred to this refers to the earliest financial year in the analysis, 2007/08.
Data for planning permissions granted and developments completed relates to a full financial year.
The data for the stock of unimplemented permissions relates to the position at the end of each financial year, 31 March.
Planning permissions
2
For the purposes of this analysis the date on which a planning application for a development is deemed to have been granted is the date at which either:

detailed planning permission was granted; or

a project with outline planning consent was first granted approval of reserve matters.
Lapsed planning permissions
Work must start on planning permissions after a specified period of time or the permission will lapse, and a fresh permission will need to be sought.
The time period for lapsing was:
1
The credit crunch began to significantly impact upon the UK economy, and specifically the UK housing market, during 2008. The UK economy was in recession during the second half of 2008 and the first half of 2009.
2
The planning system is complex. A project may be initially granted outline planning permission, which is effectively an approval in principle for site to be developed. However, for work to be permissible either detailed planning permission is required or the details of the scheme may be settled through the approval of reserve matters.
15


within five years for schemes with planning permission granted before
August 2005

within three year for schemes with planning permission granted from
August 2005 onwards
3
.
For the purpose of this research planning permissions where work had yet to commence on site or had been granted a time extension were deemed to have lapsed within the periods of time outlined above.
Whilst in practice local authorities can vary the life of individual planning approval and such variations are not captured in the analysed data, it is not believed that this has an impact on the findings.
Unimplemented planning permissions
For the purposes of this analysis a planning permission is deemed to be unimplemented until either all the related units on the site have been completed and are ready for occupation or the planning permission has lapsed.
Multiple planning permissions for one site
In some cases a developer will seek to obtain planning permission for different and competing options for one single site.
To avoid ‘double counting’ of such permissions, where a new permission has been granted on a development within 12 months of an earlier application being granted this has been excluded from the analysis. If the period is greater than 12 months the fresh approval is assumed to supersede the existing permission.
Types of schemes
The focus of the analysis is on unimplemented planning permissions in the context of the supply of long-term residential accommodation. Predominantly
3 The time spans outlined above are the ‘default’ periods set out in legislation that most local authorities would have applied to planning approvals during these particular timeframes. The
Planning and Compulsory Purchase Act 2004 resulted in the default period for life for permissions granted after August 2005 being reduced to three years.
16

non-residential schemes with a minority residential element have been excluded from the analysis.
Schemes granted permission will involve a range of housing types and tenures.
For the purposes of the analysis, schemes (and the associated units) have been analysed by the predominant type of housing.
The table below shows the schemes that have been included and excluded in the analysis.
Table 1: Schemes included and excluded in analysis
Schemes included
Apartments and flats
Bungalows
Houses/luxury housing
Sheltered Housing and key worker accommodation
Schemes excluded
Elderly people’s homes
Hostels
Student accommodation
Holiday chalets and lodges
Private and social housing
Schemes were also identified as either social or private housing developments.
The primary identifier is the dominant type of tenure planned for the project (e.g. whether the majority of units were for social housing or for owner-occupation/ private rent). Further validation can be undertaken if required through examining:

the funding source of the project

whether the client is a private developer or social housing provider
Units and schemes
Reporting is by both schemes and units. Schemes are a single development that has obtained planning permission and consists of units (the actual number of dwellings). It is as important to examine the number of units as well as overall schemes, as units are the number of new dwellings being constructed (and so the number of dwellings available to local communities).
Analysis
Where data has been indexed, 100 points relates to the base at the 2007/08 financial year (e.g. if a number increases by 10 per cent over the year, its index will be 110 in 2008/09).
17

An analysis of the overall number of planning permissions granted over the last six financial years was undertaken in order to provide a context to any changes in the number of unimplemented planning permissions over the last six financial years.
Total number of planning permissions granted in 2012/13
In the 2012/13 financial year 3,057 schemes were granted planning permission, totalling 165,903 units.
Total number of planning permissions granted over the last six financial years
The number of schemes securing planning permission decreased from 3,828 in
2007/08 to 3,057 in 2012/13 (a decrease of 20 per cent). The number of units has similarly decreased, from 187,605 in 2007/08 to 165,903 in 2012/13 (a decrease of 12 per cent).
Figure 1 presents indexed data for both schemes and units to show the trend over the last six financial years.
18

Figure 1: Index of schemes and units from 2007/08 to 2012/13
Base: Schemes 2007/08 3,828; Units 2007/08 187,605; (Index = 100)
Private and social developments in the 2012/13 financial year
Private developments accounted for 2,470 planning permissions obtained for
2012/13, which consisted of 137,047 units; this accounted for 81 per cent of schemes and 83 per cent of units securing planning permissions in the 2012/13 financial year.
Social development schemes totalled 587 planning permissions obtained in
2012/13, which consisted of 28,856 units; this accounted for 19 per cent of schemes and 17 per cent of units securing planning permission.
19

Table 2: Proportion of schemes and units by development type
Private schemes
(%)
Social schemes
(%)
Base
(schemes)
Private units (%)
Social units
(%)
Base
(units)
2007/08 2008/09 2009/10 2010/11 2011/12 2012/13
86
14
3,828
86
77
23
2,340
76
72
28
2,289
75
77
23
2,707
78
86
14
3,073
87
81
19
3,057
83
% of all years
80
20
17,294
82
14 24 25 22 13 17 18
187,605 116,896 127,579 128,617 170,339 165,903 896,939
Private developments in the last six financial years
Over the last six financial years, private developments have secured more planning permissions than the social sector; private developments have accounted for 80 per cent of all schemes granted permission since 2007/08, and
82 per cent of all units obtaining permissions.
However, overall the number of private developments obtaining planning permission fell by 25 per cent from 3,284 in 2007/08 to 2,470 schemes in
2012/13, with a 15 per cent reduction seen in the total number of units securing permission (from 162,180 in 2007/08).
The average size of private development schemes increased from 49 units in
2007/08 to 55 units in 2012/13.
The highest level of approvals for planning permission for schemes and units was in 2007/08 (with 3,284 schemes and 162,180 units); the level of approvals has yet to recover to 2007/08 levels.

