Planning applications are an important part of the development process in England, allowing local planning authorities to assess proposed changes to land and buildings. Whether you are developing land, constructing a new building, extending an existing property or changing its use, understanding the planning application process can help you approach your project with greater certainty.
Not every development requires a planning application. Some proposals may fall under permitted development rights, while others require formal planning permission before work can begin.
What Are Planning Applications?
Planning applications are formal requests submitted to a local planning authority for permission to carry out a proposed development.
They can relate to a wide range of projects, including:
- New residential developments
- Commercial buildings
- Property extensions
- Changes of use
- Development of land
- Temporary buildings and structures
- Alterations to existing buildings
The type of planning application required will depend on the nature and scale of the proposed development.
Before submitting an application, it is important to establish whether planning permission is required and which type of application is appropriate.
Types of Planning Applications
There are different types of planning applications, depending on the circumstances of the proposed development.
Full Planning Applications
A full planning application provides detailed information about the proposed development. It is commonly used where the applicant needs a decision on the complete proposal.
The application may include detailed drawings, site plans, design information and supporting reports.
Outline Planning Applications
An outline application can be used to establish whether development is acceptable in principle before detailed matters are finalised.
It can be particularly useful for landowners and developers considering larger development projects.
Some details may be reserved for later approval, depending on the application.
Householder Applications
Householder planning applications are generally used for certain proposed works to existing residential properties, such as extensions and alterations that do not fall within permitted development rights.
Change of Use Applications
A planning application may be required when a proposed change in the use of a building or land requires planning permission.
The planning implications depend on the existing and proposed uses and whether the change constitutes a material change of use.
When Are Planning Applications Required?
Planning permission is generally required where a proposal constitutes development and is not covered by permitted development rights or another relevant exemption.
Projects that may require an application include new buildings, significant extensions and certain changes of use.
However, planning requirements vary depending on the site and proposal.
Permitted development rights allow certain forms of development to take place without a standard planning application, subject to specific conditions and limitations.
Establishing whether permitted development rights apply should therefore be one of the first steps before preparing an application.
What Information Do Planning Applications Require?
The information required will depend on the type and complexity of the proposal.
A planning application can include:
- Application forms
- Site location plans
- Site plans
- Existing and proposed drawings
- Design information
- Planning statements
- Supporting documents
- Specialist reports
Larger or more complex developments may require additional information relating to matters such as transport, ecology, drainage, flood risk, heritage or environmental considerations.
Providing the appropriate information can help the local planning authority understand and assess the proposal.
The Planning Application Process
Planning applications generally follow several stages.
1. Initial Assessment
Before an application is prepared, the proposal and site should be assessed to identify planning policies, restrictions and other factors that could affect development.
This can help establish whether planning permission is required and what type of application is appropriate.
2. Preparing the Application
The necessary forms, drawings and supporting documents are prepared based on the requirements of the proposed development.
For more complex projects, specialist consultants may also need to provide supporting reports.
3. Submission and Validation
The completed application is submitted to the relevant local planning authority.
The authority checks whether the required information has been provided. If the application meets the validation requirements, it can proceed to assessment.
4. Consultation
Once validated, the application may be subject to public consultation.
Neighbours and other interested parties may be given an opportunity to comment on the proposal.
5. Assessment and Decision
The local planning authority assesses the proposal against relevant planning policies and material considerations.
The assessment can consider matters such as:
- Design and appearance
- Land use
- Access and highways
- Parking
- Residential amenity
- Ecology
- Heritage
- Flood risk
- The character of the surrounding area
The authority then decides whether to approve or refuse the application.
How Long Do Planning Applications Take?
The time required to determine a planning application depends on its type, scale and complexity.
Straightforward applications may be determined more quickly, while larger developments can require more time and consultation.
Applications may also take longer if additional information is requested or amendments are required.
Preparing a complete and well-supported application can help minimise avoidable delays, although the timescale ultimately depends on the individual proposal and local planning authority.
What Happens After a Planning Application Is Approved?
If an application is approved, planning permission is granted, usually subject to conditions.
Planning conditions can relate to matters such as:
- Materials
- Landscaping
- Access
- Drainage
- Construction
- The timing of works
- Details requiring further approval
The decision notice should be reviewed carefully to understand what has been approved and whether any conditions need to be discharged before work begins.
Planning permission is also separate from other approvals, such as Building Regulations approval.
What Happens If a Planning Application Is Refused?
If a planning application is refused, the decision notice should explain the reasons.
Depending on the circumstances, the applicant may be able to:
- Amend the proposal
- Address the concerns raised
- Submit a new application
- Appeal the decision
The most appropriate approach depends on the reasons for refusal and the potential to address the identified issues.
Planning Applications and Building Regulations
Planning applications and Building Regulations serve different purposes.
Planning focuses on whether a development is acceptable in its location and against relevant planning policies.
Building Regulations focus on technical construction standards, including structural safety, fire safety, ventilation and accessibility.
A development may therefore require both planning permission and Building Regulations approval.
Obtaining planning permission does not automatically mean that Building Regulations requirements have been satisfied.
How Planning Build Can Help
Preparing planning applications requires an understanding of the proposal, the site and the relevant planning requirements.
Planning Build can support property owners, developers and businesses with planning applications, planning permission, feasibility advice and planning strategy, architectural design and planning appeals.
Professional support can help identify planning constraints, determine the appropriate application route and prepare the information needed for submission.
Making a Planning Application
Planning applications can vary considerably depending on the development being proposed.
Before submitting an application, it is important to establish whether planning permission is required, identify the appropriate application type and understand what supporting information will be needed.
A well-prepared application can help the planning authority assess the proposal clearly and reduce avoidable delays.
Planning Build can help you understand the planning requirements for your project and provide support throughout the application process.
Explore Planning Build’s services or contact Planning Build to discuss your project.
