Planning Applications.
If you're new to the term "planning application" in the UK, it essentially refers to the formal process of asking your local council (specifically, the Local Planning Authority or LPA) for permission to carry out certain building work or make significant changes to land or buildings. It's a way for the council to make sure that new developments or changes fit in with local plans, don't negatively impact the area or neighbours, and meet certain standards.
Here's a breakdown of what that means for you:
When You Need a Planning Application
You'll generally need planning permission if you want to:
Build something new: This includes a new house, shop, or any other new structure.
Make a major change to your building: Think large extensions, significant alterations to the outside of your home, or adding extra floors.
Change the use of a building or land: For example, converting a shop into a flat, or an office into a residential property.
Important Note: "Permitted Development Rights" Not all building work requires a full planning application. The government has granted "Permitted Development Rights" (PDRs) for certain minor alterations and extensions, particularly for residential properties. This means you can often do things like small extensions, loft conversions, or outbuildings without needing to apply for planning permission, as long as they meet specific criteria (e.g., size limits, material matching). However, flats and maisonettes generally have fewer PDRs, and there are often restrictions in "protected areas" like conservation areas or National Parks. Even with PDRs, some projects might still require "prior approval" from the council for certain aspects.
It's always best to check with your local planning authority before starting any work to confirm whether your project needs a full planning application or falls under permitted development.
The Planning Application Process (Simplified)
Check if you need permission: As mentioned, this is the crucial first step. Your local council's planning department is the best place to start. Many people find it helpful to get "pre-application advice" from the council, which might involve a fee but can save time and money in the long run.
Prepare your application:
Application Form: You'll need to fill in the relevant form, usually online via the Planning Portal (the main online platform for planning applications in England and Wales).
Detailed Plans and Drawings: This is key. You'll need accurate plans of your existing property and the proposed changes, including floor plans, site plans, and elevations (how the building looks from different angles). Most people hire an architect or planning consultant for this.
Ownership Certificate: You'll need to confirm who owns the land.
Design and Access Statement: For some applications, particularly larger or more complex ones, you'll need to explain the design principles and how people will access the development.
Fee: There's a fee for most planning applications, which varies depending on the type of development.
Submit your application: Most applications are submitted electronically through the Planning Portal or directly via your local council's website.
Validation: The council will check your application to make sure all the necessary documents and fees are included. Once everything is in order, they'll "validate" it and give you a reference number.
Public Consultation: By law, the council has to consult on planning applications. This typically involves:
Site notice: A notice displayed outside your property.
Neighbour notification: Letters sent to your neighbours, inviting them to view the plans and provide feedback.
Sometimes, advertisements in local newspapers.
The public usually has a period (e.g., 3-8 weeks) to comment on your plans. The council will consider these comments, especially those related to "material planning considerations" (e.g., impact on light, privacy, traffic, or the character of the area).
Assessment and Decision:
A planning officer (case officer) will visit the site, review your application against local and national planning policies, and consider any public comments.
They will then make a recommendation to grant or refuse permission.
Most small-scale applications are decided by a planning officer, usually within 8 weeks. Larger or more complex applications might go before a Planning Committee (made up of local councillors) and can take longer.
You'll receive a formal decision notice, which will state whether permission is granted (often with conditions attached) or refused.
Common Types of Planning Applications
Householder Application: For minor alterations and extensions to a single dwelling house (e.g., extensions, loft conversions, outbuildings) that exceed permitted development rights.
Full Planning Permission: For more detailed proposals, including new buildings, changes of use, or works to flats or commercial properties.
Outline Planning Permission: Seeks to establish the principle of a development (e.g., whether a site can be built on) without all the detailed plans upfront. If granted, you'll then need to submit "Reserved Matters" applications for the specific details (like appearance, layout, landscaping, scale, and access).
Lawful Development Certificate (LDC): Not planning permission, but a formal confirmation from the council that an existing or proposed development is lawful (e.g., it falls under permitted development or has been in place for long enough to be immune from enforcement).
Listed Building Consent: Required for any works (internal or external) to a listed building, as these are historically or architecturally important and protected.
Advertisement Consent: Needed to display certain types of advertisements.
What Happens if Permission is Granted or Refused?
Granted: You can proceed with your development, but you must adhere to any conditions attached to the permission (e.g., specific materials to be used, time limits for starting work). You'll also need to consider Building Regulations, which are separate from planning permission and deal with the structural safety, fire safety, and energy efficiency of a building.
Refused: You can appeal the decision to an independent Planning Inspectorate, or you can revise your plans and submit a new application.
The planning system in the UK aims to balance individual property rights with the broader public interest in creating well-designed, sustainable, and functional communities. It can seem complex at first, but with the right advice and preparation, navigating the process becomes much clearer.