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Planning data for England

Planning permission and house prices

In England's most expensive areas you are less likely to get planning permission for a home improvement, but no more likely to be kept waiting. In the priciest fifth of councils 87% of homeowner applications are approved, against 92% in the cheapest fifth. Decision speed barely moves: 64% and 61% are decided within 8 weeks. Based on 294 councils with a comparable house price.

Cheapest fifth

Median home around £191,996

92%

of homeowner applications approved

61% decided within 8 weeks

Priciest fifth

Median home around £510,000

87%

of homeowner applications approved

64% decided within 8 weeks

Approval rate by house price band

Cheapest fifthmedian £191,996
92% approved61% within 8 weeks
Lower middle fifthmedian £244,922
93% approved63% within 8 weeks
Middle fifthmedian £305,000
91% approved66% within 8 weeks
Upper middle fifthmedian £372,500
91% approved65% within 8 weeks
Priciest fifthmedian £510,000
87% approved64% within 8 weeks
Sort by

294 councils with a comparable house price

1Kensington and Chelsea£1,150,000
London94% approved59% within 8 weeksscore 61
2Westminster£865,000
London79% approved53% within 8 weeksscore 33
3Camden£770,000
London86% approved53% within 8 weeksscore 54
4Richmond upon Thames£720,000
London81% approved69% within 8 weeksscore 47
5Hammersmith and Fulham£700,000
London98% approved34% within 8 weeksscore 62
6Elmbridge£650,000
South East79% approved65% within 8 weeksscore 39
7Wandsworth£632,501
London93% approved63% within 8 weeksscore 67
8St Albans£630,000
East of England88% approved32% within 8 weeksscore 50
9Islington£625,000
London93% approved43% within 8 weeksscore 62
10Hackney£580,000
London85% approved50% within 8 weeksscore 38
11Mole Valley£580,000
South East78% approved55% within 8 weeksscore 38
12Haringey£572,750
London91% approved56% within 8 weeksscore 61
13Barnet£569,062
London83% approved82% within 8 weeksscore 65
14Brent£555,000
London85% approved73% within 8 weeksscore 63
15Harrow£550,000
London83% approved74% within 8 weeksscore 63
16Windsor and Maidenhead£550,000
South East70% approved72% within 8 weeksscore 50
17Waverley£548,000
South East91% approved71% within 8 weeksscore 68
18Three Rivers£545,000
East of England91% approved81% within 8 weeksscore 75
19Merton£545,000
London91% approved62% within 8 weeksscore 72
20Isles of Scilly£545,000
South West90% approved55% within 8 weeksscore 71
21Ealing£540,000
London89% approved41% within 8 weeksscore 55
22Southwark£540,000
London95% approved80% within 8 weeksscore 78
23Kingston upon Thames£538,500
London81% approved82% within 8 weeksscore 60
24Waltham Forest£538,010
London77% approved75% within 8 weeksscore 50
25Lambeth£538,000
London83% approved61% within 8 weeksscore 52
26Hertsmere£537,500
East of England94% approved49% within 8 weeksscore 49
27Epsom and Ewell£535,000
South East89% approved89% within 8 weeksscore 73
28Bromley£525,000
London78% approved65% within 8 weeksscore 44
29Epping Forest£515,000
East of England74% approved71% within 8 weeksscore 50
30Hillingdon£510,000
London88% approved61% within 8 weeksscore 55
31Redbridge£502,000
London82% approved72% within 8 weeksscore 58
32Brentwood£500,000
East of England85% approved36% within 8 weeksscore 42
33Tower Hamlets£500,000
London89% approved59% within 8 weeksscore 59
34Cambridge£495,000
East of England94% approved84% within 8 weeksscore 85
35Guildford£495,000
South East86% approved29% within 8 weeksscore 50
36Tandridge£490,000
South East89% approved56% within 8 weeksscore 46
37Wokingham£490,000
South East97% approved74% within 8 weeksscore 83
38Hounslow£485,000
London72% approved57% within 8 weeksscore 30
39Reigate and Banstead£480,000
South East92% approved76% within 8 weeksscore 73
40Sevenoaks£480,000
South East90% approved72% within 8 weeksscore 73
