A planning statement is a supporting document that explains a proposed development and sets out why it should be granted planning permission. It helps the local planning authority understand the purpose of the proposal, the planning policies that apply and how the development addresses relevant planning considerations.
Whether you are planning a house extension, a new residential development, a change of use or a commercial project, a planning statement can help present your proposal clearly and explain the reasoning behind it.
The information required will depend on the nature, scale and location of the development. Some straightforward applications may need only a brief explanation, while larger or more complex proposals may require a detailed assessment of planning policy and site-specific issues.
This article explains what a planning statement is, when you may need one, what it should contain and how professional planning support can help.
What Is a Planning Statement?
A planning statement is a written document submitted alongside a planning application to explain and justify a proposed development in planning terms.
It typically describes the site, outlines the development proposal, identifies relevant planning policies and assesses how the proposal responds to those policies and other material considerations.
The purpose is to give the local planning authority a clear explanation of the case for the development. Rather than relying solely on drawings and application forms, the statement sets out the planning reasoning behind the proposal.
According to the Planning Portal’s guidance on planning statements, a planning statement can explain how a development relates to the local planning context, relevant development plan policies and the National Planning Policy Framework (NPPF).
A planning statement should be tailored to the proposal. It should address the issues that matter to the application rather than simply reproduce planning policies or provide a generic description of the development.
Is a Planning Statement Required for Every Planning Application?
No. A planning statement is not universally required for every planning application in England.
Whether one is needed will depend on the type of development, the local planning authority’s validation requirements and any relevant national or local policy requirements.
A planning statement may be particularly useful, or required by applicable local requirements, for:
- Major residential or commercial developments.
- Proposals involving a change of use.
- Development in sensitive locations.
- Applications involving listed buildings or heritage considerations.
- Proposals that raise complex planning policy issues.
- Applications where the justification for the development needs to be explained.
- Revised applications where the planning context or previous decision needs clarification.
Some local authorities identify specific categories of development for which a planning statement should be submitted. Others may recommend one where it would help explain the proposal.
Before preparing your application, check the relevant local planning authority’s validation checklist. The Planning Portal’s supporting document guidance also explains how supporting statements fit into the application process.
What Should a Planning Statement Include?
The contents of a planning statement should reflect the scale, complexity and planning issues associated with the development. A straightforward proposal may need a relatively short document, while a major application may require a more detailed assessment.
The following sections are commonly included.
1. Introduction and Purpose
The introduction should explain what the application is for and what the planning statement aims to demonstrate.
It should identify the type of development, the site location and the main planning issues the document will address.
For example, a statement for a proposed residential development might explain the number and type of homes proposed, the site’s existing use and the planning matters relevant to the application.
2. Site Description and Surrounding Context
This section describes the application site and its surroundings.
Relevant details may include the site’s size, existing buildings, current land use, access arrangements, neighbouring properties and the character of the surrounding area.
Any important constraints should also be identified. These might include a conservation area, a listed building, flood risk, neighbouring uses or other environmental considerations.
The site description establishes the context against which the proposed development should be assessed.
3. Description of the Proposed Development
The statement should explain what is being proposed and why.
Depending on the project, this may cover the proposed use, the scale of development, building layout, access, parking, landscaping and other relevant features.
The description should be consistent with the application form, drawings and supporting documents. If the proposal changes, the planning statement may need to be updated so that it accurately reflects the development being submitted.
4. Relevant Planning Policies
A key part of a planning statement is identifying the planning policies that apply to the proposal.
These may include relevant national planning policy, the local development plan and supplementary planning documents where applicable.
The statement should explain how the policies relate to the development and assess whether the proposal complies with them.
Simply listing policies is not enough. The document should explain their relevance and demonstrate how the proposed development responds to the requirements or objectives they establish.
For example, a residential development might need to address policies relating to housing supply, design, access, sustainability, amenity and the efficient use of land.
The assessment should be based on the policies applicable to the site and the relevant decision-making framework at the time of submission.
5. Planning Assessment and Justification
This section brings together the site information, development proposal and policy assessment to explain why planning permission should be granted.
Depending on the project, relevant considerations may include:
- The principle of development.
- Design, scale and appearance.
- The effect on neighbouring properties.
- Access and highways.
- Landscaping and the surrounding environment.
- Heritage and conservation.
- Flood risk and drainage.
- Sustainability.
- The benefits of the proposed development.
Not every consideration will be relevant to every application. The statement should concentrate on the issues that could materially affect the planning decision.
Where the proposal raises potential concerns, the document should explain how those concerns have been addressed through the design, supporting information or proposed mitigation.
6. Pre-Application Advice and Consultation
If discussions have taken place with the local planning authority before submission, the planning statement can summarise the advice received and explain how it influenced the proposal.
For larger developments, relevant engagement with neighbours, the local community and statutory consultees may also need to be addressed.
The statement should accurately record the outcome of these discussions rather than imply that a proposal has been endorsed when no such agreement exists.
7. Conclusion
The conclusion should summarise the main planning arguments and explain why the development is considered acceptable.
It should draw together the key policy considerations, the site’s characteristics and any relevant benefits or mitigation measures.
The conclusion should be clear and proportionate to the application. It should not introduce major new arguments that have not been addressed earlier in the document.
Who Can Prepare a Planning Statement?
A planning statement may be prepared by the applicant or by a professional with relevant planning experience.
For a simple proposal, an applicant may be able to prepare a clear statement if they understand the planning context and the requirements of the application.
However, professional input can be valuable where the proposal involves complex planning policies, a sensitive site, a substantial development or previous planning difficulties.
A planning consultant can help identify the relevant policies, assess potential planning issues, develop the justification for the proposal and ensure that the statement is consistent with the rest of the application.
Planning Build provides planning permission advice and feasibility advice and planning strategy to help applicants understand their development options and the planning considerations that may affect them.
Common Mistakes to Avoid When Preparing a Planning Statement
A planning statement should support the application with a clear and relevant planning argument. Several common mistakes can make it less effective.
Using generic content. A statement should address the actual site, development and planning policies rather than rely on broad claims that could apply to any project.
Listing policies without assessing them. The document should explain how the proposal responds to relevant policy requirements, not merely reproduce policy wording.
Ignoring potential concerns. Relevant issues should be acknowledged and addressed where possible, rather than overlooked.
Providing inconsistent information. The description of the development should match the application form, drawings and supporting documents.
Including unnecessary detail. Irrelevant information can make the main planning argument harder to follow.
Failing to check local requirements. A local planning authority may require specific information or identify circumstances in which a planning statement should accompany an application.
Reviewing the requirements before submission helps ensure that the document serves a clear purpose within the application.
Get Support With Your Planning Statement
A well-prepared planning statement can help the local planning authority understand the purpose of a development, the policies that apply and the reasons the proposal is considered acceptable.
The level of detail required depends on the project. The most important factors are accuracy, a clear structure and a planning assessment that addresses the issues relevant to the site.
Planning Build can help you assess your development, identify relevant planning considerations and prepare for the planning application process.
If you need support with a planning statement or are unsure what documents your application requires, contact Planning Build to discuss your project.