The biggest decrease in the number of schemes obtaining approval was between 2007/08 and 2008/09, when there was a 45 per cent decrease to just 1,792 schemes obtaining approval.

The number of schemes obtaining planning permission was lowest in
2009/10 with just 1,655 schemes obtaining approval.
20


However, the biggest decrease in units was seen between 2007/08 and
2008/09, when there was a 45 per cent decrease to just 88,484 units obtaining approval.

Although the levels of approvals for schemes and units have been increasing since 2008/09 and 2009/10 respectively, 2012/13 saw a decrease on 2011/12 levels for both schemes and units (with drops of six per cent and eight per cent respectively).
Figure 2: Index of private development schemes and units from 2007/08 to
2012/13
Base: Private development schemes 2007/08 3,284; private development units 2007/08
162,180; (Index = 100)
21

Social developments in the last six financial years
Social developments accounted for 20 per cent of all schemes granted permission since 2007/08, and 18 per cent of all units obtaining permissions.
Social developments, in contrast to private developments, have seen an increase in the number of schemes obtaining planning permission in the last six financial years, with an increase of eight per cent (from 544 in 2007/08 to 587 in 2012/13).
Similarly there has been an increase in the number of units granted permission for social developments, with an increase of 13 per cent from 25,425 in 2007/08 to 28,856 in 2012/13; this contrasts with the private sector where there was a decrease over the same time period.
The average size of social development schemes increased from 47 units in
2007/08 to 49 units in 2012/13.
The highest level of approvals for planning permission for schemes and units was in 2009/10 (with 634 schemes and 31,715 units being approved); however the number of approvals for schemes and units was higher in the 2012/13 financial year than in 2007/08.

The greatest decrease in the number of schemes and units was seen between 2010/11 and 2011/12, when there was a 30 per cent decrease for schemes and a 23 per cent decrease for units (from 632 to 445 schemes, and 28,623 to 22,097 units).

Levels of approvals were at their lowest in 2011/12, but improved in
2012/13 (increasing by 32 per cent for schemes, and 31 per cent for units).
22

Figure 3: Index of social development schemes and units from 2007/08 to
2012/13
Base: Social development schemes 2007/08 544; social development units 2007/08
25,425(Index = 100)
23

Total number of planning permissions granted by unit size in 2012/13
In 2012/13 schemes that consisted of 10 – 49 units made up the majority of schemes obtaining planning permission (62 per cent of schemes).
Total number of planning permission granted over the last six financial years
Typically since 2007/08 the majority of schemes that have obtained planning permission have been schemes of between 10 – 49 units; this sized scheme represented 66 per cent (11,393 schemes) of all schemes obtaining planning permission since 2007/08.
Over the six year period the biggest changes have been:

an increase in the number of schemes with fewer than 10 units (from four per cent of all planning permissions granted in 2007/08 to 11 per cent of all planning permissions granted in 2012/13).

a decrease in the number of schemes with 10-49 units (from 72 per cent of all planning permissions granted in 2007/08 to 62 per cent of all planning permissions granted in 2012/13).
24

Table 3: Proportion of schemes obtaining planning permission by development size from 2007/08 to 2012/13
Number of units
2007/08 2008/09 2009/10 2010/11 2011/12 2012/13
% of total schemes over six financial years
4 6 6 9 13 11 8
Fewer than 10 units (%)
10-49 units (%)
50-99 units (%)
100-249 units (%)
250 or more units (%)
Base
72
13
9
3
3,828
70
12
8
3
2,340
67
13
9
3
2,289
65
14
9
2
2,707
60
13
9
4
3,073
62
13
11
4
3,057
66
13
9
3
17,294
Total number of planning permissions granted by region in 2012/13
In the 2012/13 financial year the greatest proportion of planning permissions were granted in the South East (17 per cent, or 514 schemes), followed by
London (14 per cent, or 421 schemes). The smallest proportion of planning permissions (four per cent, or 118 schemes) was granted in Wales.
The greatest proportion of units granted planning permissions were in London
(19 per cent, or 30,865 units), followed by the South East (14 per cent, or
24,043). The smallest proportion of units granted planning permissions (three per cent, or 5,327) was granted in Wales.
London had more units but fewer schemes granted permission than the South
East, as on average London schemes were bigger (with an average of 73 units per scheme in London compared to 47 per scheme in the South East).
25

