Planning Permission and Planning Application: 2024 Full Guide

Types of Planning Applications

There are a variety of types of planning application, but for domestic projects, which are houses and houses extensions, the main one are: 

1. Full Planning Permission 
2. Outline Planning Permission

Full planning permission is most commonly applied for by anyone that is wanting to make changes to their property. These are changes that don’t fit within Permitted Development Rights. Permitted Development Rights are a series of extensions / renovations that can be made to a property without needing full planning permission - learn more about this here. 

Other permissions which might be required which might be required and may be related to you project:

• Tree Preservation Orders
• Conservation area or listed building consent
• Discharge of Conditions  - this generally approval of an outline or full planning consent.
• Lawful Development Certificate - this is written confirmation that planning permission is not required.

Speak to your local planning authority if you think any of the above applications might be necessary for your project. Alternatively, if you apply for any of the above, the local authority will normally clarify if any other procedure is required. . 

Full Planning Permission 

This is the most popular approach to gaining approval for your home project, and is generally dealt with as a 'Householder Application'. Applying for full planning permission means that you are presenting all of the changes you would like to make to your LPA (local planning authority) which they can either approve, approve with conditions or refuse. If your planning application is approved, you have 3 years to begin work on site, if no works begin within 3 years then your application expires and you need to re apply. 

Your application is sent to your local planning authority, not your county council (unless it is a large  development which involves multiple dwellings involving minerals and waste etc.). If you’re unsure who your local authority is, they are the people to whom you pay your household rates. If under the unusual situation that your land is split across two local authorities, you will need to apply for planning permission with both, submitting two separate applications. 

The Application

In order for your planning application to be valid, it must include: 

1. A Complete Form 
2. Compliance with National Information Requirements
3. The Correct Application Fee
4. Provision of Local Information Requirements

The application form can be found online through your local planning authorities website or through the national Planning Portal https://www.planningportal.co.uk. There is also an option to submit a paper application, this would require you to contact your LPA directly for them to arrange with you. 

If your supporting documents cannot be attached digitally, these can also be submitted in paper form to your LPA, just make sure they are aware that you have sent them so they are expecting the documents. 

Application Breakdown

Your application includes: 

• The Application Form 
• Plans and Drawings 
• Ownership Certificate & Agricultural Land Declaration 

PLUS any other site specific information, this can comprise a series of reports, depending upon the final design, examples of these are : 

• Design and Access Statement (for new dwellings & larger developments)
• Ecology survey, including bat surveys and Biodiversity net gain assessment
• Tree survey
• Heritage statement (when in a conservation area or dealing with listed building)
• Flood Risk Assessment 
• any other local requirements such as sustainability form

Plans and Drawings: 

For a householder application, the minimum requirement for submitted plans and drawings are:

• A  ‘location plan’ which shows what you are planning to do in relation to what is existing and to the local area.
• A block plan, which shoes the location of the proposal at a larger scale
• Scaled floor plans of existing and proposed
• Scaled elevations of existing and proposed
• A measured survey of the site levels depending on whether it is flat or sloping
• Site sections - where there are changes in site levels

All plans must be up to date, drawn to scale and able to fit onto printable paper sizes, ie A1, A2, A3, A4 etc. Your plans must include relevant details such as, access to the site from the highway, parking, landscaping etc. 

We would always recommend using a professional for your plans and drawings, as they are the key to success when it comes to your planning application and ultimately your project.

If you’re not sure where to start, you can speak to an experienced local architect about your project at Space That Inspires with no strings attached. 

Ownership Certificate and Agricultural Declaration 

As an applicant you must complete an ownership certificate which confirms you’re the owners of the property in question. There are four different ownership certificates, you must sign the certificate that best suits your ownership / property: 

• Certificate A - Sole Ownership & No Agricultural Tenants
• Certificate B - Shared Ownership (All Other Owners / Agricultural Tenants Known)
• Certificate C - Shared Ownership (Some Other Owners / Agricultural Tenants Known) 
• Certificate D - Shared Ownership (None of the Other Owners / Agricultural Tenants Known) 

Design & Access Statement - If Necessary 

Design & Assessment Statements are only necessary for new dwellings and larger scale developments - they are not needed for renovations to an existing property. 

The statement is a document that better explains the proposed plans, explaining in more detail how they are suitable to the site and its setting. When done well, they can be extremely beneficial in reaching a positive decision. 

If you’re unsure about what is required for your application, contact your local planning authority or you can take advise from your architect, for complicated projects you may require a planning consultant.

Planning Application Costs 

There is a national cost for planning applications, at the time of writing, July 2024 the fees areas follows: 

• £258 for House Extensions 
• £578 for New Houses 

When submitting through the planning portal there is also an administration fee for some applications which will be added at the time of submission. Listed building applications are currently free of charge.

Learn about Listed Buildings, Conservation Areas or Areas of Outstanding Natural Beauty. 

Next Steps

You will receive a receipt of your application. If there is insufficient information with your application, your LPA will reach out and give you the opportunity to provide what is needed. 

Public Consultation

Your planning application will be posted outside the property and the neighbours to the property will be informed of your proposed plans. There is then a consultation period where local neighbours are given 3 - 8 weeks to submit their feedback or object to your application. 

During this time the Local Highways Department and Environmental Agency will also review your application. 

The council has a target period of 8 weeks to decide on the success of your application, but if it requires amending or is in any way controversial this timeframe can be extended by agreement between you and the LPA.

Results 

Your results will either be that your application has been approved, it has been approved with conditions or the application has been refused. 

If your application is approved, congratulations! You now have 3 years to begin on the project.

If your application has come back with a set of conditions, it is up to you whether you:

1. Accept these conditions which would be about materials or small design changes
2. Revisit the design of your application and re-submit, at a further cost
3. Apply for changes to the planning conditions (section 73 application)
4. You can appeal the decision 

If your application has been refused, you can either: 

1. Change your application and re-submit at no cost 
2. Appeal the decision

Appealing Your Failed Planning Application 

After a failed planning application, you might want to appeal the decision. 

You generally have 3 months to decide whether or not to appeal and if you do, there is no appeal fee currently. The instructions on how to appeal can vary depending on your LPA, the instructions are attached to your refusal. 

When appealing a planning decision, you’re able to explain why you believe your proposed development is suitable for approval. In this situation it s always advisable to employ and take advice from a planning consultant, they work on these on a regular basis.  

The council must file an initial response within 6 weeks of your appeal. Following receipt of all of the required information, a planning inspector will visit your site and give their decision. 

The appeal process can easily take up to 5 months - unfortunately, it is not a quick process.

For tips on how to achieve a successful planning application, read our article here. 

Alternatively, if you’re unsure about what to do with your property, why not consult with an architect today at Space That Inspires.