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Planning Application Process
Complete step-by-step guide to submitting a planning application, from preparation through to decision and beyond.
Typical Timeline
Preparation
Consultation
Decision (minor)
Decision (major)
Application Types
Householder Application
For alterations and extensions to a single dwelling
- Single/two storey extensions
- Loft conversions
- Outbuildings and garages
- Porches and conservatories
Full Planning Permission
For new buildings or major changes of use
- New dwelling houses
- Commercial developments
- Change of use applications
- Major alterations
Listed Building Consent
Required for any works affecting a Listed Building
- External alterations
- Internal modifications
- Demolition works
- Changes to curtilage structures
Prior Approval
Required for certain Permitted Development rights
- Larger single storey extensions
- Agricultural buildings
- Telecommunications equipment
- Change of use (certain types)
Required Documents
Mandatory Documents
- Completed application form
- Site location plan (1:1250 or 1:2500)
- Block plan (1:500 or 1:200)
- Existing and proposed elevations
- Existing and proposed floor plans
- Application fee
- Ownership certificates
Often Required
- Design and Access Statement
- Planning Statement
- Heritage Statement (if Listed/CA)
- Tree Survey (if near trees)
- Ecological Assessment
- Flood Risk Assessment
- Transport Statement
Drawing Requirements
All drawings must include a scale bar, north point, and clearly show:
- Property boundaries outlined in red
- Other land owned outlined in blue (if applicable)
- Materials and finishes specified
- Dimensions and measurements
Submission Process
Pre-Application Advice (Optional)
Consider seeking pre-application advice from your local planning authority to discuss your proposals before formal submission.
- Costs £50-£500 depending on scale
- Can identify issues early
- Not binding but helpful guidance
- Usually takes 4-6 weeks
Prepare Documents
Gather all required documents and ensure drawings meet technical requirements.
- Use Planning Portal's validation checklist
- Ensure all drawings are to scale
- Check local list requirements
- Prepare supporting statements
Submit Online
Most councils use the Planning Portal for online submissions. Some have their own systems.
- Create Planning Portal account
- Complete application form carefully
- Upload all documents as PDFs
- Pay application fee
Validation Check
The council checks if your application is complete and meets requirements.
- Usually takes 5-7 working days
- Council may request additional information
- Application won't proceed until valid
- Respond quickly to validation requests
Application Registered
Once validated, your application is formally registered and given a reference number.
- You'll receive confirmation email
- Note your application reference
- Statutory consultation period begins
- Application appears on planning register
Consultation Period
Once validated, your application enters a statutory consultation period where neighbours, consultees, and the public can comment. This typically lasts 21 days.
Who Gets Notified
- Immediate neighbours by letter
- Site notice displayed (if required)
- Newspaper advertisement (major applications)
- Statutory consultees (highways, environment, etc.)
- Parish/town council
During This Period
- Monitor your application online for comments
- You can submit additional information
- Planner may visit the site
- Officer prepares assessment report
- You may be contacted for clarifications
If Objections Are Received
Don't panic if objections are submitted. The planning officer must base their recommendation on material planning considerations, not simply the number of objections.
- Read objections carefully on the planning portal
- Consider if concerns can be addressed through amendments
- Submit written response addressing material concerns
- Provide additional evidence or clarification if needed
Decision Making
Delegated Decision
Most applications (95%+) are decided by planning officers under delegated powers.
- Faster decision process
- Decision issued by case officer
- Usually within target timeframe
- Decision notice sent by post/email
Committee Decision
Complex or controversial applications go to planning committee.
- Decision by elected councillors
- Public meeting (you can attend/speak)
- Takes longer than delegated decision
- Officer recommendation not always followed
Possible Outcomes
Approved
Permission granted, usually with conditions. You must comply with all conditions and typically have 3 years to start work.
Approved with Conditions
Permission granted subject to conditions (materials, landscaping, etc.). You must discharge conditions before or during construction.
Refused
Application refused with reasons stated. You can appeal, submit revised application, or abandon the proposal.
Post Decision
If Approved
Check your decision notice carefully
Review all conditions and approved plans
Discharge pre-commencement conditions
Submit required details before starting work
Apply for Building Regulations
Separate approval needed for construction details
Start within 3 years
Permission lapses if work doesn't commence
Build in accordance with approved plans
Any changes may require new application
If Refused
You have several options if your application is refused:
Appeal to Planning Inspectorate
Must be submitted within 6 months of decision. Independent inspector reviews the case.
Timeline: 6-9 months typically
Submit Revised Application
Address the reasons for refusal with a new design or approach.
No fee if submitted within 12 months (some councils)
Request Review
Ask the council to review their decision if you believe there's been an error.
Rarely successful but worth considering