Planning Applications: A Guide to Navigating the Planning Permission Process
For many property owners, the idea of making changes or improvements to their property can be both exciting and daunting. Whether you’re looking to build an extension, convert a loft, or start a new construction project from scratch, one of the critical steps is determining whether you need Planning Permission and, if so, how to go about making a successful Planning Application.
If you’re unfamiliar with the process, it might seem complex, full of technical details, legal regulations, and paperwork. This guide will help simplify the process and walk you through everything you need to know about Planning Applications—from what they are to how to apply.
What Is a Planning Application?
A Planning Application is a formal request submitted to your local planning authority seeking permission to develop land or property. This could be anything from building a new house or extending an existing one to changing the use of a building. Planning applications are essential for making sure that developments are safe, practical, and fit in well with their surroundings.
When you apply for planning permission, you’re asking for approval to carry out a development in accordance with your local authority’s guidelines. These guidelines are based on local development plans, national regulations, and policies on how land should be used, with considerations for infrastructure, the environment, and the community.
When Do You Need a Planning Application?
Not all projects will require a formal Planning Application—many minor home improvements can be carried out under Permitted Development Rights. Here are a few examples to help determine whether your project requires planning permission:
Home Extensions: If you’re building an extension beyond a certain size or changing the building’s height, you will likely need planning permission. Smaller extensions might fall under permitted development.
Loft Conversions: Converting your loft may not always require a planning application, especially if there is no significant change to the roof height or structure. However, some changes, such as adding dormer windows or altering the roof, may need permission.
New Builds: Building a new property on an empty plot always requires planning permission.
Change of Use: If you want to change the purpose of a building—for example, from residential to commercial use—you will need a planning application.
Outbuildings: Smaller outbuildings may be built under permitted development, but larger structures such as garages, home offices, or garden rooms might need planning permission.
Types of Planning Applications
here are several types of planning applications you may need to submit, depending on the scale and nature of your project:
Full Planning Application: For significant changes or new builds, a full planning application is required. This type of application provides complete details about the proposed development, including architectural plans and supporting documentation.
Householder Planning Application: If you are a homeowner seeking permission to extend or make alterations to an existing residential property, you may need to make a householder planning application. This is a simplified form of planning application designed for smaller-scale developments like home extensions or loft conversions.
Outline Planning Application: This is used for larger-scale projects, where the aim is to understand whether a development is likely to be approved before submitting the full details. If approved, you’ll need to make a subsequent detailed submission before beginning work.
Listed Building Consent: If your property is listed or within a conservation area, you will need Listed Building Consent before making any changes that could affect its character.
How to Make a Planning Application
Determine What Permissions You Need: Before you begin, research your local council’s planning guidelines. These can help you determine if you need planning permission and what policies apply to your project. Consulting with a professional such as an architect or planning consultant can also be helpful.
Prepare Your Documentation: A planning application will require detailed drawings and plans of your proposed development, typically prepared by an architect or surveyor. You may also need to include additional reports, such as environmental or flood risk assessments, depending on the type and location of the development.
Submit Your Application: Planning applications can be submitted online through your local authority’s planning portal. The application will include your drawings, design and access statement, and application forms, and will also require payment of a fee.
Consultation and Evaluation: Once your application is submitted, the local planning authority will consult with neighbours, statutory consultees, and other interested parties. During this period, people can express their support for or objections to the application.
Decision Making: After evaluating the application and any objections or concerns, the planning authority will decide whether to grant or refuse planning permission. Most decisions are made within 8 to 12 weeks.
Appeals: If your planning application is refused, you have the option to appeal the decision. Appeals can take time and involve submitting further information, but they can be a useful route if you believe your proposal has been unfairly rejected.
What Are Planning Conditions?
When planning permission is granted, it often comes with certain conditions. These are requirements that you need to meet in order for your development to go ahead. Planning conditions may cover things like:
- Hours of Construction: There may be limits on when work can be carried out.
- Materials Used: You might be required to use certain materials that match the existing surroundings or adhere to sustainability guidelines.
- Landscaping Requirements: You could be asked to include landscaping features, such as trees or shrubs, to ensure the development integrates well with the surrounding area.
Failing to comply with these conditions can lead to enforcement action, so it’s important to understand and fulfil all requirements when undertaking your project.
Common Reasons Planning Applications Get Refused
Unfortunately, not every planning application is successful, and there are a number of common reasons why local authorities refuse applications:
Impact on Neighbours: If the proposed development will have a significant impact on neighbouring properties, such as overlooking or blocking natural light, it may be refused.
Appearance and Design: The planning authority will assess whether the proposed design is in keeping with the character of the surrounding area. Poor or unsuitable design is a common reason for refusal.
Environmental Concerns: If the development would have a negative impact on wildlife, biodiversity, or local green spaces, this could lead to a refusal.
Highway Issues: Proposals that cause a negative impact on road safety, parking availability, or traffic flow are often turned down.
Policy Conflicts: Local planning policies guide what type of development is appropriate in an area. If your proposal is contrary to these policies, the application may be refused.
Tips for a Successful Planning Application
Do Your Homework: Understand the planning policies that apply to your area. Consulting with a planning professional, such as an architect or surveyor, can help ensure your proposal aligns with what your local authority wants.
Pre-Application Consultation: Many councils offer pre-application advice, allowing you to consult with a planning officer before submitting your application. This can help identify any issues early and improve the chances of approval.
Consult Your Neighbours: Involving your neighbours in your plans and getting their support can make a big difference. If there are likely to be objections, discussing these issues beforehand might help you find ways to mitigate them.
Hire the Right Professionals: Submitting clear and accurate drawings is crucial. Hiring an architect or planning consultant can be key to making sure everything is correct and that all necessary information is included.
Planning Permission vs. Building Regulations Approval
It’s important to note that Planning Permission and Building Regulations Approval are not the same thing. Planning Permission is concerned with the appearance and impact of a development, while Building Regulations ensure the construction is structurally sound and meets safety standards.
Even if you do not need planning permission for your project, you may still need Building Regulations Approval. For example, internal alterations, loft conversions, or replacing windows might not require planning permission but still need to meet building regulations.
How to Appeal a Refused Planning Application
If your planning application is refused, you have the right to appeal. Here are the steps involved:
Review the Decision Notice: This document will outline the reasons for the refusal. Understanding these reasons is crucial to formulating a successful appeal.
Consider Amendments: It may be easier to amend your plans to address the reasons for refusal rather than pursuing an appeal. Consulting with a planning expert can help you determine the best course of action.
Submit an Appeal: Appeals are handled by the Planning Inspectorate. You will need to submit relevant documentation, including your original application, the decision notice, and any additional information to support your case.
Appeals can be a lengthy process, but if you believe your proposal was unfairly turned down, it can be worth pursuing.
Key Considerations for Planning Applications
- Consultation Period: Your neighbours and other interested parties will have a chance to comment on your application.
- Environmental Impact: If your proposal involves changes that could affect the environment, such as removing trees or altering natural watercourses, you may need to include an environmental impact assessment.
- Timeframe: The planning process can take weeks or even months, depending on the complexity of the project and any objections received. It’s important to factor this into your schedule.
Final Thoughts
Navigating the world of Planning Applications can be complex, but understanding the process can help you achieve success. Whether you’re planning a small home extension or a large-scale construction project, ensuring that you have the correct permissions in place is crucial.
Take the time to understand local policies, consult with professionals, and prepare clear and detailed plans. With careful preparation, you can significantly increase the chances of your Planning Application being approved and see your development project come to life.