An empirical investigation of stalled residential sites in England

Drawing upon a national database of unimplemented planning permissions and 18 in-depth case studies, this paper provides both a quantitative and qualitative analysis of the phenomenon of stalled sites in England. The practical and conceptual difficulties of classifying sites as stalled are critically reviewed. From the literature, it is suggested that planning permission may not be implemented due to lack of financial viability, strategic behaviour by landowners and house-builders, and other problems associated with the development process. Consistent with poor viability, the analysis of a national database indicates that a substantial proportion of stalled sites are high density apartment developments usually is located in low house value areas. The case studies suggest that a combination of interlinked issues may need to be resolved before a planning permission can be implemented. These include; the sale of the land to house-builders, renegotiation of the planning permission and, most importantly, improvement in housing market conditions.