Total number of planning permissions granted by region over the last six financial years
Typically since 2007/08 the South East has received the greatest proportion of all planning permissions granted (2,786 or 16 per cent of all planning permissions granted), whilst London has seen the greatest proportion of units receiving planning permissions (185,205, or 21 per cent of all units granted permission).
Table 4: Proportion of schemes obtaining planning permission by region from 2007/08 to 2012/13
Region
East
Midlands
(%)
East of
England
(%)
London
(%)
North
East (%)
North
West (%)
South
East (%)
South
West (%)
West
Midlands
(%)
Yorkshire
& the
Humber
(%)
Wales
(%)
Base
2007/08 2008/09 2009/10 2010/11 2011/12 2012/13
% of total schemes over six financial years
8 8 8 8 7 7 8
12
11
4
13
15
12
9
10
5
3,828
11
13
4
11
17
14
8
9
5
2,340
12
14
5
11
14
14
7
10
5
2,289
11
15
3
13
17
12
8
10
3
2,707
11
20
3
10
17
12
8
8
4
3,073
10
14
5
13
17
13
9
9
4
3,057
11
8
9
5
17,294
14
4
12
16
13
Fewest planning permissions for schemes have been granted in the North East
(685, or four per cent of all planning permissions granted); whilst Wales has seen
26

the smallest number of units (35,563, or four per cent) obtaining planning permission
4
.
Table 5: Proportion of units obtaining planning permission by region from
2007/08 to 2012/13
Region 2007/08 2008/09 2009/10 2010/11 2011/12 2012/13
% of total number of units over six financial years
East
Midlands
(%)
East of
England
(%)
London
(%)
North
East (%)
North
West (%)
South
East (%)
South
West (%)
West
Midlands
(%)
Yorkshire
& the
Humber
(%)
Wales
(%)
Base
8
10
17
5
14
13
11
8
10
8
10
22
3
9
18
9
8
7
7
9
25
5
9
11
11
10
10
8
10
17
3
12
16
11
8
9
7
9
25
4
8
15
12
8
8
7
9
19
6
13
14
13
8
9
7
9
21
4
11
15
11
8
9
5 4 4 4 3 3 4
187,605 116,896 127,579 128,617 170,339 165,903 896,939
4
The North East also obtained four per cent of all units obtaining planning permission. However, the absolute value was smaller with 39,627 units.
27

An analysis was undertaken to assess the extent and scope of unimplemented planning permissions at 31 March over the last six years. Analysis was also undertaken to examine unimplemented planning permission against the flow of residential planning permissions granted.
Unimplemented planning permissions are effectively private developers ’ and social housing providers’ stocks of potentially developable land and ‘work-inprogress’. Unimplemented planning permissions are schemes where planning permission has been granted that have not yet been completed and fall into two categories:
 ‘unstarted permissions’ are schemes that have yet to be started on site; and
 ‘permissions under construction’ are schemes that have been started, but where there are units that remain to be completed.
Unimplemented planning permissions are measured at a point in time (i.e. the total on a given date in a given year).
Total number of unimplemented permissions at 31 March 2013
At 31 March 2013 there were 6,500 unimplemented planning permissions, totalling 381,390 units (an average of 59 units per development).
Total number of unimplemented permissions over the last six financial years
Over the last six financial years the numbers of schemes and units that were unimplemented has decreased:

the number of unimplemented schemes decreased by 26 per cent from
8,813 at 31 March 2008 to 6,500 at 31 March 2013.

the number of unimplemented units decreased by 24 per cent from
499,873 at the 31 March 2008 to 381,390 at 31 March 2013.
28

Figure 4: Index of all unimplemented schemes and units from March 2008 to March 2013
Base: Schemes 2007/08 8,813; Units 2007/08 499,873 (Index = 100)
Total number of unimplemented permissions for private and social developments at 31 March 2013
At 31 March 2013 the total number of unimplemented planning permissions for private developments was 5,446 schemes, totalling 323,385 units (an average of
59 units per development).
At 31 March 2013, the total number of unimplemented planning permissions for social developments was 1,054, totalling 58,005 units (an average of 55 units per development).
29

Total number of unimplemented permissions for private and social developments over the last six financial years
Over the last six financial years the numbers of schemes and units that were unimplemented have decreased for private developments:

the number of unimplemented schemes reduced by 28 per cent from
7,602 at 31 March 2008 to 5,446 at 31 March 2013.

the number of unimplemented units decreased by 23 per cent from
421,006 at the 31 March 2008 to 323,385 at 31 March 2013.

the greatest reduction in unimplemented schemes (of 22 per cent) occurred between 31 March 2008 and 31 March 2009 (with a reduction from 7,602 to 5,957).

The greatest reduction in unimplemented units (of 18 per cent) occurred between 31 March 2009 and 31 March 2010 (with a reduction from
360,335 to 295,499).

The number of unimplemented planning permissions was lowest at 31
March 2011 with 4,726 schemes, totalling 295,355 units.

