Planning applications for new homes in England have risen sharply, with the number of proposed dwellings increasing by almost 70% year-on-year, according to new data from the Planning Portal.
The digital platform, which handles more than 95% of planning applications nationwide, reported that between 1 July and 30 September 2025, applications for new homes were 68% higher than during the same period in 2024. The figures, published today in the latest Planning Application Index at the National Planning Conference in Manchester, mark the strongest quarterly performance in nearly four years.
This rapid rise in Q3 activity means the number of homes applied for so far in 2025 is now 50% higher than at the same point last year, already outpacing the whole of 2023. The last time such high levels of residential planning activity were recorded was in the final quarter of 2021.
The surge has been driven largely by market housing, which has reached its highest level since late 2023. However, affordable housing has also seen a notable increase, with applications for this tenure now at their highest since 2020. Affordable housing units this quarter equated to 43% of market housing applications, suggesting a broad-based appetite for development across tenures.
Growth has been strong across almost all regions of England, with only the South West and North East showing no year-on-year increase. The North West, East of England and South East all recorded particularly striking gains, each more than doubling the number of new homes applied for compared with the same period in 2024.
The Planning Portal’s data provides an encouraging sign for the sector as the government works toward its goal of building 1.5 million new homes by the next general election in 2029. The figures suggest renewed confidence among developers and local planning authorities after a period of subdued activity, pointing to stronger momentum in housing delivery for the years ahead.
Geoff Keal, CEO at TerraQuest, which operates Planning Portal, said: ‘This is a clear statement of intent from housebuilders, taking to heart the government’s determination to drive housing delivery. The figures will also be welcome news beyond the housing sector, with new homes widely recognised as a cornerstone of the country’s future economic prosperity..
‘What is less clear, however, is how these promising housing application figures will translate into delivery. We typically see some attrition along the way from application to delivery, whether through applications being refused, changes of plans on the part of developers, or economic changes rendering plans unviable.
‘With the government’s recent commitment to get spades in the ground on the first three new towns before the next election, we can already see the focus turning to delivery, which is a promising sign.
‘The industry now needs to come together, alongside government, and take the proactive steps necessary to get the country building.”
Download the Planning Application Index Q3 2025 here
Dinny Shaw, Head of Planning at Places for People, said: ‘It is crucial that affordable housing is central to the delivery of new homes. Housing associations like Places for People are essential to meeting the government’s ambitious housing targets. While the financial capacity of housing associations is improving, planning departments must be resourced to match that momentum, otherwise, progress will continue to stall.
‘Alongside immediate delivery, we need to also back a long-term strategy. Investment in new towns is an effective way of achieving scale and building new neighbourhoods around community and infrastructure-first principles. We welcome the government’s recent announcement of 12 strategic sites for new towns – a crucial step in delivering mixed-tenure housing and truly sustainable communities.’
Shane Aherne, at Edit Land, said: ‘There is no doubt that the Government’s reforms in the revised National Planning Policy Framework (NPPF) have created a notable shift in market confidence, with greybelt playing a central role in unlocking successful consents. While delivery challenges persist, the scale of proposals coming forward reflects a renewed ambition across the sector.
‘The report highlights that PLCs are driving much of this momentum, which while essential for housing and large-scale infrastructure delivery, also underlines the need to streamline planning processes and reduce cost risk so SMEs can bring forward high-quality, locally driven schemes. Slow sale rates remain a concern for delivering these consents at the required pace, and may need to be addressed through a combination of SDLT restructuring and the reintroduction of Help to Buy to stimulate the market.
‘These trends are shaping our outlook positively from a planning perspective, but more cautiously when it comes to delivery and sales. The growing scale of applications demonstrates long-term commitment, particularly from larger developers, and points to potential delivery at pace — though this may be constrained if slow sales rates persist. Within the industry, there is a strong sense of an 18-to-24-month window of opportunity to bring forward applications, alongside genuine concern that a change of government could add further uncertainty.’
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