Applying for planning permission is an important step when a proposed development requires approval from the local planning authority. Whether you are planning a house extension, loft conversion, new build, change of use or another type of development, understanding the application process can help you prepare the right information and avoid unnecessary delays.
The process involves checking whether planning permission is required, preparing the necessary drawings and supporting documents, submitting the application and responding to any issues raised during the assessment. Professional planning and architectural advice can also help ensure that your proposal is suitable before the application is submitted.
When Planning Permission Is Required
Planning permission may be required when you want to carry out development that materially changes a property, building or piece of land. This can include extensions, new buildings, certain changes of use, alterations to existing buildings and developments that fall outside permitted development rights.
Not every project requires a full planning application. Some works may qualify as permitted development, while other proposals may require a Lawful Development Certificate to confirm that planning permission is not needed. Before starting an application, it is important to establish which planning route applies to your project.
Checking Permitted Development Rights
Permitted development rights allow certain types of building work and changes to be carried out without submitting a full planning application. These rights are subject to specific limitations and conditions relating to factors such as size, height, location and design.
For example, certain house extensions, loft conversions and outbuildings may fall within permitted development rights if they meet the relevant requirements.
If your proposal qualifies, you may not need to make a standard planning application. However, obtaining a Lawful Development Certificate can provide formal confirmation that the proposed or existing development is lawful.
Reviewing Planning Constraints
Before preparing an application, it is important to understand the planning constraints affecting the property or site. These can influence whether a proposal is likely to be acceptable and what information may be required.
Relevant considerations can include conservation areas, listed buildings, Green Belt restrictions, Article 4 Directions, trees, highways, neighbouring properties, flood risk and local planning policies. Reviewing these matters at an early stage can help identify potential problems before significant time and money are spent developing the proposal.
Preparing The Planning Application
Once the planning requirements have been established, the next stage is to prepare the application. A typical application may require an application form, location plan, site plan, existing and proposed drawings, design information and supporting documents. The exact requirements depend on the type and scale of development.
The drawings should accurately communicate the proposed works, including dimensions, layouts, elevations and other relevant details. Poorly prepared or incomplete information can create problems during validation or assessment.
Planning Drawings And Supporting Documents
Planning drawings are an important part of most applications because they allow the local planning authority to understand the existing property and proposed development.
Depending on the project, you may need:
- Existing floor plans
- Proposed floor plans
- Existing elevations
- Proposed elevations
- Site plans
- Location plans
- Roof plans
- Block plans
- Design and access information
- Heritage information
- Transport or highways information
- Ecology or environmental reports
- Tree surveys
- Flood risk information
Not every application will require all of these documents. The requirements depend on the nature of the proposal and the planning authority involved.
Completing The Planning Application Form
The planning application form provides key information about the proposal, property, applicant and development site. Details may include the description of the proposed development, existing and proposed use, site area, materials, access arrangements and other relevant information.
The description of development should accurately reflect what is being proposed. Errors or inconsistencies between the application form and supporting drawings can create issues during the planning process.
Submitting The Planning Application
Planning applications are generally submitted through the relevant planning application service or directly to the local planning authority, depending on the application route. Before submission, the application should be checked to ensure that the required forms, drawings, supporting documents and fees are included. The local planning authority will then check whether the application is valid. If information is missing, the authority may request additional information before the application can proceed.
Planning Application Validation
Validation is the stage where the local planning authority checks whether the application contains the information required for it to be formally considered. A valid application can move forward to consultation and assessment. If the application is incomplete, the planning authority may identify missing documents or information. Preparing the application carefully before submission can reduce the risk of validation issues and help the application progress efficiently.
Planning Application Fees
Most planning applications require a fee, although the amount depends on the type and scale of development and the relevant planning authority. The planning application fee is separate from professional costs. Depending on the project, you may also need to budget for architectural drawings, planning consultancy, surveys, reports and other specialist services. Understanding these costs before submitting the application can help you establish a realistic overall project budget.
Public Consultation And Planning Assessment
Once the application has been validated, the local planning authority will assess the proposal against relevant planning policies and other material considerations. The application may also be subject to public consultation. Neighbours, parish councils and other interested parties may have an opportunity to submit comments. The planning authority will consider relevant representations alongside planning policies and the details of the proposal when reaching its decision.