Since the 31 March 2011 the number of unimplemented schemes has risen by 15 per cent (from 4,726 to 5,446) and the number of units by nine per cent (from 295,355 to 323,385); the number of unimplemented units is currently at the highest level since 31 March 2010.
30

Figure 5: Index of number of schemes and units unimplemented for private developments from March 2008 to March 2013
Base: Private schemes 2007/08 7,602; Units 2007/08 421,006
Over the last six financial years the number of unimplemented schemes decreased for social development for schemes, but increased in terms of the number of units:

the number of unimplemented schemes reduced by 13 per cent from
1,205 at 31 March 2008 to 1,054 at 31 March 2013.

the number of unimplemented units reduced by 26 per cent from 78,867 at the 31 March 2008 to 58,005 at 31 March 2013.
The number of unimplemented planning permissions is currently at its lowest since 2007/08.
31

Figure 6: Index of number of schemes and units unimplemented for social developments from March 2008 to March 2013
Base: Social schemes 2007/08 1,205; Units 2007/08 78,867; (Index = 100)
32

Total number of unimplemented permissions by unit size at 31 March 2013
At 31 March 2013 the greatest proportion of unimplemented planning permissions was for schemes of 10-49 units (59 per cent, or 3,847 schemes).
The smallest proportion of unimplemented schemes was for schemes of over
250 units (four per cent, or 287 schemes).
However, it should be noted that that the greatest proportion of unimplemented units were in schemes of over 250 units (with 31 per cent, or 118,741 units) being located in schemes of this size, 30 per cent (or 113,359 units) in schemes of 100-249 units and 21 per cent (or 79,059) in schemes of 10-49 units.
Total number of unimplemented permissions by unit size developments over the last six financial years
On average, over the last six years, the greatest proportion of unimplemented schemes has consisted of 10-49 units (64 per cent), with the least consisting of
250 or more units (four per cent).
Table 6: Proportion of unimplemented schemes by development size from
March 2008 to March 2013
Region
March
2008
March
2009
March
2010
March
2011
March
2012
March
2013
Average proportion of schemes over last six financial years
Fewer than 10 units (%)
10-49 units (%)
50-99 units (%)
100-249 units (%)
250 or more units (%)
Base
3
70
13
10
4
8,813
4
68
13
10
5
7,140
5
66
13
11
5
5,982
7
62
14
12
5
6,061
11
60
14
11
4
6,780
11
59
14
11
4
6,500
7
64
14
11
4
33

Total number of unimplemented permissions by region at 31 March 2013
At 31 March 2013 the greatest number of unimplemented planning permissions was in the London (17 per cent, or 1,104 schemes), followed by the South East
(16 per cent, or 1,059 schemes). The smallest number of unimplemented schemes (four per cent, or 244 schemes) was in the North East.
Similarly the greatest proportion of unimplemented units was in London (22 per cent, or 81,744), followed by the South East (15 per cent, or 56,001). The smallest proportion of unimplemented units was in Wales (four per cent, or
13,278).
Total number of unimplemented planning permissions by region over the last six financial years
On average, over the last six years, the greatest proportion of unimplemented schemes was found in the South East and London (16 per cent).
On average, the greatest number of unimplemented units was found in London
(23 per cent).
34

East
Midlands
(%)
East of
England
(%)
London
(%)
North
East (%)
North
West (%)
South
East (%)
South
West (%)
West
Midlands
(%)
Yorkshire
& the
Humber
(%)
Wales
(%)
Base
Table 7: Proportion of unimplemented schemes by region from March 2008 to March 2013
Region
March
2008
8
March
2009
7
March
2010
8
March
2011
8
March
2012
8
March
2013
7
Average proportion of schemes over last six financial years
8
11
13
4
12
16
12
8
10
5
8,813
11
14
4
12
16
13
8
10
5
7,140
11
15
4
11
15
13
8
9
5
5,982
11
16
4
12
15
13
8
10
4
6,061
11
18
3
11
16
12
8
9
4
6,780
10
17
4
12
16
12
9
9
4
6,500
11
16
4
12
16
13
8
6
8
On average the smallest proportion of unimplemented schemes and units over the last six years were found in the North East (four per cent for both schemes and units).
35

Table 8: Proportion of unimplemented units by region from March 2008 to
March 2013
Region
March
2008
March
2009
March
2010
March
2011
March
2012
March
2013
Average proportion of unit over last six financial years
East
Midlands
(%)
East of
England
(%)
London
(%)
North
East (%)
North
West (%)
South
East (%)
South
West (%)
West
Midlands
(%)
Yorkshire
& the
Humber
(%)
Wales
(%)
Base
7
11
18
4
15
14
9
8
4
10
7
10
21
4
13
16
9
7
4
9
7
9
25
4
11
14
9
8
4
9
7
9
25
4
10
14
10
8
4
9
8
9
25
4
10
15
11
8
9
4
7
9
22
5
11
15
12
8
9
4
499,873 435,294 378,433 382,099 373,705 368,112
7
10
23
4
12
15
10
8
6
7
36

Planning permissions and completions are reported for the full financial year; unimplemented planning permissions are for a specific date within each financial year (31 March from 2007/08 to 2012/13).
Although it is clear from analysis that the number of unimplemented schemes and units has been decreasing (with the exception of unimplemented units for social developments), these findings have to be interpreted in relation to trends over the last six financial years for planning permissions being granted and also the number of schemes and units completed each year.
Please note:

where tables refer to a financial year (for example 2007/08), for unimplemented permissions this refers to the 31 March at the end of that financial year.

if a scheme is completed in a particular financial year, planning permission does not have to have been obtained in that financial year.
2012/13 financial year
In the 2012/13 financial year 3,057 planning permissions were granted, with
2,462 developments completed. At the 31 March 2013 there were 6,500 schemes unimplemented. The number of unimplemented schemes was nearly three times the number of schemes completed and over two times the number of planning permissions granted.
37