41Lewisham£477,000
London89% approved70% within 8 weeksscore 60
42Enfield£476,000
London84% approved91% within 8 weeksscore 70
43Surrey Heath£470,000
South East88% approved67% within 8 weeksscore 65
44Hart£465,000
South East84% approved73% within 8 weeksscore 53
45Spelthorne£464,500
South East88% approved73% within 8 weeksscore 66
46Uttlesford£462,000
East of England82% approved82% within 8 weeksscore 70
47Winchester£460,000
South East97% approved58% within 8 weeksscore 71
48Greenwich£458,000
London77% approved76% within 8 weeksscore 45
49Sutton£455,000
London92% approved90% within 8 weeksscore 85
50Buckinghamshire£455,000
South East85% approved46% within 8 weeksscore 45
51Cotswold£455,000
South West92% approved54% within 8 weeksscore 56
52Runnymede£453,450
South East89% approved70% within 8 weeksscore 76
53Dacorum£450,000
East of England91% approved76% within 8 weeksscore 73
54East Hertfordshire£450,000
East of England84% approved76% within 8 weeksscore 53
55Havering£450,000
London81% approved57% within 8 weeksscore 46
56Newham£450,000
London83% approved62% within 8 weeksscore 57
57Oxford£450,000
South East87% approved46% within 8 weeksscore 50
58South Oxfordshire£450,000
South East98% approved74% within 8 weeksscore 73
59Welwyn Hatfield£440,000
East of England87% approved54% within 8 weeksscore 54
60Mid Sussex£440,000
South East93% approved68% within 8 weeksscore 62
61Horsham£437,000
South East97% approved71% within 8 weeksscore 78
62Woking£435,000
South East82% approved50% within 8 weeksscore 42
63Bexley£430,000
London94% approved88% within 8 weeksscore 85
64Tunbridge Wells£430,000
South East96% approved84% within 8 weeksscore 90
65Broxbourne£428,998
East of England92% approved52% within 8 weeksscore 61
66South Cambridgeshire£428,250
East of England95% approved82% within 8 weeksscore 85
67North Hertfordshire£425,000
East of England94% approved66% within 8 weeksscore 67
68Watford£425,000
East of England82% approved76% within 8 weeksscore 53
69Croydon£425,000
London87% approved64% within 8 weeksscore 65
70East Hampshire£422,000
South East92% approved20% within 8 weeksscore 52
71Tonbridge and Malling£418,000
South East95% approved51% within 8 weeksscore 58
72Brighton and Hove£415,000
South East94% approved52% within 8 weeksscore 61
73Chichester£415,000
South East96% approved92% within 8 weeksscore 85
74Chelmsford£410,000
East of England89% approved85% within 8 weeksscore 68
75Bracknell Forest£410,000
South East92% approved40% within 8 weeksscore 52
76Rochford£405,000
East of England81% approved47% within 8 weeksscore 37
77West Berkshire£405,000
South East94% approved55% within 8 weeksscore 56
78Vale of White Horse£402,500
South East97% approved59% within 8 weeksscore 71
79West Oxfordshire£395,000
South East97% approved75% within 8 weeksscore 83
80Bath and North East Somerset£395,000
South West96% approved52% within 8 weeksscore 66
81Slough£390,000
South East82% approved39% within 8 weeksscore 42
82Maldon£385,000
East of England91% approved62% within 8 weeksscore 62
83Lewes£384,500
South East95% approved65% within 8 weeksscore 67
84New Forest£380,000
South East96% approved80% within 8 weeksscore 95
85Wealden£380,000
South East89% approved70% within 8 weeksscore 55
86Barking and Dagenham£376,000
London70% approved95% within 8 weeksscore 67
87Adur£375,000
South East95% approved59% within 8 weeksscore 71
88Dartford£375,000
South East83% approved66% within 8 weeksscore 47
89Trafford£372,500
North West89% approved75% within 8 weeksscore 71
90Stratford-on-Avon£370,000
West Midlands94% approved61% within 8 weeksscore 62
91Warwick£366,200
West Midlands94% approved47% within 8 weeksscore 52
92Central Bedfordshire£365,000
East of England90% approved79% within 8 weeksscore 73
93Maidstone£365,000
South East89% approved84% within 8 weeksscore 68
94Test Valley£365,000
South East96% approved77% within 8 weeksscore 78
95South Hams£365,000
