The Planning Application Process can be slow, frustrating and sometimes expensive but one thing is a certainty, it's a roller coaster of emotions!
To simplify things we at BuyAPlan.co.uk have created a handy guide to the planning process to hopefully give you a smoother ride. Good luck!
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Key Stages in the Planning Application Process
Once you’ve identified the type of planning permission you need, the next step is to submit a formal planning application. Below is a detailed breakdown of what you can expect during each stage of the process:
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Pre-Application Advice
- Many local councils offer pre-application advice, which, while optional, can be extremely beneficial. This allows you to discuss your proposal with a planning officer, who can provide guidance on potential issues, suggest modifications, and give you a clearer idea of how your application will be received. Taking advantage of this service could save you time and prevent costly mistakes later in the process.
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Submitting Your Application
- Once you’ve finalised your plans, you’ll need to submit your application to the local planning authority. This usually involves providing a location plan, site plan, and other necessary documentation, including design and access statements if applicable. Most applications are now submitted online via the Planning Portal. Be sure to double-check the requirements specific to your local authority, as some councils may have additional criteria.
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Validation
- After submitting your application, the planning authority will check that all the required documents and information have been provided. This is known as the validation process. If your application is incomplete or missing key elements, the council will notify you and request further details before the application is officially considered.
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Consultation Period
- Once validated, your application will enter the public consultation phase. Your local planning authority will notify neighbouring properties, relevant statutory bodies, and any local groups affected by your development. A site notice may also be displayed to inform the public. During this period, stakeholders can submit comments or objections, which the planning officer will take into account when assessing your application.
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Assessment
- During the assessment stage, the planning officer will review the application, taking into consideration local and national planning policies, any objections or comments received during the consultation period, and the overall impact of your proposal on the surrounding area. They may also visit the site to assess the location in person.
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Decision
- The decision on your planning application will either be made by a planning officer under delegated authority or by the local council's planning committee, depending on the complexity and the level of public interest in your proposal. You’ll be notified of the decision in writing, and if approved, the permission will typically come with conditions that you must adhere to during the development.
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Appeals
- If your application is refused or if you disagree with the conditions attached to an approval, you have the right to appeal the decision. Appeals are handled by the Planning Inspectorate, and the process can take several months. Before lodging an appeal, it’s advisable to review the reasons for refusal and consider revising your proposal in line with the feedback received.
Common Reasons for Refusal
It’s important to be aware of some of the common reasons planning applications are refused, which include:
- Conflicting with local or national planning policies.
- Overdevelopment of the site or the design being out of character with the surrounding area.
- Impact on the amenity of neighbouring properties, such as loss of privacy or overshadowing.
- Environmental concerns, such as flood risk or negative impacts on protected species.
Final Considerations
The planning application process can be complex, but with the right preparation and guidance, you can improve your chances of success. Always ensure that your application is thorough and that you’ve considered the impact on the local area and any relevant policies. Engaging with the pre-application advice service and ensuring that you respond to any concerns raised during the consultation period will also go a long way in securing a positive outcome.