The interpretation of planning refusals

The extent to which Local Planning Authorities (LPAs) refuse applications for building and engineering works varies substantially between type of development, between region and over time. This paper seeks to explain these variations. It does so by arguing that the refusal rate measures the difference between the tightness of LPA policy and the quality of the applications submitted, and that this last increases with the benefit/cost ratio afforded by development at application sites and with applicant regard for LPA policy. It is concluded that the benefit/cost ratio (affecting application quality) is the prime determinant of refusal rate differences for applications submitted nationally for different development types. However, the refusal rate for other major development is higher than expected on benefit/cost grounds and other major developments may be subject to tight LPA policy. The benefit/cost ratio also explains much of the regional variation in the refusal rate. However the high refusal rates in the South East and South West regions result because low quality applications are submitted by applicants who have little regard for LPA policy. In contrast, the low refusal rate in the Northern region results because applicant regard for LPA policy, and hence application quality, are high. Refusal rate changes over time are explained primarily in terms of the tightness of LPA policy and in terms of applicant regard for LPA policy. Over the last 15 years in England and Wales, LPAs have relaxed their policies while applicant regard for LPA policy, and hence application quality, have declined. The net effect has left the refusal rate little changed.