Table 9: Numbers of schemes obtaining permission, schemes completed and unimplemented schemes
2012/13
2011/12
2010/11
2009/10
2008/09
2007/08
Planning permissions granted
3,057
3,073
2,707
2,289
2,340
3,828
Schemes completed
2,462
1,718
983
1,046
1,418
1,912
Schemes unimplemented
6,500
6,780
6,061
5,982
7,140
8,813
Over the last six financial years
The number of schemes obtaining planning permission has decreased by 20 per cent from 3,828 in 2007/08 to 3,057 in 2012/13, whilst the number of unimplemented schemes has reduced by 26 per cent from 8,813 to 6,500. The number of schemes completed has increased by 29 per cent from 1,912 to
2,462.
Figure 7: Index of all unimplemented schemes against planning permissions granted from 2007/08 to 2012/13
Base: Schemes where planning permission granted 2007/08 3,828; schemes completed
2007/08 1,912; unimplemented schemes 2007/08 8,813; (Index = 100)
38

2012/13 financial year
In the 2012/13 financial year 165,903 units were granted planning permission, with 123,931 developments completed. At the 31 March 2013 there were
381,390 units unimplemented. The number of unimplemented units was over three times the number of units completed and over two times the number of planning permissions granted.
Table 10: Numbers of units obtaining permission, units completed and units unimplemented from 2007/08 to 2012/13
2012/13
2011/12
2010/11
2009/10
2008/09
2007/08
Units obtaining permission
165,903
170,339
128,617
127,579
116,896
187,605
Units completed
123,931
67,034
48,828
66,652
74,033
105,532
Units unimplemented
381,390
387,819
382,099
378,433
435,294
499,873
Over the last six financial years
The number of units obtaining planning permission has decreased by 12 per cent from 187,605 in 2007/08 to 165,903 in 2012/13, whilst the number of unimplemented units has reduced by 24 per cent from 499,873 to 381,390. The number of units completed has increased by 17 per cent from 105,532 to
123,931.
39

Figure 8: Index of all unimplemented units against units granted planning permissions from 2007/08 to 2012/13
Base: Units where planning permission granted 2007/08 187,605; units completed 2007/08
105,532; unimplemented units 2007/08 499,873; (Index = 100)
40

2012/13 financial year
For private developments in the 2012/13 financial year 2,470 planning permissions were granted, with 1,905 schemes completed. At the 31 March 2013 there were 5,446 schemes unimplemented. The number of unimplemented schemes was nearly three times the number of schemes completed and more than twice the number of planning permissions granted.
Table 11: Numbers of private development schemes obtaining permission, schemes completed and schemes unimplemented from 2007/08 to 2012/13
2012/13
2011/12
2010/11
2009/10
2008/09
2007/08
Planning permissions granted
2,470
2,628
2,075
1,655
1,792
3,284
Schemes completed
1,905
1,119
601
726
1,145
1,586
Schemes unimplemented
5,446
5,659
4,726
4,754
5,957
7,602
Over the last six financial years
The number of schemes obtaining planning permission has decreased by 25 per cent from 3,284 in 2007/08 to 2,470 in 2012/13, whilst the number of unimplemented schemes has reduced by 28 per cent from 7,602 to 5,446. The number of schemes completed has increased by 20 per cent from 1,586 to
1,905.
41

Figure 9: Index of private unimplemented schemes against planning permissions granted and schemes completed from 2007/08 to 2012/13
Base: Schemes where planning permission granted 2007/08 3,284; schemes completed
2007/08 1,586; unimplemented schemes 2007/08 7,602; (Index = 100)
2012/13 financial year
For private developments in the 2012/13 financial year 137,047 units were granted planning permission, with 91,585 units completed. At 31 March 2013 there were 323,385 unimplemented units. The number of unimplemented units was 3.5 times the number of units completed and over two times the number of planning units obtaining planning permission.
42

Table 12: Numbers of units obtaining permission, units completed and units unimplemented from 2007/08 to 2012/13
2012/13
2011/12
2010/11
2009/10
2008/09
2007/08
137,047
148,242
99,994
95,864
88,484
162,180
Units obtaining permission
91,585
46,553
33,798
53,285
59,748
91,370
Units completed
Units unimplemented
323,385
318,564
295,355
295,499
360,335
421,006
Over the last six financial years
The number of units obtaining planning permission has decreased by 15 per cent from 162,180 in 2007/08 to 137,047 in 2012/13, whilst the number of unimplemented units has reduced by 23 per cent from 421,006 to 323,385. The number of units completed has increased by just under 0.2 per cent from 91,370 to 91,585.
43

Figure 10: Index of all unimplemented units against planning permissions granted and units completed from 2007/08 to 2012/13
Base: Units where planning permission granted 2007/08 162,180; units completed 2007/08
91,370; unimplemented units 2007/08 421,006; (Index = 100)
44

2012/13 financial year
For social developments in the 2012/13 financial year 587 planning permissions were granted, with 557 schemes completed. At 31 March 2013 there were 1,054 schemes unimplemented. The number of unimplemented schemes was about twice the number of schemes completed and twice the number of planning permissions granted.
Table 13: Numbers of schemes obtaining permission, schemes completed and schemes unimplemented from 2007/08 to 2012/13
2012/13
2011/12
2010/11
2009/10
2008/09
2007/08
Schemes obtaining permission
587
445
632
634
548
544
Schemes completed
557
599
382
320
273
326
Schemes unimplemented
1,054
1,121
1,335
1,228
1,183
1,205
Over the last six financial years
The number of schemes obtaining planning permission has increased by eight per cent from 544 in 2007/08 to 587 in 2011/13, whilst the number of unimplemented schemes has reduced by 13 per cent from 1,205 to 1,054. The number of schemes completed has increased by 71 per cent from 326 to 557.
45

