Understanding the Planning Permission Process
There’s lots to consider when you’re thinking about modifying or extending your property – from budget and choosing a reputable builder to the design and layout of your new development. Not all building work requires external approval, but many projects need planning permission from your local council in order to go ahead.
Planning permission is a legal requirement mandated by local authorities - and whilst it’s in place to protect and regulate property development, there are some pitfalls to be aware of and it is not always a straightforward process to navigate. In this guide, we explain the key elements of the planning permission process, debunking common myths and giving you expert tips to help make obtaining the permissions you need smooth and stress-free.
Why is understanding planning permission important?
Planning permission is the legal approval required for certain types of development or building work. It has an important role to play on an individual level but also collectively for local communities, as it ensures developments meet local and national planning policies.
Types of projects which may be subject to planning permission include building extensions, changing the use of buildings, and new construction – it’s always best to check rather than taking a guess, as there are potentially severe penalties involved if you get it wrong. In the UK, Local Planning Authorities (LPAs) which come under the umbrella of your local council are responsible for granting permission. There are also other features and benefits of obtaining planning permission even if you don’t end up making use of it yourself, as it can positively impact upon the value of your property if you decide to sell in the future.
What is Planning Permission?
Planning permission is required for any project where significant changes to land or buildings are being made. It’s important as it ensures that every significant development falls in line with local planning policies and environmental concerns – and in some cases it allows neighbours and other people living close to your project the opportunity to provide feedback or oppose the plans. The UK is densely populated with very little free space in built-up areas, so planning permission is legally necessary in order to maintain standards and compliance across the board and ensure that any new development is well thought-out and safely executed.
Common project types which are likely to be subject to planning permission are new buildings of a certain size, major alterations to an existing property or significant changes in land use (such as requesting that agricultural or industrial land be re-designated as residential). Certain types of development are exempt, such as smaller extensions and garden rooms – this is known as ‘Permitted Development’. You should check to see if your development (or any part of it) falls under Permitted Development guidelines before making your application.
It can be tempting to skip the planning process due to its protracted timelines and various other challenges – but we strongly advise against this. Although many do this assuming their local authority will never find out, more often than not they do and there are severe consequences for those who fail to follow the law. Unauthorised developments can result in a host of enforcement actions, including financial penalties and demolition in the most serious cases.
The Planning Permission Process: Step-by-Step
Although the planning permission process can feel daunting to navigate and differs slightly between local authorities, there are certain set steps involved which you can learn more about to help make the process more straightforward. Here we’ll briefly guide you through the entire planning permission process, from pre-application advice and preparing a successful submission to post-decision actions.
Pre-Application Advice: Early engagement with the LPA can highlight any potential issues and improve your chances of success. Although they can be strict and staff must be dealt with on an individual basis, the role of the planning authority is to support and advise you to reach a mutually-agreed solution. In most domestic cases (such as extensions, loft conversions and property modifications) approvals are very straightforward and don’t require much discussion with the authority prior to submission.
Required Documents: Once you’re ready to prepare your application, you’ll need to compile a variety of required documents which include detailed and accurate site plans, elevation drawings and design statements. It’s crucial to ensure that every single document submitted is of the highest quality and has been primed for acceptance, as even small mistakes or minor errors could cause your application to be denied and you’ll have to start the entire process again.
Consultation and Review: Once your application has been submitted public and statutory bodies are consulted, allowing for feedback on the application. Different types of consultation apply depending on your intended development. Listed buildings, properties in conservation areas and developments which will significantly impact the local environment or community can be subject to public consultation, which is a much more open (and in some cases longer) process. Household applications, minor developments (including small-scale domestic projects) and permitted development are excluded from this. The standard timeframe for most local authorities is 21 days but this period can take anywhere between 3 and 4 weeks, and is followed by a review of comments and feedback which will help to inform the LPA’s final decision on your proposal.
Decision: Following the consultation and review stages which can take varying amounts of time, a decision will finally be made on your proposed plans. This can be Approval (yes to all plans), Conditional Approval (yes with some mandated moderations), or Refusal, with reasons provided as to why permission has not been granted. If your application has been refused, it may be possible to re-apply with modifications to your original plans as set out in the LPA’s decision. Everyone hopes for approval of course, and this is the most likely outcome, as authorities granted 86% of all decisions in 2023.
