Planning Permission

Set up the final drawings ready for the planning submission, taking into account any comments received from the pre-app submission (where applicable)

Introduction

Having established your design concept you can now get the final drawings prepared ready for the planning submission. When you set-up the planning application online the minimum requirements will be confirmed.

Typical Drawings

The type of proposal / application will determine the drawings required but the list below gives an idea of what you are likely to require, with the usual scale:

• Location plan @ 1:1250 (this can be generated on the planning portal when the application is submitted)

• Block plan @ 1:500

• Existing & proposed floor plans @ 1:100

• Existing & proposed sections @ 1:100

• Existing & proposed elevations @ 1:100

• Existing & proposed roof plans

When considering the required drawings you should basically consider what the proposed changes are and how these can be best illustrate these to the planners. In addition there will be local & national 'validation' requirements which are usually available on your local authorities planning website.

Some sites or buildings will have certain restrictions, or inherent features which will necessitate the needs for further documentation in support of your application. 

Examples of reports and specialist consultants you may need to approach are:

• Flood risk assessments - needed if your site is in Flood Risk Zone, which can be checked at this site: https://flood-map-for-planning.service.gov.uk/location. We recommend speaking to a flood risk consultant.

• Tree surveys & arboricultural reports if work will affect existing trees. You should always check whether the trees at your property are protected (with Tree Preservation Order) - this applies to all trees in a conservation area. We recommend speaking to an arboricultural consultant.

• Ecological Surveys (e.g bat survey, biodiverity assessment) - may be required in certain locations where there are established protected species and habitats where they are likely to live. We recommend speaking to an ecological consultant.

• Energy assessments or reports - may be requested by some local authorities in certain circumstances. We recommend speaking to an energy consultant. 

• Heritage Impact Assessments - required for works to listed buildings and in Conservation Areas, the complexity and extent will depend on the nature of your project and a pre-app woud identify this. We recommend speaking to a heritage consultant.

• Structural reports (including basement impat assessments) - may be needed for work on heritage assets and involving basement excavations.  We recommend speaking to a structural engineer.

• Planning Statements- these may be helpful (or required) where the proposal is heavily reliant on interpretation of planning policy, for instance carrying ut significant extensions to a property on Green Belt land. We recommend speaking to a planning consultant.

• Design and Access Statement - may be helpful (or required) where you are making substantial alterations to a property and particularly in the case of listed buildings and conservatio areas where this would sit alongside the heritage assesment. This document gives the opportunity to set out the justification for the design decisions taken. We recommend speaking to an Architect (or contact XPlans).

Obviously it can be extremely expensive and time-consuming getting these reports prepared and sometimes it may be possible to submit and gain approval without them. The additional information may then be a 'condition' of any forthcoming planning approval and you would be able to submit this information later, in order to 'discharge' the conditions (see section - Planning Decision Actions).

Sign-up to the Planning Portal and create a new application. The supporting drawings and forms can be uploaded here and the application submitted.

For simpler applications it should be possible to complete and submit your own forms. The process is as follows:

1. Go to login page and register - Planning Portal Log-in 

2. Once logged in, set up a new application, choose the type of application you want to make and complete the forms. These are likely to be one of the following:

   • Lawful Development: Proposed use - this covers proposed extensions and alterations carried-out under the permitted development rules.

   • Lawful Development: Existing use - this is for retrospective applications to confirm use or development is 'lawful'. We would not recommend relying on this - you should always get lawfulness confirmed before you build wherever possible.

   • Prior Approval: Larger home extension - for single storey rear extensions which are up to double the length of the standard permitted development allowances (i.e 3-6m deep for attache houses and 4-8m for detached).

   • Householder planning permission - for all other proposals that are not permitted development and therefore require planning permission.

   • Listed building consent - for works to listed properties specifically.

   • Approval of details reserved by conditions - for applications to submit further information after the initial approval.

   • Non material amendment - for making minor changes to an existing permission.

3. Having selected your application type you can then set up the location plan, start completing the application questions and upload the required documents. 

4. In most authorities now you will be required to complete and upload a 'CIL' form - this can be downloaded from the 'application overview' page.

5. Having completed the forms and uploaded the documents, you can calculate the fee and then submit the application (after which you will be asked to make payment).

Once you pay the fee the application is sent to the Local Authority who check that it is 'valid'. If there are any errors or omissions they will contact you to let you know. Once everything is in order the application will be validated and you will receive notice - this will set-out the details of the application and the date by which you can expect a decision. This information will then be added to the local authority planning database and you will be able to track progress online.

For most applications the officer will want to make a site visit. They do not necessailry need to be met or accompanied and this can often be very swift and just a formality. After 8 weeks you should recieve your decision (less for a prior approval application) - the next section sets out the actions at this stage.

The next steps in the process will depend upon the planning decision as set out in the notes below.

Actions following receipt of the decision notice:

• Approved without conditions: Congratulations, you can proceed to RIBA stage 3

• Approved with conditions: The conditions can be split between the following categories:

  • Informatives - i.e just to make something clear

  • Pre-occupation - requiring something specific to be done before you occupy the space

  • Pre-commencement - requiring something specific to be done before you start the work.

  • Some conditions will require the submission of further detaied information in order for the condition to be 'discharged'. This may require the input of a specialist consultant and needs to be assessed on a case by case basis..

• Refused = assess the reasons for refusal and decide whether to amend and re-apply, appeal the decision or stop work.

If you need to submit a discharge of condition application this can be done via the planning portal