Planning Application

What is a planning application?

A planning application is also typically referred to as a ‘full planning application’ and is where an individual, company, entity or a planning consultant on their behalf seeks approval for a proposed development. The planning application will be inclusive of the scale, appearance, layout, size, number of units, landscaping etc. The development may be an extension, new build development, or external alterations to an existing building.

There is an extensive amount of information, which needs to be submitted as part of a planning application. A planning consultant will be able to assist with advising on the requirements of a project team to produce all the required plans, reports etc.

A full planning application is the most common type of planning application. Planning consultants will be able to deal with the following types of planning permissions:

• A commercial (non-residential) development;
• Engineering and/or infrastructure works;
• New housing developments;
• Change of use;
• Temporary planning permission;
• Listed Building Consent and sites in Conservation Areas;
• Major developments;
• Non-material and minor materials amendments;
• Services in relation to the discharge and removal of planning conditions.

Planning consultants deal with submission of planning applications for developments within numerous sectors, including: education, health, student accommodation, heritage, regeneration, commercial, public section etc.

Once submitted to the local planning authority a planning application will typically take eight weeks to determine, however for larger and more complex developments it can take 13 weeks, and can take longer for significantly larger developments. Throughout the planning application process the local authority, neighbours and other members of the community will be given the opportunity to comment upon the proposals.

What happens when I obtain approval or are refused a planning application?

If your planning application is approved then works can proceed. You or your planning consultant should ensure that the decision notice is reviewed in detail to assess whether the planning application has been approved subject to conditions. Some if not all the conditions may need to be discharged prior to commencement, and these may require the consultant team to complete further designs. A planning consultant can assist with discharging these applications. The works will need to commence within 3 years of the approval.

If the planning application is rejected or the conditions imposed are more significant than expected and may render the development unviable then it may be best to revise the planning application. Sometimes this can be done for no additional cost, although if the revisions to the planning application are extension then you may need to submit a new planning application.

Alternatively, if the planning application is rejected and you believe the grounds for the rejection are unreasonable then you can submit a planning appeal. Appeals need to be submitted in reasonable timescales and there are relatively strict protocols. It is therefore recommended that a planning consultant be engaged to act on your behalf.

What are the benefits of obtaining planning application approval?

Once a planning application has been approved it will enable the applying party to clarify exactly what the development will be. This will mean that the final detailed design elements of the project can be progressed with, enabling costs and programme to be clarified.

In addition to this, receipt of planning application approval will mean compliance with legislation. This will mean that the development can be progressed in a lawful manner and retrospective planning will not need to be applied for.

Finally, receipt of planning application approval will increase the value of land or the existing building, meaning that the party intending to undertake the works may look to sell the site for profit as opposed to progressing with the development.