South West92% approved71% within 8 weeksscore 73
96Basingstoke and Deane£364,000
South East96% approved60% within 8 weeksscore 66
97Basildon£362,500
East of England82% approved64% within 8 weeksscore 44
98Castle Point£360,000
East of England79% approved96% within 8 weeksscore 57
99Cherwell£360,000
South East95% approved49% within 8 weeksscore 57
100Gravesham£360,000
South East74% approved71% within 8 weeksscore 50
101Rother£360,000
South East94% approved39% within 8 weeksscore 62
102Rushmoor£360,000
South East98% approved86% within 8 weeksscore 90
103Thurrock£355,000
East of England81% approved84% within 8 weeksscore 70
104Crawley£355,000
South East79% approved28% within 8 weeksscore 26
105Bristol, City of£351,000
South West93% approved71% within 8 weeksscore 73
106Arun£350,000
South East94% approved99% within 8 weeksscore 85
107Milton Keynes£350,000
South East92% approved63% within 8 weeksscore 67
108Reading£350,000
South East91% approved44% within 8 weeksscore 62
109Worthing£350,000
South East95% approved51% within 8 weeksscore 76
110Dorset£349,000
South West94% approved78% within 8 weeksscore 68
111Rushcliffe£345,000
East Midlands94% approved54% within 8 weeksscore 61
112Bedford£345,000
East of England88% approved57% within 8 weeksscore 54
113Braintree£345,000
East of England92% approved77% within 8 weeksscore 78
114Ashford£345,000
South East91% approved79% within 8 weeksscore 73
115Canterbury£345,000
South East97% approved42% within 8 weeksscore 62
116Eastleigh£345,000
South East93% approved72% within 8 weeksscore 78
117Fareham£345,000
South East99% approved89% within 8 weeksscore 80
118East Cambridgeshire£340,000
East of England90% approved78% within 8 weeksscore 71
119Southend-on-Sea£340,000
East of England87% approved64% within 8 weeksscore 60
120Stevenage£340,000
East of England93% approved88% within 8 weeksscore 72
121Bournemouth, Christchurch and Poole£340,000
South West89% approved38% within 8 weeksscore 50
122South Gloucestershire£340,000
South West80% approved64% within 8 weeksscore 39
123Bromsgrove£340,000
West Midlands95% approved63% within 8 weeksscore 72
124Rutland£336,250
East Midlands90% approved77% within 8 weeksscore 66
125Harlow£335,000
East of England77% approved65% within 8 weeksscore 39
126East Devon£335,000
South West93% approved69% within 8 weeksscore 67
127Harborough£332,000
East Midlands91% approved53% within 8 weeksscore 61
128Stroud£330,000
South West91% approved75% within 8 weeksscore 68
129Solihull£330,000
West Midlands95% approved62% within 8 weeksscore 67
130Babergh£328,000
East of England90% approved80% within 8 weeksscore 80
131Colchester£327,000
East of England82% approved78% within 8 weeksscore 58
132Wychavon£327,000
West Midlands90% approved83% within 8 weeksscore 72
133Tewkesbury£325,000
South West92% approved57% within 8 weeksscore 56
134Malvern Hills£325,000
West Midlands88% approved76% within 8 weeksscore 58
135Havant£322,750
South East96% approved37% within 8 weeksscore 67
136Huntingdonshire£321,172
East of England96% approved54% within 8 weeksscore 71
137Cheltenham£320,000
South West97% approved78% within 8 weeksscore 83
138Wiltshire£320,000
South West95% approved52% within 8 weeksscore 61
139Lichfield£320,000
West Midlands82% approved96% within 8 weeksscore 70
140Derbyshire Dales£315,000
East Midlands92% approved73% within 8 weeksscore 68
141Luton£315,000
East of England85% approved58% within 8 weeksscore 54
142Mid Suffolk£315,000
East of England94% approved76% within 8 weeksscore 78
143Folkestone and Hythe£315,000
South East89% approved95% within 8 weeksscore 88
144North Somerset£315,000
South West91% approved69% within 8 weeksscore 67
145Medway£310,000
South East96% approved92% within 8 weeksscore 95
146Broadland£307,000
East of England97% approved69% within 8 weeksscore 82
147Stockport£305,000
North West96% approved81% within 8 weeksscore 80
148Swale£305,000
South East93% approved32% within 8 weeksscore 57
