The planning application process is the formal process used to apply for planning permission and have a proposed development assessed by the local planning authority.
Whether you are applying for a house extension, a new dwelling, a change of use or a larger development, the process involves more than completing an application form. You need to identify the correct application type, prepare the required plans and supporting information, submit the application and respond to any issues that arise during its assessment.
Understanding the planning application process before you submit can help you prepare properly and avoid preventable delays.
This guide explains the main stages of making and progressing a planning application in England.
1. Establish Whether You Need a Planning Application
Before starting an application, you need to establish whether your proposed development requires planning permission.
Some forms of development may benefit from permitted development rights, while others require a formal application. The answer can depend on the type of development, the property, its location and any restrictions that apply.
For example, an extension, new building, change of use or development of land may require planning permission depending on the circumstances.
Our guide to whether you need planning permission can help you understand the factors that may apply to your project.
If planning permission is required, the next step is to determine what type of application is appropriate.
2. Choose the Correct Application Type
There are different types of planning applications, and choosing the correct route is an important part of the planning application process.
For example, a householder application may be appropriate for certain alterations or extensions to an existing home. A full planning application may be required for a more substantial development, while an outline application can establish the principle of development before certain details are dealt with later.
The appropriate application type depends on the proposal and the circumstances of the site.
The Planning Portal allows applicants to identify their local planning authority and select an application type when starting an online application.
Choosing the right route at the beginning can help ensure that the application is assessed on the basis of the information and level of detail required for that type of development.
3. Assess the Site and Planning Constraints
Before preparing the application in detail, it is useful to understand the site and the planning constraints that could affect the proposal.
Relevant considerations can include:
- Local planning policies
- Site history
- Conservation areas
- Listed buildings
- Green Belt
- Flood risk
- Trees and landscaping
- Ecology
- Highways and access
- Neighbouring properties
- Existing land use
- The character of the surrounding area
The importance of each consideration will depend on the development.
For larger or more complicated proposals, early assessment can help identify issues before the application is submitted. Planning Build’s feasibility and planning strategy service can help assess development opportunities and potential planning constraints at an early stage.
4. Develop the Proposal
Once the planning context is understood, the proposal can be developed.
For a building project, this will usually involve preparing drawings showing the existing property or site and what is being proposed.
Depending on the project, you may need:
- Location plans
- Site or block plans
- Existing floor plans
- Proposed floor plans
- Existing and proposed elevations
- Roof plans
- Section drawings
- Site levels
- Landscaping information
- Design and access information
The drawings need to clearly communicate the development so that the local planning authority can understand what is being proposed.
Planning Build can also provide architectural design support where design and planning need to be considered together.
5. Prepare the Supporting Documents
Drawings are only one part of many planning applications.
Depending on the development, you may need supporting documents or reports addressing particular planning matters.
These could include information relating to:
- Design
- Heritage
- Transport
- Flood risk
- Ecology
- Trees
- Drainage
- Landscaping
- Noise
- Access
- Planning policy
The exact requirements vary according to the application and the local planning authority.
GOV.UK guidance explains that a valid application can require national information requirements as well as information identified by the local planning authority’s local list.
The objective should be to provide the information that is relevant and necessary to assess the proposal rather than submitting documents without a clear planning purpose.
6. Complete and Submit the Application
Once the proposal, drawings and supporting documents are ready, the application can be completed and submitted.
Most planning applications in England can be submitted online through the Planning Portal. The online process allows applicants to complete the application questions, upload plans and documents, calculate the application fee, and submit the application once it is ready.
You will normally need to provide information such as:
- The site address
- Applicant details
- Description of the proposed development
- Application type
- Ownership information
- Supporting plans and documents
- The relevant planning fee
The application should be checked carefully before submission to make sure the information is accurate and the drawings and documents correspond with the proposal.
7. Validation of the Planning Application
Submitting an application does not necessarily mean that it is immediately treated as a valid application.
The local planning authority first checks whether the application contains the required information.
This is known as validation.
A valid application generally needs the required application form information, national information requirements and any relevant requirements on the local authority’s local list. Once an application has been validated, the local planning authority can formally begin its determination process.
