Borough Report
Havering
383 determined applications · 2023–2025
Headline findings
71%
Refusal rate
London's second-highest refusal rate
Verified
442
Applications analysed
Every small-site application (1–9 units) in the analysis window
Verified
Key findings
Verified
70.5% refusal rate — only Croydon is higher
›
270 of 383 decided applications refused. Havering is exceptionally hostile to small-site development.
Verified
Pre-app shows limited effect
›
Unlike most boroughs, pre-app engagement barely moves the needle in Havering (26% vs 30% refusal).
Verified
27.6% of approved schemes compressed
›
Even when approved, over a quarter of schemes lose units.
What you get
The full report
- 40–55 page report (HTML & PDF) with evidence-graded findings
- Density matrix by site type with P20–P75 ranges
- PTAL-adjusted density lookup table
- Viability model with cliff chart and sensitivity analysis
- Area-level approval rate benchmarks
- Refusal reason analysis with frequency data
- Conservation area risk assessment
Decision tools
- Before-you-bid checklist: site-level due diligence prompts
- Before-you-submit checklist: application quality checks
- Underlying data in Excel for your own analysis
- Market Liquidity analysis (speed-of-sale data)
Methodology
- Complete dataset, not a sample — every determined application
- Four evidence tiers: Verified, Moderate, Indicative, Anecdotal
- Statistical tests with sample sizes and significance levels
Get the report
Borough Intelligence Reports from £1,500. Includes 12 months of free quarterly updates.
View pricing →Reports delivered via the members’ platform. Includes HTML & PDF report, Excel data, and Market Snapshot.
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Download the free Market Snapshot. Key findings, one page, no commitment.