89% of commercial planning applications were approved in Q3 2025, but that still leaves roughly 1 in 10 denied¹. How can commercial developers maximise their chances of getting planning approval?
Design experts at Validus Construction outline the best strategies that help increase your chances of making your project a success.
How often are planning applications approved?
Government planning data shows that most commercial development applications are successful (89% of planning applications made in Q3 2025), but approval rates vary depending on design quality, location, neighbour objections, and whether they comply with local council policies.¹
Some common reasons that applications get denied include:
- Negative effect on character
A proposal’s effect on the surrounding area’s character and appearance will be considered when assessing it. Proposals that are felt to alter the pattern of development, such as clashing designs or styles with neighbouring homes and other buildings, are likely to be denied by councils.
- Overshadowing or loss of privacy for neighbours
Planning officers must consider whether a proposal would negatively affect neighbouring businesses, particularly whether it would block sunlight, create an access risk for the public, or create a privacy risk for nearby commercial properties. Even if others don’t have an issue with it, planning officers are still required to assess any potential harm.
- Insufficient supporting evidence or justification
Many applications fail because they don’t clearly explain why the development should be approved. If key details are missing or obvious impacts aren’t addressed, councils can refuse permission simply because they don’t have enough information to support it.
- Insufficient supporting evidence or justification
Every council and planning committee has its own planning rules, and applications are often refused when they fall outside them. Even reasonable-looking proposals can fail if they breach council limits on a building’s size, height, spacing or parking without a strong case for exception.
What commercial developers can do to improve their approval chances:
Commercial developers can significantly reduce their chances of applications being refused by:
- Engaging planners early and formally
For commercial schemes, early discussions with planning officers can make a real difference to how an application progresses. Pre-application meetings often highlight concerns around design, access or policy before anything is submitted, giving developers the chance to adjust proposals rather than face refusal from committees later.
Applications shaped by these conversations are typically easier for officers to support and defend when they reach the committee level.
- Responding directly to local planning policy
One of the biggest mistakes commercial developers make is assuming that because a nearby property was approved, it automatically means theirs will too. Councils decide applications against their own local planning rules, not national averages or what was approved elsewhere.
- Demonstrate economic and social benefit
For commercial schemes, councils want to understand what a development will bring to the area, not just what it will look like. Applications that clearly explain how a project will create jobs, support local services or help regenerate a site tend to move through the process more smoothly.
Applications that rely too much on what was approved nearby, without explaining their own local benefits, are more likely to run into problems.
- Explaining the proposal clearly
When submitting an application, commercial developers should always be able to answer questions early on: Will it impact neighbouring businesses? Will it block light? Will it change the look of the street? Strong applications can anticipate those concerns and explain how they would be addressed – for example, lowering the building’s height so that it won’t block sunlight, or choosing materials to keep in line with nearby commercial and/or residential buildings, especially in a town or city centre.
If these questions aren’t answered upfront, applications are more likely to be refused based on uncertainty.
James Holmes, Managing Director at Validus Construction, comments:
“One of the biggest misconceptions commercial developers have is that a planning refusal means their idea was unreasonable. In reality, many applications fail because the council can’t see enough evidence that the proposal has been thought through in context. Planning proposals need to consider whether they will affect neighbours, how it affects the street, and whether they are in line with local council expectations.”
“Planning officers are making risk-based decisions when they are assessing planning applications. If any applications leave potential grey areas, it is often safer in the long run to refuse them rather than risk potential issues if they get granted. The applications that tend to get accepted are the ones that remove that risk by considering all potential trade-offs, compromises and design choices, and show the applicant has done their research beforehand.”
“If permission does get refused, applicants are allowed to amend and resubmit, or appeal the decision. We advise treating initial refusals as feedback, as many are resolved once they properly address council concerns.”
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