Figure 11: Index of all unimplemented schemes against planning permissions granted and schemes completed from 2007/08 to 2012/13
Base: Schemes where planning permission granted 2007/08 544; schemes completed
2007/08 326; unimplemented schemes 2007/08 1,205; (Index = 100)
2012/13 financial year
For social developments in the 2012/13 financial year 28,856 units were granted planning permission, with 32,346 units completed. At the 31 March 2013 there were 58,005 unimplemented units. The number of unimplemented units was nearly double the number of units completed and double the number of units obtaining planning permission.
46

Table 14: Numbers of units obtaining permission, units completed and units unimplemented from 2007/08 to 2012/13
2012/13
2011/12
2010/11
2009/10
2008/09
2007/08
Units obtaining permission
28,856
22,097
28,623
31,715
28,412
25,425
Units completed
32,346
20,481
14,780
13,366
14,285
14,104
Units unimplemented
58,005
69,255
86,744
82,934
74,959
78,867
Over the last six financial years
The number of units obtaining planning permission has increased by 13 per cent from 25,425 in 2007/08 to 28,856 in 2012/13, whilst the number of unimplemented units decreased by 26 per cent from 78,867 to 58,005. The number of units completed has increased by 129 per cent from 14,104 to 32,346.
47

Figure 12: Index of all unimplemented units against planning permissions granted and units completed from 2007/08 to 2012/13
Base: Units where planning permission granted 2007/08 25,425; units completed 2007/08
14,104; unimplemented units 2007/08 78,867; (Index = 100)
48

Unimplemented permissions fall into two development phase categories:
 ‘unstarted permissions’ are schemes that have yet to be started on site

permissions under construction are schemes that have been started, but where there are units that remain to be completed.
This section examines the proportion of unimplemented planning permissions falling into each of these categories.
2012/13 financial year
In the 2012/13 financial year unstarted permissions made up 61 per cent of all unimplemented permissions, with schemes where permission was under construction representing 39 per cent.
For units unstarted permissions made up 48 per cent of all unimplemented units, with units where permission was under construction representing 52 per cent.
Table 15: Proportion of schemes and units by phase of development from
March 2008 to March 2013
Phase of development
Unstarted schemes (%)
31 March
2008
60
31 March
2009
64
31 March
2010
64
31 March
2011
58
31 March
2012
61
31 March
2013
61
Schemes under construction
(%)
Base
(schemes)
Unstarted units (%)
Units under construction
(%)
Base (units)
40
8,813
47
53
499,873
36
7,140
51
49
435,294
36
5,982
50
50
378,433
42
6,061
42
58
382,099
39
6,780
48
52
387,819
39
6,500
48
52
381,390
49

Over the last six financial years
Unstarted schemes made up 61 per cent (or 3,941 schemes) of all unimplemented permissions at 31 March 2013 (which is broadly the same as the
60 per cent or 5,283 at 31 March 2008); the proportion of schemes under construction was 39 per cent (or 2,559) at 31 March 2013 (which is broadly the same as the 40 per cent of 3,530 at 31st March 2008).
Unstarted units made up 48 per cent (or 183,688) of all unimplemented units at
31 March 2013 (which is broadly the same as the 47 per cent or 237,115 at 31
March 2008); the proportion of units under construction was 52 per cent (or
197,702) at 31 March 2013 (which is broadly the same as the 53 per cent of
262,758 at 31st March 2008).
2012/13 financial year
On the 31 March 2013 the total number of unstarted planning permissions was
3,941 schemes, totalling 183,688 units (an average of 47 units per development).
Table 16: Number of unstarted permissions by schemes and units from
March 2008 to March 2013
Year
Unstarted permissions
(schemes)
Unstarted permissions (units)
31 March 2013
31 March 2012
31 March 2011
31 March 2010
31 March 2009
31 March 2008
3,941
4,138
3,504
3,840
4,549
5,283
183,688
187,168
158,692
188,945
220,105
237,115
Over the last six financial years
Over the last six financial years the numbers of schemes and units that were unstarted have both decreased:

the number of unstarted schemes has decreased by 25 per cent from
5,283 at 31 March 2008 to 3,941 at 31 March 2013.

the number of unimplemented units has decreased by 23 per cent from
237,115 at the 31 March 2008 to 183,688 at 31 March 2013.
50

Figure 13: Index of unstarted planning permissions schemes and units from March 2008 to March 2013
Base: Unstarted schemes 2007/08 5,283; Unstarted units 2007/08 237,155; (Index = 100)
51

2012/13 financial year
On the 31 March 2013 the total number of permissions under construction was
2,559 schemes, totalling 197,702 units (an average of 77 units per development, compared to 47 units per development for unstarted).
Table 17: Number of permissions and units under construction from March
2008 to March 2013
Year
31 March 2013
31 March 2012
31 March 2011
31 March 2010
31 March 2009
31 March 2008
Permissions under constructions
(schemes)
2,559
2,642
2,557
2,142
2,591
3,530
Permissions under construction (units)
197,702
200,651
223,407
189,488
215,189
262,758
Over the last six financial years
Over the last six financial years the numbers of schemes and units where permission was under construction have decreased:

schemes with permissions under construction have decreased by 28 per cent from 3,530 at 31 March 2008 to 2,559 at 31 March 2013.