Common Pitfalls in the Planning Permission Process
The planning permission process is fairly straightforward at first glance – but this is deceptive. There are a number of pitfalls and common mistakes that applicants make, and it’s important to be aware of these and how to avoid them in order to ensure a successful submission. Some of the most common reasons for planning permission rejections include:
Incomplete Applications: Missing documents or information can lead to significant delays or rejections. Most local authorities insist that additional information can’t be provided after your initial application has been submitted, so it’s really important to triple-check your documents list before you press send. Again, your LPA should be able to provide you with a checklist of what’s needed, and enlisting professional support in the form of an architect to guide you through the process minimises the chance of missing vital documents, reducing stress and hassle for homeowners at the same time.
Local Policies: Failing to consider the Local Development Plan can result in non-compliance and refusal of your application. Even if your planned build is fairly small, it’s still important to check local guidelines to ensure that there aren’t any special rules which could apply to your property due to its location. Searching online or requesting copies of policy documents from your local LPA is the best way to ensure that your application aligns with local planning policies.
Community Involvement: Ignoring local opinions can lead to objections and potential refusal. Before making plans, it’s well worth looking around your immediate area to see what types of developments neighbours have done, as this can give you an indication of what will be approved and can also serve as leverage when discussing your proposal with planners and the wider community. A quick heads-up and friendly chat can make all the difference during consultation stage.
Timing Issues: Poor timing can greatly impact upon the success of your application. If you don’t consider what’s required early enough and allow adequate time for each stage of the process you can end up with rushed decisions. Failing to accommodate the planning permission process itself in your plans could also cause costly set-backs if work is put on hold. Make sure you allocate enough time for the potential delays obtaining planning permission can bring, as these can be frustrating at best and incredibly expensive at worst.
Tips for a Successful Planning Permission Application
Although most domestic planning applications are approved, it’s still important to be aware of potential pitfalls and best-practice tips to give your application the best possible chance of first-time approval. Here we’ve shared some practical advice from our team to help you improve the chances of a successful planning permission application.
Research: Study the Local Development Plan and national planning guidelines. There may be policies or local concerns which could impact upon your application, such as Building Control or Design Guidance documents which prohibit certain types of development or specify restricted construction projects. It can be really useful to check previous planning applications which are similar to yours to see how local policies are applied and how they outline decisions, as this is crucial information you can use to your advantage.
Professional Help: It can be daunting and difficult to navigate the legal process of planning permission on your own as a layperson. This is where enlisting professional support can be useful, as a planning consultant can offer expert advice and guidance, increasing your chances of success. They’ll also handle many aspects on your behalf, reducing any stress or hassle for you. This is an extra cost to consider, but hiring a planning consultant pays dividends, especially for more complex or larger projects where pushback is expected. In some cases, your builders can support you with planning (at Eagle Build we offer a full-service option, including help with planning permissions).
Community Engagement: Because your application will be submitted and potentially reviewed by a number of different parties, it’s worth connecting with them prior to submission in order to build up a relationship and potentially reduce any issues or objections. Positive interaction with the local community and talking to neighbours to informally share your plans is a great idea, and shows genuine care and concern for those who could be integral in the final decision made on your application. Introducing yourself early on and explaining intentions can save a lot of time dealing with concerns later down the line, such as during the consultation stage. You could also talk to local councillors and your local Planning Officer regarding your proposed development to sound them out and hear their professional thoughts on the application.
Application Check: You can’t make any changes once it’s submitted, and rejection (or in the worst-case scenario, having to go through the process again) can be costly and time-consuming, as well as disrupting the timeline for your development. Take time to ensure all sections of the application are fully completed and all documents are attached – double and triple check, and if you haven’t had a professional put it together for you, consider asking them to cast an eye over it to confirm it’s got the best possible chance of approval.
Recap and Final Thoughts
In this guide we’ve shared the basics of the planning permission process, from preparation and application through to consultation and what it takes to ensure a positive outcome. Planning ahead in advance and understanding any local context is key, as well as getting friendly with your neighbours and taking time to scope out a sensible budget.
Starting early and seeking advice can significantly improve your chances of success – you can consult a professional for this or use online resources to get started. If you’re ready to take the next steps in your planning permission journey, get in touch with our team today for personalised expert advice.