If information is missing, the authority may contact the applicant and request additional information.
This is one reason why preparation matters. Missing documents or inadequate information can prevent an application from progressing as expected.
For more help with preparing an application, see our planning application help service.
8. Registration and Public Consultation
Once the application has been validated and registered, the local planning authority publicises the proposal and consults relevant parties.
Depending on the application, this can involve:
- Notifying neighbouring properties
- Publishing information on the council’s planning website
- Displaying a site notice
- Consulting the parish or town council
- Consulting statutory bodies
- Publishing a notice in a local newspaper where required
Members of the public can submit comments on the proposal.
The consultation process gives people and relevant organisations an opportunity to comment, but the number of objections does not automatically determine the outcome.
Planning decisions are based on planning considerations and relevant policies, alongside other material considerations.
GOV.UK identifies notification and consultation as a formal stage of the planning application process, with statutory consultation normally lasting at least 21 days, subject to the requirements that apply to the particular application.
9. Assessment by the Local Planning Authority
After consultation, the planning application is assessed by the local planning authority.
A planning officer may consider:
- The principle of the development
- The design and appearance
- Size and scale
- Impact on neighbouring properties
- Highways and access
- Environmental considerations
- Heritage
- Landscaping
- Relevant national and local planning policies
- Comments received during consultation
Planning applications are generally determined in accordance with the relevant development plan unless material considerations indicate otherwise.
During this stage, the planning officer may identify concerns or request clarification. In some cases, changes may be discussed with the applicant to address planning issues.
This does not mean every application will be amended during assessment, but it is important to remain prepared to respond if the authority raises relevant issues.
10. Planning Application Decision
Once the assessment has been completed, the local planning authority makes a decision.
Depending on the circumstances, applications may be determined by planning officers under delegated powers or referred to a planning committee. Larger or more contentious proposals are more likely to require committee consideration.
The decision may be:
- Planning permission granted
- Planning permission granted subject to conditions
- Planning permission refused
For standard applications, the statutory determination period is generally eight weeks once the application is valid. Major applications generally have a 13-week period, while certain applications have different statutory periods. An Environmental Impact Assessment application generally has a 16-week period unless a longer period is agreed in writing.
For a more detailed explanation of timescales, see our article on how long a planning application takes.
What Happens If Planning Permission Is Granted?
If permission is granted, you should read the decision notice carefully.
Planning permission may come with conditions that need to be complied with before or during the development.
Some conditions may require further information to be submitted and approved by the local planning authority. These can cover matters such as materials, landscaping, drainage or other details.
It is also important to understand that planning permission and Building Regulations approval are separate matters. Planning permission deals primarily with the acceptability of the development in planning terms, while Building Regulations address technical construction standards.
Depending on your project, you may therefore also need Building Regulations compliance.
What Happens If a Planning Application Is Refused?
A refusal should set out the reasons why permission was not granted.
Those reasons can help determine what to do next. Depending on the circumstances, you may be able to amend the proposal and submit a new application, address the issues identified by the authority, or appeal the decision.
An appeal can also be available where an application has not been determined within the relevant statutory period.
Planning Portal identifies refusal, unacceptable conditions and non-determination as circumstances in which an applicant may have a right of appeal.
Planning Build can provide planning appeal support where an appeal is appropriate.
How Planning Build Can Help With Your Planning Application
The planning application process involves several stages, and problems at an early stage can affect what happens later.
Planning Build can support you with:
- Planning advice
- Development feasibility
- Planning strategy
- Architectural design
- Planning drawings
- Application preparation
- Supporting information
- Submission
- Planning application support
- Planning appeals
Having the planning strategy, drawings and supporting information considered together can help create a more coherent application.
Start Your Planning Application
A successful planning application starts before the application form is submitted.
Understanding whether permission is required, choosing the correct application type, assessing the site, preparing suitable drawings and providing the necessary supporting information can all contribute to a smoother planning process.
If you are considering a development and need support with your planning application, contact Planning Build to discuss your project and the planning support you may need.
