New research from the Home Builders Federation (HBF) and Paragon Bank Development Finance has found 50.8% of planning condition applications are determined within the statutory eight week timeframe.
Analysing a Freedom of Information request, HBF said the research also highlights a lack of consistent monitoring of planning performance, making it difficult to identify bottlenecks, hold authorities to account and establish clear expectations for developers.
The research finds performance appears to be worsening year on year with the percentage of applications being determined on time falling from 55.6% in 2023/4 to 51.8% in 2024/5 with the median determination time in 2025/26 was 70 days, 25% longer than the statutory target.
The analysis further found there was “significant variation” between local authorities, with some local authorities performing strongly against statutory targets (with more than 75% of discharge applications determined on time), while others met the deadline in just 18% of cases.
Previous HBF research shows that 90% of council planning departments are now operating below full capacity, with an estimated 2,660 additional planning officers needed across England and Wales. This is a 20% increase from previous research a year earlier.
Neil Jefferson, chief executive at Home Builders Federation said: “Securing planning permission should be a major step towards getting homes built, yet our research shows that almost half of applications to discharge planning conditions are not being determined within the statutory eight-week timeframe, with performance deteriorating year on year.
“These delays create unnecessary cost, uncertainty and risk for home builders, particularly smaller businesses without the reserves to absorb them.
“Government’s planning reforms have so far been positive but will not alone unlock the delivery of homes at the pace and scale needed. Addressing the root cause of planning delays must also be part of the solution, including capacity, local planning staffing shortages, and ensuring greater transparency and accountability with consistent reporting so that performance can be properly monitored.”
Neal Moy, managing director at Paragon Development Finance said: “Paragon works with hundreds of SME housebuilders nationwide which gives us direct insight into the challenges they face navigating the planning system.
“Our clients tell us that delays in discharging planning conditions can often be just as significant a barrier as securing planning permission itself, stagnating progress on site and delaying the delivery of new homes.
