For many homeowners, developers and business owners, navigating the planning system can feel like an uphill struggle. Whether you are building an extension, converting a property or starting a new development, you are likely to need planning permission. Yet despite being a routine part of the development journey, the application process can still seem obscure, bureaucratic and slow.
In this blog, we will demystify the UK planning application process. Rather than get lost in jargon or legal detail, we will walk you through how it works in practice, what steps are involved, and how to approach each stage with confidence and clarity. If you have a project in mind, this guide will help you understand exactly what lies ahead.
When Do You Need to Apply for Planning Permission?
Not all building work requires a formal planning application. Some alterations fall under what is known as permitted development, which allows you to carry out certain types of changes without full permission. This might include small rear extensions, internal alterations or loft conversions, depending on your location and property type.
However, many projects do require a formal application. These include new builds, larger extensions, change of use applications, listed buildings or developments in conservation areas. If you are unsure whether permission is required, it is always advisable to consult a planning professional or check with your local council before proceeding.
The Importance of Pre-Application Advice
Before you begin drawing up plans, it can be helpful to seek pre-application advice from your local planning authority. This is an informal discussion with a planning officer who will review your proposal in principle and offer feedback. While not binding, this advice can help identify any potential issues early and shape your application to give it the best chance of success.
Pre-application advice can also indicate how your local authority is likely to interpret planning policy about your site. For more complex developments, it may even be worth instructing a planning consultant to manage this stage and ensure your proposal is positioned correctly from the outset.
Preparing Your Planning Application
Once you are ready to submit a formal application, several documents and drawings must be prepared. These typically include existing and proposed floor plans, elevations, a location plan, a block plan and a design and access statement explaining the thinking behind your proposal. Depending on the nature of the site, additional reports may also be required, such as flood risk assessments, ecology surveys or heritage impact statements.
The quality of this material matters. Councils do not just look at what you want to build but also how it fits with national and local policy, how it relates to neighbours and the wider area, and whether it meets design standards and environmental requirements. A well-prepared application that addresses these issues is far more likely to succeed than one that appears rushed or incomplete.
Submitting the Application
Planning applications in England are usually submitted online via the Planning Portal, which links directly to your local authority’s planning department. You will need to upload all required documents, pay the appropriate fee and complete the necessary forms.
Once submitted, the application enters the validation stage. This is where the council checks that all the required information has been provided. If anything is missing or incorrect, your application may be invalidated and returned for amendment. This can delay the process, so it is essential to ensure everything is in order before submission.
The Public Consultation Period
After validation, your application moves into the consultation phase. This typically lasts for 21 days. During this time, neighbours, parish councils, and statutory consultees, such as highways or environmental agencies, have the opportunity to comment on your proposal.
The planning officer assigned to your case will also review the documents, visit the site and begin forming a recommendation. If objections are raised during consultation, these will be considered alongside planning policy and the overall merits of the scheme. Strong objections do not necessarily mean refusal, but they must be addressed in an appropriate manner.
How Decisions Are Made
Most planning applications are decided under what is called delegated authority. This means the planning officer has the power to approve or refuse the application without referring it to the planning committee. However, if the application is particularly sensitive, controversial or has attracted significant public comment, it may be referred to a committee of elected councillors who will make the final decision.
The council aims to decide on most applications within eight weeks and on larger developments within 13 weeks. In reality, this timeline can slip, particularly in areas where planning departments are under-resourced. Your planning consultant or agent should monitor progress and keep you informed throughout the process.
What Happens If You Get Refused?
If your application is refused, you have the right to appeal. This is made to the Planning Inspectorate, an independent body that reviews decisions made by local authorities. The inspector will assess the application, supporting material and reasons for refusal, and decide whether the council acted reasonably and in line with policy.
Appeals can take several months and are not guaranteed to succeed. However, in many cases, a refusal can be avoided altogether by properly addressing concerns during the application process. This is one reason why engaging a planning professional early on can be so valuable.
Post-Approval Conditions and Next Steps
If your application is approved, you may receive it with planning conditions attached. These are specific requirements that must be met before, during or after construction. Common conditions include the use of particular non-metallic materials, noise limits during construction, or additional approval for landscaping or drainage details.
It is essential to read these conditions carefully and comply with them fully. Failure to do so can result in enforcement action or make the development unlawful. In some cases, you may need to submit a discharge of conditions application to show that you have met the requirements.
Final Thoughts
The UK planning application process is more than just filling out forms. It is a structured system designed to balance the rights of individual property owners with the broader interests of the community, environment and built heritage. Understanding how the system works, what is expected of you, and how to approach it strategically is essential for anyone looking to develop land or property.
At Studio Charrette, we specialise in guiding our clients through every stage of the process. From initial feasibility and design to submission, negotiation and decision, our team combines planning expertise with practical insight to make your project a success.
If you have a scheme in mind and want support from professionals who speak your language and know how to get results, we’re here to help. Contact us today for a complimentary consultation and discover how we can help you navigate the planning system.
