Planning Applications

At Plande we undertake a wide range of planning applications to help our clients achieve planning approval.

Planning applications by RTPI Chartered Planners

At Plande we undertake a wide range of planning applications to help our clients achieve planning approval.

planning applications The planning system is a complex and fluid system with numerous stakeholders and agendas. We submit high quality, robust planning applications.

Planning Applications

Before you start your project you will need to establish whether it requires planning permission. If it does then you will need to make a planning application. This is where Plande comes in – Speak with us before you do anything. Our RTPI Chartered Town Planners will be able to help you make the right decisions from the very beginning.

Get a Quotation

Good working relationship with Local Planning Authorities

The Government set target determination dates for local planning authorities to deal with planning applications.

The statutory time limits are usually 13 weeks for applications for major development and eight weeks for all other types of development. That is unless an application is subject to an Environmental Impact Assessment, in which case a 16-week limit applies. These dates can be extended with the agreement of applicants.

The risks of submitting inadequate or inappropriate planning applications without the right supporting information, adequate justification or unsuitable designs can have a dramatic impact on projects.

Unsuccessful planning applications can be the subject of an appeal, however, it is essential to understand why the application was unsuccessful in the first place. This ensures the best chance of success. Please see our dedicated section for more information.

Improving your chances with high-quality planning applications

The following sections illustrate the different types of planning applications:

Full Planning Application

A detailed planning application can be incredibly varied in scope and scale and can require a wide range of supporting information.

A full planning application is the main type of consent sought and incorporates:

“development which includes buildings, engineering or other works, in, on or under land, or the making of any material change of use of any buildings or other land”.

Full planning application fees are generally calculated by the scale of the development (per dwelling unit or per square meter of development for commercial schemes).

Works to individual dwelling houses can be dealt with via householder planning applications (see below).

Outline Planning Application

Please read our page on outline planning applications.

Reserved Matters

The five reserved matters are Access, Appearance, Landscaping, Layout and Scale.

Reserved Matters Planning Applications seek approval for the details not submitted at the outline planning application stage. They can be submitted as one application or individually.

Access incorporates movement into and within the site for vehicles, pedestrians and cycles.

Appearance relates to the “visual impression” or ‘look’ of the building or place including its architecture, materials, decoration, lighting, colour and texture.

Landscaping covers the land which isn’t built on and incorporates boundary treatment, soft and hard landscaping, gardens and amenity areas.

Layout deals with the position, orientation and relationships between the access routes, landscaping and building.

Scale is the length, width and height of any building or development and its relationship with its surroundings.

Householder planning application

A householder application is specifically for “works or extension to a dwelling” and includes work within the curtilage of a house.

Examples include house extensions, conservatories, loft conversions, garages and outbuildings. Works to flats, multiple dwellings or anything outside of the garden area does not fall under the Householder Planning Application system.

In addition, some works to dwellings may not require planning approval. These include internal works including works to the building fabric as well as the garden area (sheds, outbuildings, fences etc.).

Some smaller extensions do not require planning approval and are classed as Permitted Development. These are subject to detailed regulations covering their relationship with their surroundings.

Permission in Principle

Permission in principle planning applications are an alternative way of obtaining planning permission for housing-led developments.

This planning application considers the principle of development rather than its technical/design detail. This route has two stages with the second being the Technical Details Consent.

This is a relatively new form of application. Many Local Authorities and design teams will not be familiar with the practical elements of such a planning application.

Clear and professional advice should be sought at the earliest stage to determine how best to seek the relevant planning consent for a site.

Technical Details Consent

Following the granting of the first stage of a Permission in Principle, a second stage planning applications for Technical Details Consent will be required.

The effect of such approval is that of granting planning permission for the development. Similar to Reserved Matters Planning Applications, Technical Details Consent planning applications will incorporate the key design elements and drawings for the scheme.

In addition to full planning applications, others may be required:

Listed Building Consent

Lawful Development Certificates

Advertisement Consent

Conservation Area Consent

The Planning Application Process

Generally there are five main steps in the planning process for planning applications to be decided upon.

Validation – Once the application has been received it goes through a validation process. The documents are checked that they contain all of the relevant information, are scaled correctly and if the appropriate fee is paid. If valid they will be passed to a case officer and you will be informed. If invalid then a request will be made for additional information.
Consultation – The application is published on the local council website often in a redacted form. The information excludes the applicant’s details, agents name and signature, the names of any neighbours and any related sensitive information. Letters are also sent to neighbouring properties informing them of the application and where to view the details and comment. The comments are publicly available and may also be published online.
Assessment – The local planning authority then assesses the application and a site visit may be arranged. Site noticed may be displayed, informing the public of the application. Notices may also be released to a local news outlet. They consider the impact on neighbouring properties and the surrounding area, as well as any comments that may have been received. The case officer will consider your proposal with regard to the local and government planning policies.
Recommendation – Once the consultation period has expired, and before the target determination date (typically 8-13 weeks), the case officer will seek any amendments if deemed necessary, and may seek further comments if required. They will then decide to recommend the proposal for approval or refusal. Most approvals for planning permission are made by the case officer, but some maybe passed up to the planning committee.
What happens if your planning application is refused? – If this happens then you may be advised to make changes to the proposed development to make it acceptable. You will then be able to resubmit the proposal. If it is refused again then you may be able to appeal to the Planning Inspectorate.
How much does it cost to submit a planning application? – Fees may vary but the application fee for an extension or alteration to a single dwelling house or flat starts around £250.
How long does the planning application process take? – Typically between 8 and 13 weeks depending on the local planning authority workload and complexity of the proposal. If the application is not decided by the Council by the target determination date, it is possible to submit a ‘non-determination of planning appeal application’. An appeal can also be made if permission is refused for any reason. The better prepared you are before any submission to the Council, the greater the likelihood of getting approval.

Note: Permission may be granted with conditions that require the applicant to submit further details of before work commences on site and/or comply with other requirements.

The planning application process can be long-winded and complicated. With Plande by your side you can be assured of a slick and pain-free journey.

Amendments to Permissions

There are opportunities to submit planning applications to amend or vary planning approval. If you need to make small changes, such as moving the position of a door or window then you can typically apply for a ‘non-material amendment’. Larger variations can be considered using a “material amendment” or Section 73 application.

Please see Planning Amendments for more information.

Disclaimer: This page provides an introduction only and is not a definitive statement of the law and should therefore not be relied upon. The information above relates to England only. Policies across the rest of the UK may differ. Contact your Local Planning Authority for advice and confirmation before any works are carried out. All images used are for illustrative purposes only. Read the full disclaimer here.

Get expert help

Please contact us for more information on how we can assist with your planning permission application and to obtain a cost-effective solution.

For developers, architects, businesses and private clients you’ll have the go-ahead to start construction.

For landowners, you’ll have the reassurance that you’ve added value to your site.

GET IN TOUCH

Planning Applications