National pipeline snapshot
UK residential development pipeline — £19.0bn across 67,389 units.
Approved and pending UK residential planning applications across 42 counties and 175 towns. Compiled from local planning authority registers. Ranges and totals reflect residential consents only — data excludes minor dwellings and non-residential change of use.
Top 10 counties by pipeline GDV
| County | Towns | Units | GDV | Approved | Pending | Approval rate |
|---|---|---|---|---|---|---|
| Berkshire | 4 | 3,194 | £1.6bn | 0 | 316 | — |
| Swansea | 6 | 6,676 | £1.3bn | 0 | 957 | — |
| Somerset | 4 | 3,961 | £1.2bn | 0 | 403 | — |
| Gloucestershire | 5 | 3,035 | £1.1bn | 68 | 750 | 94% |
| Cheshire | 3 | 4,212 | £1.0bn | 153 | 789 | 93% |
| Hampshire | 7 | 2,690 | £926m | 27 | 250 | 93% |
| Suffolk | 7 | 3,571 | £906m | 201 | 716 | 93% |
| Essex | 5 | 2,129 | £876m | 73 | 336 | 83% |
| Norfolk | 4 | 3,048 | £826m | 55 | 338 | 86% |
| Cambridgeshire | 1 | 1,353 | £633m | 0 | 271 | — |
Top 10 schemes in the pipeline
- 26/00958/CONDITDetails required by Condition 22 (Fire strategy) (partial discharge) of planning permission 25/00734/VAR for a Variation (under Section 73) of condition 19 (Energy Statement) and 3…413 units £211m GDVAwaiting decision
- 26/00416/CONLAReserved Matters application for consideration of layout, scale, appearance and landscaping pursuant to Outline permission MO/2023/1125 (allowed on appeal Ref: APP/C3620/W/24/33366…446 units £211m GDVDecided
- 26/00958/CONDITDetails required by Condition 22 (Fire strategy) (partial discharge) of planning permission 25/00734/VAR for a Variation (under Section 73) of condition 19 (Energy Statement) and 3…413 units £211m GDVAwaiting decision
- 26/00786/REMReserved Matters application for Parcel 2C to provide 409 dwellings including Discount Market Sale homes, Affordable Rented homes, and Market homes, landscaping, open space includi…409 units £200m GDVAwaiting decision
- 26/00365/FULVariation of condition 2 (approved drawings), removal of condition 41 (Location of bus stop provided prior to occupation in phase 2) and removal of condition 42 (Bus stop to be pro…344 units £175m GDVPending Decision
- 26/00457/SCOPERequest for an EIA Scoping Opinion for up to 400 dwellings, local centre, primary school, public open space, associated access arrangements and infrastructure.400 units £156m GDVUnknown
- 26/01076/COMPLYCompliance with condition 44 (CMP) of permission 16/00054/OUT - Outline application (with all matters except Access reserved for subsequent consideration) for a mixed use developme…350 units £154m GDVAwaiting decision
- 26/00806/COMPLYPartial compliance with conditions 44 (Construction Management Plan), 45 (Public Transport Infrastructure), 47 (Maintenance of Streets), 49 (Waste Minimisation and Soil Management)…350 units £154m GDVAwaiting decision
- 26/00050/ADJOutline application for demolition of existing buildings and provision of up to 420 dwellings (Use Class C3), with new vehicular and active travel accesses, a Suitable Alternative …420 units £150m GDVDecided
- 26/00860/REMReserved Matters (Appearance, Landscaping, Layout and Scale) pursuant to outline planning permission 25/03106/VAR for 293 residential dwellings with strategic open space incorporat…293 units £150m GDVAwaiting decision
How to read this tracker
Each town page rolls up the residential planning applications in that local planning authority's live register — typically 12–24 months rolling. Applications are classified as approved, pending or refused, and their unit counts and estimated GDVs are summed.
GDV estimates are derived from the unit count × the local median price by property type (detached / semi / terrace / flat), based on HM Land Registry Price Paid Data. They're indicative rather than appraisal-grade — use them to compare pipeline size across places, not to size your own scheme.
What this tells you
- Pipeline size by county and town — where the unit volume is actually consented or waiting on decision.
- Approval rates — how permissive each planning authority has been historically, in practice.
- Notable schemes — the big individual applications driving a region's numbers, linked to the LPA register where possible.
See methodology for the detail.