Planning Application

What is a Planning Application?

A Planning Application in the UK is a formal request submitted to a local planning authority (LPA) to seek permission for a proposed development or building project. Planning applications are necessary when the proposed work falls outside the scope of Permitted Development Rights (PDR), meaning it does not automatically have approval to proceed without assessment. Through the application process, the LPA assesses the proposal based on national and local planning policies, considering factors such as design, environmental impact, community benefit, and suitability to the area.

Types of Planning Applications

There are several types of planning applications, depending on the nature and scale of the project:

  1. Householder Planning Application: For small-scale projects on residential properties, such as extensions, loft conversions, or garages, that exceed permitted development limits.

  2. Full Planning Application: For larger or more complex projects, such as constructing a new building, a commercial development, or significant changes to a property, where a detailed assessment is needed.

  3. Outline Planning Application: Used to establish the principle of development (for example, building homes on a plot of land) without needing detailed plans at the outset. If granted, a subsequent Reserved Matters Application must be submitted for final design approval.

  4. Change of Use Application: Required when changing the use of a building or land, such as converting an office to residential use, when this change is not covered under permitted development rights.

  5. Listed Building Consent: Required for any work on a listed building that might affect its character or historical value, including internal and external changes.

  6. Prior Approval Application: For developments covered under PDR but requiring prior approval from the LPA for certain aspects, such as noise, flood risk, or transport impacts.

The Planning Application Process

  1. Pre-Application Advice (optional): Many councils offer pre-application advice, allowing applicants to discuss the project with planning officers and address potential issues before submitting a formal application.

  2. Submitting the Application: Applications can be submitted online via the Planning Portal or directly to the LPA. A completed application includes:

    • Application Form: Details about the applicant and the proposed development.

    • Plans and Drawings: Including site layout, elevations, and floor plans.

    • Design and Access Statement (where required): Describes the design principles and accessibility considerations.

    • Supporting Documents: Environmental impact assessments, heritage statements, and more if required.

    • Application Fee: Varies based on the type and scale of the development.

  3. Validation and Consultation: Once submitted, the LPA reviews the application to ensure it’s complete (validation). The LPA then consults with stakeholders, such as neighbors, statutory bodies, and interest groups, who can provide feedback or raise objections.

  4. Assessment: The LPA assesses the proposal against local and national planning policies, considering design, environmental impacts, infrastructure, and public views. They may also conduct a site visit.

  5. Decision: A decision is usually issued within eight weeks for smaller applications and up to thirteen weeks for larger or more complex proposals. The decision can be:

    • Granted with Conditions: Approval is given with conditions that must be met during development.

    • Granted without Conditions: Full approval without restrictions.

    • Refused: If the LPA determines the proposal is unsuitable based on planning policies.

      • Appeal: If an application is refused, the applicant can appeal to the Planning Inspectorate. This is typically a lengthy process and is recommended if there’s a strong case for reconsideration.

Key Considerations in a Planning Application

The LPA will assess the application based on several considerations, including:

  • Impact on Neighbours: Privacy, overshadowing, and noise concerns.

  • Design and Visual Impact: Compatibility with the surrounding area, particularly in conservation areas or near listed buildings.

  • Environmental Impact: Issues like flood risk, biodiversity, and sustainability.

  • Transport and Access: Impact on traffic, parking, and pedestrian access.

  • Local and National Policies: Compliance with planning guidelines, such as the National Planning Policy Framework (NPPF) and Local Development Plans.

Why Planning Applications Matter

Planning applications play an essential role in ensuring that developments contribute positively to the community, meet safety and environmental standards, and align with local and national planning objectives. Securing planning permission is often necessary to avoid enforcement actions, penalties, or complications with property sales and financing.

Note: Information above is as a guidance only and must be verified by relevant Local Authorities.