the number of unimplemented units has decreased by 25 per cent from
262,758 at the 31 March 2008 to 197,702 at 31 March 2013.
52

Figure 14: Index of schemes and units with permission under construction from March 2008 to March 2013
Base: Schemes with permission under construction 2007/08 3,530; units with permission under construction 2007/08 262,758; (Index = 100)
53

2012/13 financial year
At 31 March 2013 for private developments:

for schemes: unstarted permissions made up 62 per cent (or 3,381) of all schemes where planning permission was unimplemented, with schemes where permission was under construction representing 38 per cent (or 2,065).

for units: unstarted permissions made up 48 per cent of all units (155,639) where planning permission was unimplemented, with units where permission was under construction representing 52 per cent (167,746).
At 31 March 2013 for social developments:

for schemes: unstarted permissions made up 53 per cent (or 560) of all schemes where planning permission was unimplemented, with schemes where permission was under construction representing 47 per cent (or 494).

for units: unstarted permissions made up 48 per cent (28,049) of all units where planning permission was unimplemented, with units where permission was under construction representing 52 per cent (or 29,956).
Over the last six financial years
For private development schemes and units over the last six financial years:

for schemes: the proportion of unstarted schemes at 31 March 2013 was at 62 per cent of all private unimplemented schemes, which was the same proportion as at the 31 March 2008.

for units: the proportion of unstarted units has decreased from 49 per cent of all private unimplemented units on 31 March 2008 to 48 per cent of all unimplemented units on 31 March 2013; the proportionr of units where permissions are under construction has increased from 51 per cent of all unimplemented units on 31 March 2008 to 52 per cent of all unimplemented units on 31 March 2013.
For social development schemes and units over the last six years:
54


for schemes: the proportion of unstarted schemes has increased from 48 per cent of all social unimplemented schemes on 31 March 2008 to 53 per cent of all unimplemented schemes on 31 March 2013; the proportion of schemes where permissions are under construction has decreased from
52 per cent on 31 March 2008 to 47 per cent on 31 December 2012.

for units: the proportion of unstarted units has increased from 39 per cent of all social unimplemented units on 31 March 2008 to 48 per cent of all unimplemented units on 31 March 2013; the proportion of units where permissions are under construction has decreased from 61 per cent of all unimplemented units on 31 March 2008 to 52 per cent of all unimplemented units on 31 March 2013.
55

An analysis of the average development timescales from obtaining planning permission to completion of all units was undertaken; development timescales consist of two phases:

obtaining planning permission to starting on site (the equivalent to an unstarted unimplemented permission).

starting on site to completion of the final unit (the equivalent of a permission under construction).
Data included in the financial year analysis relates to schemes where all units were completed in that financial year.
Average development timescales in 2012/13
In 2012/13 2,462 schemes were completed; on mean average it took 27 months for a scheme to progress from obtaining planning permission to completion of all units. The longest development timescale was just under 11.5 years (for a scheme with between than 100-249 units).
In total 37 per cent of the completed schemes in 2012/13 took longer than the average 27 months for completion of all units to occur.
Examining completion time by the two phases of development it can be seen that:

the time from obtaining permission to starting on site was an average of
12 months; 32 per cent of schemes took longer than 12 months to start on site.

the time from starting on site to completion of the final unit was 16 months;
36 per cent of schemes took longer than 16 months to complete the final unit.
56

Average development timescales over the last six years
Over the last six years, the average time taken for a scheme to progress from obtaining planning permission to completion has lengthened from 20 months in
2007/08 to 27 months in 2012/13.
Examining completion time by the two phases of development it can be seen that:

the average amount of time to progress from obtaining planning permission to starting on site increased from 2007/08 to 2012/13 (from seven months to 12 months).

the average amount of time to progress from starting on site to completion of all units increased from 2007/08 to 2012/13 (from 13 months to 16 months).
Table 18: Average timescales across all types of development (months) from 2007/2008 to 2012/2013
Permission to start on site (average time months)
Under construction
(average time months)
From permission to completion of units
(average time months)
Base
2007/08 2008/09 2009/10 2010/11 2011/12 2012/13
7
13
20
1,912
7
13
21
1,418
9
15
24
1,046
9
14
24
983
11
14
25
1,718
12
16
27
2,462
Average development timescales by development type in 2012/13
On average in the 2012/13 financial year, it took broadly the same amount of time for private housing developments as social housing developments to progress from obtaining planning permission to completion of all units (28 months compared to 27 months respectively).
57

Average development timescales by development type in the last six financial years
Over the last six years, the average time taken for a private sector development to progress from obtaining planning permission to completion has lengthened from 20 months in 2007/08 to 28 months in 2012/13. Examining two key phases of this process:

the average amount of time to progress from obtaining planning permission to starting on site increased from 2007/08 to 2012/13 (from 6 months to 12 months).

