Navigating the planning system in the UK can seem overwhelming, especially if you’re unfamiliar with the process. Whether you're looking to build a new extension, convert a loft, or even start a small business, understanding how to apply for planning permission is crucial. This guide will walk you through the key steps, from deciding if you need planning permission to what happens once your application is submitted.
1. What is Planning Permission?
Planning permission is the formal approval needed to build, modify, or change the use of land or buildings. Local planning authorities (LPAs) are responsible for deciding whether to grant planning permission based on national and local planning policies.
In the UK, planning permission is primarily governed by the Town and Country Planning Act 1990, alongside the National Planning Policy Framework (NPPF), which sets out the Government’s planning policies and guides LPAs on making decisions. Local policies, as set out in Local Plans, also play a significant role.
2. When Do You Need Planning Permission?
You need planning permission for most types of development, including:
Building a new house.
Making significant changes to an existing building, like extensions.
Changing the use of a property (e.g., converting a shop into a house).
Permitted Development
Some smaller projects can be completed without needing full planning permission. These fall under Permitted Development Rights (PDR), which allow certain types of work, like small extensions or loft conversions, without applying for permission. However, there are restrictions, and the rules can vary depending on the type of property and its location.
For example, if your home is a listed building or located in a conservation area, your rights may be restricted, and you will likely need full planning permission. You can find more information on the General Permitted Development Order 2015 (GDPO), which outlines the specific criteria.
3. Preparing Your Planning Application
Once you’ve determined that you need planning permission, the next step is preparing your application. The quality and accuracy of your submission are critical to avoiding delays or refusals.
Here’s what you’ll typically need to include:
Application Form: Available through your LPA’s website or the Planning Portal, the UK's online planning service.• Location Plan: A map showing the site in relation to its surroundings, usually scaled at 1:1250.
Site Plan: A detailed layout of the site showing boundaries, existing structures, and the proposed development, typically scaled at 1:500.
Elevations and Floor Plans: These drawings show what the building will look like from the outside and the internal layout.
Supporting Documents: Depending on the nature of your application, you may need additional documents like a Design and Access Statement or an Ecological Survey.
Pre-Application Advice
It can be beneficial to engage in a pre-application consultation with your LPA. This is an informal discussion where planners provide guidance on your proposal, helping to iron out any potential issues before the official submission. Though this often incurs a fee, it can save you time and money in the long run.
4. Submitting Your Planning Application
Most planning applications in England and Wales are submitted online via the Planning Portal. Alternatively, you can submit paper applications directly to your local council, though this is becoming less common.
Key Steps for Submitting Online:
Register an account on the Planning Portal.
Fill out the application form and upload the necessary documents.
Pay the application fee (fees vary based on the type and size of the development).
Submit your application.
Your LPA will validate your application once it's received, ensuring all required documents are included. If anything is missing, your application could be delayed, so double-check everything before submission.
5. What Happens After You Submit?
Once your application has been validated, the LPA will begin the process of consultation and assessment.
Consultation
Your application will be published on the council’s website, and consultations will be sent to statutory bodies, such as the Highways Authority or Environmental Agency, as well as neighbours who may be affected. This is the point where public comments or objections can be made.
Decision-Making
Your LPA will assess your application against local planning policies, national guidelines (like the NPPF), and any public or statutory consultee comments. In most cases, a decision will be made by a planning officer, but larger or more controversial applications may go to a planning committee.
The LPA has a statutory timeframe to make a decision:
8 weeks for minor applications (e.g., householder developments).
13 weeks for major applications (e.g., large housing developments).
6. Common Reasons for Planning Refusal
Unfortunately, not all applications are successful. Common reasons for refusal include:
Overdevelopment: The proposal may be seen as too large or out of character with the surrounding area.
Impact on Neighbours: Concerns about loss of privacy or overshadowing.
Non-Compliance with Local Policy: If the application conflicts with the local development plan or design guidelines.
Highway Safety: Issues around traffic flow or parking.
If your application is refused, the decision notice will detail the reasons why. You can submit a revised application or appeal the decision through the Planning Inspectorate.
7. How to Appeal a Refusal
If your planning application is refused or you’re unhappy with the conditions imposed, you have the right to appeal to the Planning Inspectorate. Appeals must be made within 6 months of the decision notice for minor and major developments, but only 3 months if it is a householder development.
However, before appealing, it’s often better to work with the LPA to resolve the issues raised. An appeal can be time-consuming and costly, so a resubmission with changes might be a more practical solution.
8. Conclusion
The process of applying for planning permission can be complex, but by understanding the steps and requirements, you can improve your chances of success. Whether you’re building a home extension or converting a building for business use, it’s important to get your application right the first time.
Need help with your planning application? At Town & Country Planning Advisors Ltd, we offer professional guidance and support throughout the entire planning process. Contact us today to find out how we can help you achieve your development goals.
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