149York£305,000
Yorkshire and The Humber88% approved63% within 8 weeksscore 65
150South Norfolk£302,250
East of England96% approved70% within 8 weeksscore 67
151West Devon£302,248
South West90% approved61% within 8 weeksscore 55
152West Northamptonshire£300,000
East Midlands93% approved25% within 8 weeksscore 52
153North Norfolk£300,000
East of England96% approved66% within 8 weeksscore 77
154Cheshire East£300,000
North West90% approved34% within 8 weeksscore 52
155Exeter£300,000
South West86% approved57% within 8 weeksscore 54
156Teignbridge£300,000
South West86% approved78% within 8 weeksscore 66
157Mid Devon£297,000
South West95% approved75% within 8 weeksscore 83
158Dover£295,000
South East94% approved76% within 8 weeksscore 73
159North Devon£295,000
South West98% approved60% within 8 weeksscore 66
160Herefordshire, County of£295,000
West Midlands96% approved43% within 8 weeksscore 62
161Rugby£295,000
West Midlands94% approved44% within 8 weeksscore 62
162Thanet£291,000
South East93% approved62% within 8 weeksscore 62
163Cornwall£290,000
South West97% approved74% within 8 weeksscore 73
164South Staffordshire£290,000
West Midlands92% approved63% within 8 weeksscore 67
165East Suffolk£289,975
East of England95% approved57% within 8 weeksscore 66
166Tendring£288,975
East of England89% approved81% within 8 weeksscore 73
167West Suffolk£287,000
East of England96% approved55% within 8 weeksscore 71
168Somerset£285,000
South West95% approved73% within 8 weeksscore 68
169Blaby£280,000
East Midlands95% approved55% within 8 weeksscore 71
170Swindon£280,000
South West89% approved89% within 8 weeksscore 78
171Hastings£279,950
South East92% approved69% within 8 weeksscore 72
172Torridge£277,500
South West95% approved76% within 8 weeksscore 73
173Oadby and Wigston£277,250
East Midlands73% approved72% within 8 weeksscore 50
174Eastbourne£275,250
South East96% approved67% within 8 weeksscore 64
175Charnwood£275,000
East Midlands86% approved74% within 8 weeksscore 61
176Ribble Valley£275,000
North West90% approved54% within 8 weeksscore 56
177Shropshire£275,000
West Midlands92% approved80% within 8 weeksscore 73
178Forest of Dean£274,995
South West98% approved65% within 8 weeksscore 72
179North Yorkshire£273,500
Yorkshire and The Humber94% approved64% within 8 weeksscore 67
180North West Leicestershire£270,000
East Midlands97% approved54% within 8 weeksscore 58
181King’s Lynn and West Norfolk£270,000
East of England94% approved86% within 8 weeksscore 85
182South Kesteven£265,000
East Midlands92% approved42% within 8 weeksscore 52
183Breckland£265,000
East of England98% approved79% within 8 weeksscore 88
184Isle of Wight£265,000
South East93% approved93% within 8 weeksscore 77
185North Warwickshire£263,250
West Midlands97% approved60% within 8 weeksscore 64
186High Peak£260,000
East Midlands90% approved34% within 8 weeksscore 52
187Hinckley and Bosworth£260,000
East Midlands94% approved45% within 8 weeksscore 62
188North Northamptonshire£260,000
East Midlands86% approved41% within 8 weeksscore 45
189Portsmouth£260,000
South East92% approved56% within 8 weeksscore 53
190Southampton£260,000
South East95% approved56% within 8 weeksscore 58
191Stafford£260,000
West Midlands90% approved26% within 8 weeksscore 42
192Worcester£260,000
West Midlands92% approved77% within 8 weeksscore 73
193Wyre Forest£260,000
West Midlands96% approved70% within 8 weeksscore 73
194Cheshire West and Chester£257,750
North West94% approved32% within 8 weeksscore 57
195South Derbyshire£256,158
East Midlands97% approved62% within 8 weeksscore 67
196Warrington£255,000
North West78% approved76% within 8 weeksscore 50
197Redditch£255,000
West Midlands98% approved77% within 8 weeksscore 73
198Gosport£252,750
South East98% approved77% within 8 weeksscore 83
199Broxtowe£250,000
East Midlands96% approved74% within 8 weeksscore 70
200Gedling£250,000
