Planning a new development can involve significant time, money and preparation. Whether you are looking to build a new property, extend an existing building, change the use of land or install a temporary structure, understanding the planning requirements at an early stage can help you make better decisions.
Planning permission advice can help you establish whether your proposal requires permission, identify potential planning constraints and determine the most appropriate route for your project.
What Is Planning Permission Advice?
Planning permission advice involves assessing a proposed development against relevant planning requirements before an application is submitted or work begins.
The purpose is to understand the planning position of a property or site and identify potential opportunities or constraints.
Advice may cover:
- Whether planning permission is required
- Whether permitted development rights apply
- The development potential of land
- Planning policies affecting a site
- Potential planning constraints
- The appropriate type of planning application
- Supporting information that may be required
- Potential issues that could affect an application
Getting advice early can help you understand what may be possible before committing significant resources to a development.
When Should You Get Planning Permission Advice?
Planning advice can be useful at different stages of a development project.
For example, you may want advice before purchasing land to understand its potential for development. You may also need advice before extending a property, changing its use or submitting a planning application.
Early advice can be particularly valuable where a proposal is complex or the site has specific planning constraints.
It can help you identify potential problems before they become expensive to resolve.
Understanding Whether Planning Permission Is Required
One of the first questions to establish is whether your proposed development requires planning permission.
Not every project needs a planning application. Certain types of development may be covered by permitted development rights, provided they meet the relevant conditions and limitations.
Planning permission may be required for developments such as:
- New buildings
- Significant extensions
- Certain changes of use
- Development of land
- Some commercial developments
- Certain temporary structures
The planning position depends on the individual proposal and site.
A building being small, temporary or removable does not automatically mean that planning permission is unnecessary.
Assessing Development Potential
Planning permission advice can also help landowners and developers understand the potential of a site.
A piece of land may appear suitable for development, but planning policies and site constraints can significantly affect what can be built.
An initial assessment may consider:
- The site’s existing use
- Local planning policies
- Access
- Surrounding development
- Environmental constraints
- Heritage considerations
- Flood risk
- Highways
- The character of the area
Understanding these factors can help establish whether a proposed development is realistic before progressing to a full application.
Planning Constraints
Every site has its own circumstances, and some locations may be subject to additional planning considerations.
For example, development may be affected by:
- Conservation areas
- Listed buildings
- Green Belt policies
- Flood zones
- Protected landscapes
- Ecological constraints
- Highways considerations
- Existing planning conditions
These constraints do not necessarily prevent development, but they can influence what is appropriate and what information may be required.
Identifying them early allows potential issues to be considered as part of the design and planning strategy.
Choosing the Right Planning Route
Once the planning position has been assessed, the next step is to determine the most appropriate route.
Depending on the circumstances, this could involve permitted development rights, a full planning application, an outline planning application or another type of consent.
A full planning application provides detailed information about the proposed development.
An outline application can establish whether development is acceptable in principle, with certain matters potentially reserved for later approval.
The appropriate route depends on the nature of the project and what you are trying to achieve.
Preparing a Planning Application
Where planning permission is required, preparing the application correctly is an important part of the process.
The information required varies depending on the development but may include:
- Application forms
- Site location plans
- Site plans
- Existing and proposed drawings
- Design information
- Planning statements
- Supporting reports
More complex developments may require additional information relating to transport, ecology, drainage, flood risk, heritage or other considerations.
Planning permission advice can help identify what information may be needed and how the proposal should be presented.
Planning Policies and Your Proposal
Planning applications are assessed against relevant planning policies and other material considerations.
These policies can influence matters such as:
- Design
- Scale
- Land use
- Housing
- Access
- Parking
- Residential amenity
- Heritage
- Ecology
- Landscaping
Understanding the policies that apply to your site can help you develop a proposal that responds to the relevant planning context.
It can also help identify aspects of a proposal that may need to be reconsidered before an application is submitted.
Pre-Application Planning Advice
In some circumstances, it can be useful to seek advice from the local planning authority before submitting a formal application.
A pre-application enquiry can provide an opportunity to discuss a proposal and receive feedback before committing to a full planning application.
The level of advice available and whether a fee applies will depend on the local planning authority and the type of proposal.
Pre-application advice does not guarantee that a future planning application will be approved, but it can help identify potential issues and areas that may need further consideration.
What Happens After a Planning Application?
Once an application has been submitted and validated, the local planning authority assesses the proposal.
The process can involve consultation with neighbours and other interested parties.
The authority may consider the proposal’s:
- Design and appearance
- Impact on neighbouring properties
- Access and highway safety
- Parking
- Environmental impact
- Heritage impact
- Relationship with planning policies
Additional information or amendments may sometimes be requested during the assessment.
The authority then makes a decision to approve or refuse the application.
What If Planning Permission Is Refused?
Planning permission advice can also be valuable following a refusal.
The decision notice should explain why the application was refused. Depending on the circumstances, possible options include revising the proposal, submitting a new application or appealing the decision.
The appropriate approach will depend on the reasons for refusal and whether the issues can be addressed.
A refusal does not necessarily mean that development is impossible. It may indicate that the proposal needs to be changed or supported by additional information.
Planning Permission and Building Regulations
Planning permission and Building Regulations are separate requirements.
Planning permission considers whether development is acceptable in planning terms, including its location, use, design and impact on the surrounding area.
Building Regulations deal with technical construction requirements, including structural safety, fire safety, ventilation and accessibility.
Depending on the project, both approvals may be required.
Obtaining planning permission does not automatically mean that Building Regulations requirements have been satisfied.
How Planning Build Can Help
Getting planning permission advice before starting a project can help you understand your options and identify potential issues at an early stage.
Planning Build can support property owners, developers and businesses with planning permission, planning applications, feasibility advice and planning strategy, architectural design and planning appeals.
Whether you are considering developing land, extending a property, changing its use or proposing a temporary structure, professional advice can help you understand the planning position before progressing further.
Getting Planning Permission Advice
Planning requirements can vary considerably between sites and development proposals. Understanding the planning position at an early stage can help you identify opportunities, anticipate potential constraints and choose the right route for your project.
Planning Build can help assess your proposal, provide planning permission advice and support you through the relevant stages of the planning process.
Explore Planning Build’s services or contact Planning Build to discuss your project.
