A planning application is more than a set of forms and drawings. The strength of an application can depend on how clearly the proposal is presented, how well it responds to planning policies and whether the required supporting information has been provided.
Planning application advice can help property owners, developers and businesses understand what is required before submitting an application. It can also help identify potential issues early, giving you an opportunity to address them before they affect the progress of your project.
What Is Planning Application Advice?
Planning application advice involves getting professional guidance on the preparation and submission of a planning application.
It can help you understand:
- Whether planning permission is required
- Which type of planning application is appropriate
- What information needs to be submitted
- Which planning policies may affect the proposal
- What potential constraints apply to the site
- Whether supporting reports may be required
- How the proposal can respond to planning considerations
The aim is to make sure the application is properly considered before it is submitted to the local planning authority.
Why Get Advice Before Submitting an Application?
Submitting a planning application without understanding the planning position can result in avoidable delays or complications.
Early advice can help identify issues with the proposal before the application is submitted. This may include concerns about the scale, design, access, land use or impact on neighbouring properties.
Addressing these matters at an early stage can give you a clearer understanding of what changes may be needed and what information should accompany the application.
It can also help you decide whether progressing with an application is worthwhile.
Understanding the Planning Requirements
The requirements for a planning application depend on the type and scale of the proposed development.
An application may require:
- Application forms
- Site location plans
- Site plans
- Existing and proposed drawings
- Design information
- Planning statements
- Supporting reports
Larger or more complex proposals may require additional information relating to transport, ecology, drainage, flood risk, heritage or other considerations.
Planning application advice can help identify the documents that may be relevant to your particular proposal.
Choosing the Right Application Type
Different types of development can require different types of planning applications.
A full planning application provides detailed information about the complete proposal and is commonly used where a decision is required on the development as a whole.
An outline planning application can be used to establish whether development is acceptable in principle, with certain details potentially reserved for later approval.
Other application types may apply to specific circumstances.
Choosing the appropriate route from the beginning can help ensure that the application is structured around what you are trying to achieve.
Assessing the Site
Planning application advice should consider the site as well as the proposed development.
The planning context of a site can affect what is achievable. Relevant considerations may include:
- Existing land use
- Local planning policies
- Conservation areas
- Listed buildings
- Green Belt
- Flood risk
- Ecology
- Access
- Highways
- Surrounding development
These factors do not necessarily prevent development, but they may influence the design and information required to support an application.
Understanding Planning Policies
Planning applications are assessed against relevant planning policies and other material considerations.
Depending on the proposal, these policies may address:
- Design and appearance
- Scale and layout
- Land use
- Housing
- Access and parking
- Residential amenity
- Heritage
- Ecology
- Flood risk
- Landscaping
Understanding the policies that apply to your site can help ensure that the proposal responds to the relevant planning context.
Where potential conflicts are identified, the design or planning strategy may need to be reconsidered before submission.
Pre-Application Advice
In some circumstances, it may be appropriate to seek pre-application advice from the local planning authority.
This provides an opportunity to discuss a proposal before submitting a formal planning application. The feedback can help identify potential issues and areas that may require further consideration.
The availability and scope of pre-application services vary between local planning authorities, and fees may apply.
Pre-application advice does not guarantee that a subsequent planning application will be approved, but it can provide useful information when developing a proposal.
Preparing Supporting Documents
Some applications require more than plans and application forms.
Depending on the development, supporting documents may address matters such as transport, ecology, heritage, drainage or flood risk.
Providing appropriate supporting information allows the planning authority to properly assess the proposal.
For more complex developments, coordinating the different elements of an application can be particularly important. Missing information can result in an application being delayed or additional information being requested.
What Happens After Submission?
Once submitted, a planning application must generally be validated by the local planning authority before the assessment process can begin.
The authority may then consult neighbours and other relevant organisations.
Planning officers assess the proposal against planning policies and material considerations. They may consider factors such as:
- The principle of development
- Design
- Impact on neighbours
- Highway safety
- Parking
- Environmental considerations
- Heritage
- The character of the area
The authority may request amendments or additional information during the process.
A decision is then made to approve or refuse the application.
Dealing With Planning Application Refusal
Planning application advice can also be useful if an application has been refused.
The decision notice should set out the reasons for refusal. These reasons can help determine the most appropriate next step.
Depending on the circumstances, options may include:
- Revising the proposal
- Addressing the concerns raised
- Submitting a new application
- Appealing the decision
A refusal does not necessarily mean that the development cannot proceed. In some cases, changes to the proposal can address the issues identified by the planning authority.
Planning Application Advice and Building Regulations
Planning and Building Regulations are separate areas of the development process.
Planning considers whether a proposal is acceptable in its location and against relevant planning policies.
Building Regulations deal with technical construction requirements, including structural safety, fire safety, ventilation and accessibility.
A project may therefore require both planning permission and Building Regulations approval.
Planning application advice focuses on the planning side of the project, while Building Regulations compliance addresses the technical requirements for construction.
How Planning Build Can Help
Planning Build provides planning support for property owners, developers and businesses at different stages of the development process.
The team can assist with planning applications, planning permission, feasibility advice and planning strategy, architectural design and planning appeals.
Planning Build can help assess your proposal, identify relevant planning considerations and support the preparation of the information required for your application.
Getting advice before submission can help you understand the planning position and make informed decisions about your project.
Getting Planning Application Advice
A planning application should be approached with a clear understanding of the site, the proposed development and the planning requirements that apply.
Professional planning application advice can help identify potential constraints, determine the appropriate application route and ensure that relevant information is considered before submission.
Planning Build can support you through the planning application process, from understanding your development options to preparing and progressing your application.
Explore Planning Build’s services or contact Planning Build to discuss your project.