East Midlands93% approved62% within 8 weeksscore 59
201Gloucester£250,000
South West81% approved58% within 8 weeksscore 51
202Torbay£250,000
South West88% approved36% within 8 weeksscore 50
203Manchester£247,500
North West93% approved68% within 8 weeksscore 72
204Bury£247,000
North West95% approved73% within 8 weeksscore 78
205Fylde£245,000
North West97% approved54% within 8 weeksscore 58
206Leeds£245,000
Yorkshire and The Humber84% approved67% within 8 weeksscore 52
207Leicester£244,922
East Midlands84% approved39% within 8 weeksscore 42
208Nuneaton and Bedworth£244,000
West Midlands97% approved64% within 8 weeksscore 67
209North East Derbyshire£242,000
East Midlands92% approved64% within 8 weeksscore 72
210North Kesteven£242,000
East Midlands99% approved71% within 8 weeksscore 83
211Peterborough£242,000
East of England89% approved64% within 8 weeksscore 70
212West Lancashire£241,500
North West85% approved45% within 8 weeksscore 37
213Ipswich£240,000
East of England98% approved74% within 8 weeksscore 73
214Dudley£240,000
West Midlands89% approved78% within 8 weeksscore 58
215Tamworth£240,000
West Midlands99% approved52% within 8 weeksscore 76
216Westmorland and Furness£239,975
North West92% approved51% within 8 weeksscore 56
217Newark and Sherwood£237,500
East Midlands95% approved56% within 8 weeksscore 66
218Amber Valley£235,000
East Midlands98% approved72% within 8 weeksscore 88
219South Holland£235,000
East Midlands91% approved65% within 8 weeksscore 67
220Norwich£235,000
East of England97% approved75% within 8 weeksscore 88
221Birmingham£235,000
West Midlands86% approved39% within 8 weeksscore 50
222East Staffordshire£235,000
West Midlands94% approved28% within 8 weeksscore 52
223Fenland£232,500
East of England94% approved74% within 8 weeksscore 68
224Salford£230,000
North West95% approved53% within 8 weeksscore 56
225Sefton£230,000
North West96% approved74% within 8 weeksscore 70
226Telford and Wrekin£230,000
West Midlands92% approved96% within 8 weeksscore 80
227West Lindsey£229,500
East Midlands95% approved69% within 8 weeksscore 77
228Coventry£228,000
West Midlands91% approved91% within 8 weeksscore 80
229Cannock Chase£227,500
West Midlands91% approved86% within 8 weeksscore 80
230Plymouth£225,000
South West95% approved72% within 8 weeksscore 83
231Staffordshire Moorlands£225,000
West Midlands80% approved37% within 8 weeksscore 29
232East Riding of Yorkshire£225,000
Yorkshire and The Humber92% approved93% within 8 weeksscore 90
233Walsall£223,000
West Midlands90% approved54% within 8 weeksscore 49
234Derby£220,000
East Midlands91% approved42% within 8 weeksscore 52
235East Lindsey£220,000
East Midlands94% approved65% within 8 weeksscore 67
236Great Yarmouth£220,000
East of England93% approved44% within 8 weeksscore 57
237Chorley£220,000
North West94% approved77% within 8 weeksscore 65
238Wolverhampton£220,000
West Midlands94% approved70% within 8 weeksscore 68
239South Ribble£218,000
North West98% approved78% within 8 weeksscore 88
240Sheffield£218,000
Yorkshire and The Humber90% approved64% within 8 weeksscore 63
241Wirral£217,500
North West91% approved55% within 8 weeksscore 61
242Sandwell£217,000
West Midlands90% approved72% within 8 weeksscore 66
243Erewash£215,000
East Midlands98% approved67% within 8 weeksscore 82
244Tameside£211,000
North West93% approved77% within 8 weeksscore 73
245North Tyneside£210,000
North East96% approved83% within 8 weeksscore 85
246Kirklees£210,000
Yorkshire and The Humber93% approved47% within 8 weeksscore 62
247Newcastle upon Tyne£208,921
North East96% approved56% within 8 weeksscore 76
248Oldham£207,875
North West90% approved42% within 8 weeksscore 62
249Boston£205,000
East Midlands98% approved72% within 8 weeksscore 88
250Bolton£205,000
North West83% approved48% within 8 weeksscore 47
251Rochdale£205,000
North West86% approved53% within 8 weeksscore 54
252Northumberland£202,500
North East91% approved60% within 8 weeksscore 67