the average amount of time to progress from starting on site to completion of all units significantly increased from 2007/08 to 2012/13 (from 13 months to 16 months).
Table 19: Average timescales for private sector developments (months) from 2007/2008 to 2012/2013
2008/09 2009/10 2010/11 2011/12 2012/13
Permission to start on site (average time months)
Under construction
(average time months)
From permission to completion of units(average time months)
Base
2007/08
6
13
20
1,586
7
13
20
1,145
9
16
25
726
11
15
25
601
12
14
26
1,119
12
16
28
1,905
Over the last six years, the average time taken for a social sector development to progress from obtaining planning permission to completion has lengthened, taking 22 months in 2007/08 and 27 months in 2012/13. Examining the two key phases of this process:

in 2012/13 the average amount of time to progress from obtaining planning permission to starting on site was 11 months; this has increased from eight months for projects in 2007/08.
58


the average construction phase of a project has increased from 14 months in 2007/08 to 16 months in 2012/13.
Table 20: Average timescales for social sector developments (months) from 2007/2008 to 2012/2013
Permission to start on site
Under construction
From permission to completion of units
Base
2007/08
8
14
22
326
2008/09
8
15
23
273
2009/10
8
13
22
320
2010/11
8
13
21
382
2011/12
9
14
23
557
2012/13
11
16
27
599
Average development timescales by size in 2012/13
The average time taken to progress from obtaining planning permission to completing a scheme varied by the number of units, increasing with units grouped to a particular size.
Table 21: Average time taken to progress schemes from obtaining permission to completion by number of units per scheme in 2012/13 financial year
Average time from permission to start on site (months)
Average time from start on site to completion
(months)
Average time from permission to completion
(months)
Base
Fewer than 10 units
10-49 units
50-99 units
100-249 units
250 or more units
All schemes
11
12
10
12
15
12
11
13
22
26
34
16
22
25
31
38
47
27
288
1,526
351
233
64
2,462
59

Average development timescales by units over the last six financial years
Over the last six financial years the average time taken from obtaining planning permission to completion of all units has increased across schemes of all sizes.
60

Table 22: Average time taken to develop schemes from obtaining permission to completion by number of units per scheme from 2007/2008 to 2012/2013
2007/08
Number of units
Average time
(months)
Base
2008/09
Average time
(months)
Base
2009/10
Average time
(months)
Base
2010/11
Average time
(months)
Base
2011/12
Average time
(months)
Base
2012/13
Average time
(months)
Base
Fewer than 10 units
10-49 units
50-99 units
100-249 units
250 or more units
All schemes
19
32
20
18
23
26
42
1,245
332
245
48
1,912
18
18
24
28
35
21
44
964
226
147
37
1,418
21
21
25
32
41
24
57
614
178
152
45
1,046
22
21
27
34
43
23
73
659
147
75
29
983
22
23
28
37
49
25
150
1,229
199
119
21
1,718
22
25
31
38
47
27
288
1,526
351
233
64
2,462
61

Average development timescales by region in 2012/13
The average time taken from progressing from obtaining planning permission to completing all units varied by region.
In 2012/13 the average time taken from obtaining permission to completing all units within a scheme was the longest in London, the North East and Wales (at
29 months). It took least time in the East, North West, West Midlands and
Yorkshire and the Humber (26 months)
Table 23: Average time taken to progress schemes from obtaining permission to completion by region in 2012/13 financial year
Region
East Midlands
East
London
North East
North West
South East
South West
West Midlands
Yorkshire and the Humber
Wales
All Regions
Permission to start on site
11
11
12
11
12
12
11
11
13
15
12
Under construction
16
17
17
18
14
16
16
15
14
16
16
From permission to completion of units
27
26
29
29
26
28
27
26
26
29
27
Base
179
278
421
79
272
436
295
192
208
102
2,462
Average development timescales by region over the last six financial years
Typically over the last six years for all regions the average amount of time from obtaining planning permission to completion of all units within a scheme increased in each region.
62

East Midlands
East
London
North East
North West
South East
South West
West Midlands
Yorkshire and the Humber
Wales
Table 24: Average time taken to develop schemes from obtaining permission to completion by region from
2007/2008 to 2012/2013
Region
2007/08
Average
(months)
Base
2008/09
Average
(months)
Base
2009/10
Average
(months)
Base
2010/11
Average
(months)
Base
2011/12
Average
(months)
Base
2012/13
Average
(months)
Base
19
21
24
18
20
19
20
20
19
194
201
193
91
228
288
236
196
194
18
20
27
17
21
21
19
20
21
122
156
145
55
159
254
200
131
132
21
23
29
22
22
24
23
23
24
63
136
132
48
107
200
137
80
97
20
26
31
20
23
24
22
23
22
82
115
106
51
105
166
147
71
88
23
24
29
21
22
25
25
25
21
121
189
274
69
204
252
231
135
166
27
26
29
29
26
28
27
26
26
179
278
421
79
272
436
295
192
208
19 91 18 64 21 46 21 52 28 77 29 102
All Regions 20 1,912 21 1,418 24 1,046 23 983 25 1,718 27 2,462
63

For more information please contact
Research and Information Team
Local Government Association
Local Government House
Smith Square
London SW1P 3HZ
Email: research@local.gov.uk
Telephone: 020 7664 3000
Local Government Association
Local Government House
Smith Square
London SW1P 3HZ
Telephone 020 7664 3000
Fax 020 7664 3030
Email info@local.gov.uk www.local.gov.uk
© Local Government Association, September 2013