Planning Policies And Material Considerations
Planning applications are assessed against the development plan and other relevant planning considerations. Factors that may influence the assessment include the design and appearance of the proposal, impact on neighbouring properties, residential amenity, highways, parking, landscape, heritage and environmental considerations. Understanding the relevant planning policies before submitting an application can help you prepare a proposal that responds appropriately to the site and its surroundings.
Responding To Planning Issues
During the application process, the planning authority may raise concerns or request clarification about certain aspects of the proposal. Depending on the circumstances, amendments or additional information may be appropriate. Addressing planning concerns clearly can help the authority reach a decision based on a complete understanding of the proposal. However, changes should be carefully considered because significant amendments may affect the scope and assessment of the application.
Planning Application Decision
After assessing the application, the local planning authority will issue a decision. The application may be approved, approved subject to conditions or refused. Where permission is granted, it is important to read the decision notice carefully because planning conditions may need to be complied with before or during development. If an application is refused, the decision notice should explain the reasons for refusal. These reasons can help inform any revised proposal or appeal where appropriate.
Planning Conditions And Approval Requirements
Planning permission is often granted subject to conditions. These conditions may control matters such as materials, landscaping, windows, access, drainage or other aspects of the development. Some conditions may need to be discharged before particular works can begin. Failing to comply with relevant conditions can create planning problems even where permission has already been granted. Understanding the decision notice and planning conditions is therefore an important part of the process.
Common Planning Application Mistakes
Several issues can make the planning process more difficult or cause unnecessary delays. Common mistakes include:
- Submitting incomplete information
- Using inaccurate drawings
- Failing to check planning constraints
- Ignoring relevant local planning policies
- Providing inconsistent information across documents
- Underestimating the impact on neighbouring properties
- Failing to provide required supporting reports
- Starting development before the necessary permissions are in place
Taking time to prepare the application properly can reduce the likelihood of avoidable problems.
Planning Advice Before Making An Application
Obtaining professional planning advice before submitting an application can help identify potential issues at an early stage. A planning appraisal can consider the site’s planning history, relevant policies, development constraints and the general suitability of the proposed scheme. This can be particularly useful for projects involving extensions, conversions, new builds or changes of use. Early advice can also help determine whether planning permission is required or whether another planning route may be more appropriate.
How Studio Charrette Can Support Your Planning Application
Studio Charrette can provide professional planning and architectural support throughout the planning process. This can include reviewing the proposed development, assessing planning considerations, preparing planning drawings and supporting the application through submission. Working with planning consultants, architects and other built-environment professionals can help ensure that the proposal is properly considered before it is submitted.
If you need advice on your proposed development, contact Studio Charrette for professional planning and architectural support.
Planning Your Application With Confidence
Applying for planning permission involves more than completing an application form. The proposal needs to be properly assessed, accurately presented and supported by the information required by the local planning authority.
By checking whether permission is required, reviewing planning constraints, preparing appropriate drawings and documents and understanding the relevant planning policies, you can approach the application process with greater clarity. Professional support can also help identify potential issues before submission and provide guidance throughout the planning process.
Frequently Asked Questions
How long does it take to apply for planning permission?
The time required to prepare a planning application depends on the complexity of the project, the drawings and supporting information required and whether surveys or specialist reports are needed. The planning authority’s assessment period begins once a valid application has been submitted.
How much does it cost to apply for planning permission?
The cost depends on the type of application and development. In addition to the planning application fee, you may need to budget for architectural drawings, planning consultancy, surveys, reports and other professional services.
Can I apply for planning permission myself?
Yes, you can submit a planning application yourself. However, professional planning or architectural support can be useful for more complex projects or where planning constraints need to be carefully considered.
Do I need an architect to apply for planning permission?
You do not always need an architect to submit a planning application. However, many applications require accurate architectural drawings and supporting information, so professional assistance can be beneficial.
Can I start building after submitting a planning application?
Submitting a planning application does not give you permission to begin development. You should wait until the necessary planning permission has been granted and check any conditions or other approvals that apply before starting work.