253Bassetlaw£200,000
East Midlands88% approved27% within 8 weeksscore 55
254Nottingham£200,000
East Midlands91% approved43% within 8 weeksscore 49
255Lancaster£200,000
North West88% approved73% within 8 weeksscore 66
256Wakefield£200,000
Yorkshire and The Humber94% approved55% within 8 weeksscore 53
257Wigan£197,500
North West87% approved51% within 8 weeksscore 54
258Ashfield£196,800
East Midlands88% approved72% within 8 weeksscore 61
259Halton£195,500
North West100% approved80% within 8 weeksscore 83
260Chesterfield£195,000
East Midlands93% approved45% within 8 weeksscore 67
261Knowsley£195,000
North West95% approved61% within 8 weeksscore 72
262Wyre£195,000
North West91% approved36% within 8 weeksscore 57
263Newcastle-under-Lyme£195,000
West Midlands97% approved59% within 8 weeksscore 58
264Preston£192,000
North West97% approved69% within 8 weeksscore 77
265Rotherham£191,996
Yorkshire and The Humber70% approved76% within 8 weeksscore 44
266Calderdale£190,000
Yorkshire and The Humber86% approved60% within 8 weeksscore 65
267St. Helens£189,998
North West96% approved81% within 8 weeksscore 90
268Mansfield£188,000
East Midlands96% approved65% within 8 weeksscore 77
269Rossendale£185,000
North West93% approved33% within 8 weeksscore 57
270Lincoln£184,000
East Midlands98% approved83% within 8 weeksscore 85
271Bradford£182,000
Yorkshire and The Humber88% approved59% within 8 weeksscore 59
272Bolsover£180,000
East Midlands99% approved77% within 8 weeksscore 83
273Liverpool£180,000
North West91% approved61% within 8 weeksscore 62
274Barnsley£180,000
Yorkshire and The Humber95% approved47% within 8 weeksscore 53
275Darlington£178,000
North East98% approved69% within 8 weeksscore 82
276North Lincolnshire£178,000
Yorkshire and The Humber91% approved68% within 8 weeksscore 67
277Cumberland£177,500
North West98% approved56% within 8 weeksscore 76
278Stockton-on-Tees£175,000
North East97% approved65% within 8 weeksscore 72
279Doncaster£175,000
Yorkshire and The Humber93% approved84% within 8 weeksscore 80
280Blackburn with Darwen£170,000
North West97% approved78% within 8 weeksscore 88
281Redcar and Cleveland£165,000
North East97% approved59% within 8 weeksscore 66
282South Tyneside£165,000
North East98% approved69% within 8 weeksscore 67
283North East Lincolnshire£165,000
Yorkshire and The Humber97% approved60% within 8 weeksscore 72
284Gateshead£163,998
North East96% approved26% within 8 weeksscore 62
285Hartlepool£155,000
North East94% approved53% within 8 weeksscore 57
286Stoke-on-Trent£154,250
West Midlands92% approved33% within 8 weeksscore 62
287Middlesbrough£153,500
North East81% approved43% within 8 weeksscore 38
288Sunderland£152,000
North East95% approved73% within 8 weeksscore 83
289County Durham£143,000
North East97% approved59% within 8 weeksscore 71
290Pendle£140,000
North West89% approved60% within 8 weeksscore 55
291Kingston upon Hull, City of£140,000
Yorkshire and The Humber90% approved57% within 8 weeksscore 53
292Blackpool£136,000
North West76% approved74% within 8 weeksscore 50
293Hyndburn£135,000
North West81% approved55% within 8 weeksscore 38
294Burnley£130,000
North West92% approved76% within 8 weeksscore 73

About this comparison

House prices are the ONS median price paid, from HM Land Registry data for the year ending September 2025, matched to each council by its official area code. Planning figures (how many homeowner applications are approved and how often a decision is made within 8 weeks) come from the government MHCLG planning statistics for 2025. The two are lined up council by council.

This shows how the figures move together, not that one causes the other. House prices reflect many things beyond planning, such as location, jobs and the type of homes in an area. Councils with no comparable house price, including National Parks, the Broads and development corporations, are not included.