Understanding planning permission requirements is an important part of preparing a development proposal. Whether you are planning a new building, extension, conversion, change of use or development of land, knowing what is required before submitting an application can help prevent avoidable delays and complications.
The requirements will vary depending on the type and scale of development, the location of the site and the planning circumstances surrounding it. Some projects may also benefit from permitted development rights and therefore may not require a standard planning application.
If you do need planning permission, preparing the right information from the outset can help the local planning authority properly understand and assess your proposal.
What Are Planning Permission Requirements?
Planning permission requirements are the information, plans, documents and other considerations that may be needed to support a planning application.
There is no single checklist that applies to every development. A house extension, new housing development and commercial change of use, for example, may require very different information.
The requirements can include:
- Application forms and ownership information
- Location plans
- Site plans
- Existing and proposed drawings
- Design information
- Planning statements
- Supporting technical reports
- Heritage information
- Ecology information
- Transport or highways information
- Other site-specific documents
The relevant local planning authority can identify the information required for a particular application.
1. Establish Whether Planning Permission Is Required
Before considering application requirements, you first need to establish whether a planning application is necessary.
Planning permission is generally required for development, although certain types of work can benefit from permitted development rights. These rights allow specific forms of development to proceed without a standard planning application, subject to applicable conditions and limitations.
The planning position can depend on:
- What you are proposing
- The existing use of the property or land
- The location
- The scale of the development
- Previous planning permissions
- Permitted development rights
- Local restrictions
If you are unsure about the planning position, getting planning permission advice before preparing an application can help you determine the appropriate route.
2. Provide the Correct Application Information
A planning application needs to contain the relevant basic information about the applicant, site and proposed development.
This can include details about:
- The applicant
- The site location
- Existing use
- Proposed use
- The type of development
- The ownership of the site
- Relevant declarations
The exact information required depends on the application type.
Providing incomplete or incorrect information can result in an application being delayed while issues are resolved.
3. Prepare Location and Site Plans
Plans are an important part of most planning applications because they allow the planning authority to understand where the proposal is located and how it relates to the site.
A location plan generally shows the wider geographical context of the development.
A site plan provides more detail about the site itself and can show features such as:
- Existing buildings
- Site boundaries
- Access points
- Parking areas
- Landscaping
- Trees
- The proposed development
The plans should accurately represent the site and proposed works.
4. Include Existing and Proposed Drawings
For many building projects, architectural drawings form an important part of the application.
Depending on the proposal, these may include:
- Existing floor plans
- Proposed floor plans
- Existing elevations
- Proposed elevations
- Site layouts
- Roof plans
- Sections
The drawings should clearly communicate what is changing and what the completed development will look like.
Planning Build also provides architectural design services where design and planning support are required together.
5. Address Relevant Planning Policies
Planning permission is not assessed simply by looking at whether the proposed building can physically fit on the site.
The local planning authority will consider the proposal against relevant planning policies and other material considerations.
Depending on the development, this can involve issues such as:
- Design and appearance
- Character of the area
- Residential amenity
- Access and highways
- Parking
- Ecology
- Flood risk
- Heritage
- Landscape
- Land use
Understanding these considerations early can help you develop a proposal that responds appropriately to the planning context.
6. Prepare Supporting Documents
Some applications require additional supporting information to allow the local planning authority to properly assess the proposal.
The documents required will depend on the individual development and site.
For example, a project could require information relating to:
Heritage
Developments affecting listed buildings, conservation areas or other heritage assets may require appropriate heritage information.
Ecology
Where a proposal could affect protected species, habitats or other ecological interests, ecological information may be relevant.
Highways and Transport
Larger developments or proposals that could affect access and traffic may require transport or highways information.
Flood Risk
Development in areas affected by flood risk may require appropriate flood risk information or assessment.
Not every application requires all of these documents. The important point is to identify the requirements that apply to your specific proposal.
7. Consider Site-Specific Restrictions
The location of a development can significantly affect its planning requirements.
Additional considerations may apply to properties or land within areas such as:
- Conservation areas
- Green Belt
- National Parks
- Areas of Outstanding Natural Beauty
- Heritage sites
- Flood risk areas
Permitted development rights can also be restricted in certain circumstances.
For this reason, two similar projects in different locations may have different planning requirements.
8. Make Sure Your Application Is Complete
Before submitting a planning application, it is worth checking that the required forms, drawings and supporting documents are consistent with one another.
For example, the description of the development should correspond with what is shown on the drawings.
It is also important to check that:
- The correct site boundary is shown
- Plans accurately represent the proposal
- Supporting documents relate to the development
- Required information has been included
- Ownership information is correct
- Any relevant planning constraints have been considered
A thorough review before submission can help reduce avoidable issues during validation.
What Happens After You Submit?
Once submitted, the local planning authority will check the application and determine whether it contains the information required for validation.
Once validated, the application can move forward to assessment and consultation.
The authority may consult neighbours, statutory consultees and other interested parties depending on the nature of the application.
During assessment, the proposal will be considered against relevant planning policies and other material considerations.
The eventual decision may be to approve the application, approve it subject to conditions or refuse it.
Common Problems With Planning Permission Requirements
Applications can encounter problems when important information is missing, inconsistent or unsuitable for the proposal.
Common issues can include:
- Missing supporting documents
- Inaccurate drawings
- Incorrect site boundaries
- Failure to address relevant planning policies
- Inconsistencies between plans and application forms
- Overlooking site-specific constraints
- Assuming permitted development rights apply without checking
These issues do not necessarily mean that an application will be refused, but they can create unnecessary delays or complications.
Getting professional advice before submission can help identify potential problems while there is still an opportunity to address them.
Get Help With Planning Permission Requirements
Planning permission requirements vary from one development to another. The information needed for a house extension will not necessarily be the same as that required for a new residential development, commercial project or change of use.
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Understanding the requirements early can help you prepare your proposal properly and avoid spending money on information that is not relevant to your application.
Planning Build can help property owners, landowners and developers understand the planning requirements for their projects, assess development options and prepare for the planning application process.
If you are unsure what your planning application needs, contact Planning Build for professional support with your development.
