7 Ways to Secure Planning Permission on Challenging Development Sites

At Open Volume Studio, some of our greatest achievements have come from securing planning permission for complex and difficult development sites. Through these experiences, we’ve learned that the English planning system is rarely a simple yes-or-no process. Unlike other countries with rigid zoning laws, the UK operates in a grey area where persistence, creativity, and strategy can turn a history of refusals into a successful approval.

If you’re facing obstacles in getting planning permission, these seven approaches can help unlock the potential of even the most problematic sites.

1. Start with a Blank Slate

Before designing anything, conduct a thorough site analysis. Understanding the planning history, local constraints, and opportunities is essential. However, when it comes to design, avoid the mistake of simply modifying a previously rejected scheme. Planning officers regularly see reapplications that make only minor changes, and if a proposal has been rejected for fundamental reasons, resubmitting a near-identical scheme is unlikely to succeed.

Instead, take a step back and consider first principles. What are you trying to achieve, and how can you design a solution that genuinely responds to the site? A fresh approach may lead to something entirely different—or, if similar to past proposals, a much stronger case for approval.

2. Design for the Site, Not Against It

Too often, developers try to impose conventional building forms/typologies (such as standard Victorian-style houses) on sites that simply don’t suit them. The plot itself could have a peculiar form or access constraint. The surrounding buildings could mean that the residents of your site will be intruding into the privacy of their neighbours – or their bedrooms will be overlooked by the house next door. Or because you will block the sun from entering the neighbouring homes and gardens.

A more effective strategy is to design in harmony with the site’s unique characteristics. This not only solves practical challenges but can also create a distinctive and compelling architectural statement. While some local authorities favour traditional designs, many will welcome well-thought-out contemporary solutions, especially if they maximise the site’s potential without negatively impacting neighbours. Of course it helps if the council are open-minded to the proposal and to good quality design.

3. Emphasise Public Benefits

Planning permission is granted not just on the merits of a private development but also on how it benefits the wider community. Beyond providing new homes or workspaces, consider what positive contributions your scheme can make.

For particularly challenging sites, highlighting the disadvantages of leaving the site undeveloped - such as fly-tipping, vandalism, or dereliction - can strengthen your case. Document any existing problems and incorporate them into your argument.

For larger developments, integrating high-quality ‘public realm’ areas, such as landscaped communal spaces, will likely be a condition of consent. Further to this, for qualifying developments, well-designed affordable housing, can also tip the balance in your favour. While many developers resist affordable housing contributions, offering on-site, well-designed affordable units rather than a financial payment can help position your proposal positively with the local authority. Going above and beyond on these allocations will also help a lot, but requires a reassessment of the business plan.

Remember that most councils have housing targets to meet due to the housing shortage so they will generally approach any additional homes with this in mind, but it still needs to be appropriate and in-line with development and policy targets. This argument can also backfire if the council are meeting their targets, so pay particular attention to this if you intend to use it as part of your argument.

4. Engage in Pre-Application Discussions

A lot of this information can be discovered at a pre-application stage. A pre-application (pre-app) meeting with the council can provide valuable insights into how planning officers view your proposal. Engaging with the local authority early demonstrates a willingness to collaborate and can help identify potential issues before submitting a formal application.

If your site is controversial or has a history of refusals, a pre-app discussion can be especially useful in refining your approach and addressing key concerns proactively. We have a dedicated blog post describing the pros and cons of the pre-app process. Click here to read more.

5. Build Local Support

Public opposition is one of the biggest obstacles to securing planning permission. Almost all large developments will have some form of opposition. People don’t like change, it’s true, and people assign value and importance in different ways. As a result many developers assume that neighbours will automatically resist new developments, but this actually isn’t always the case—especially if the site is currently an eyesore or causing problems for the community.

Early and open engagement with neighbours can prevent misinformation and build goodwill. Sharing your plans before rumours spread allows you to address concerns and show flexibility where possible. Many areas have pre-existing online communities that are worth reaching out to. A well-managed consultation process can turn potential objectors into allies, increasing the chances of a smooth planning process.

6. Stay Resilient in the Face of Opposition

Despite your best efforts, some neighbours will oppose development no matter what. They may organise petitions, flood the council with objections, or even hire consultants to fight your application.

The key is to remain focused on material planning considerations—issues that the council is legally required to consider. Concerns about lost views or construction noise, for example, are not valid planning objections. Even objections that raise legitimate issues, such as traffic or parking, can often be addressed with expert reports or a design amendment. A well-prepared, evidence-based application can withstand even the most vocal opposition.

7. Persistence Pays Off

Difficult sites often require patience and persistence. Many successful developments have gone through multiple failed applications before finally gaining approval. However, it’s essential to assess whether continued attempts are worthwhile.

If refusals are based on design issues, modifications may lead to success. But if the council consistently rejects the principle of development, it may be time to rethink your approach entirely. In some cases, bringing in a fresh architectural perspective can make all the difference.

Ultimately, determination and a strategic approach can turn a previously unviable site into a successful development. The key is knowing when to adapt, when to push forward, and when to rethink the project.

Need Expert Advice on a Challenging Site?

With recent updates to the National Planning Policy Framework (NPPF) 2024, some sites previously considered “very difficult” are now simply “tricky”, making this an opportune time to revisit stalled projects.

At Open Volume Studio, we specialise in securing planning permission for complex sites across London and the UK. If you have a challenging site and need expert guidance, get in touch to explore your options.