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planning-applications.co.uk |
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GETTING STARTED CHECKLIST
This checklist briefly
outlines the procedure for preparing and submitting a planning application.
1. Do I need planning
permission?
Although planning permission is required for most development, you
may still be able to carry out certain works without the need for obtaining
planning permission.
Go to 'Do You Need Planning Permission' for further guidance.
2. Which planning policies apply to
my property?
Local authorities consider all planning applications against a set
of adopted policies contained in their Local Plans. These will tell you whether
your proposal is likely to be acceptable or not. If you are buying a new
property you may need to check the Local Plan before you buy, in case there are
limiting policies that would prevent your intended use of the property. From
2004 new policy guidance is slowly replacing the Development Plan system with
Regional Spatial Strategies and Local Development Frameworks.
Go to 'Development Plans and
Planning Policy' for further guidance.
3. Are there any other restrictions
over the property?
The Local Land Charges Register may highlight legal or other
restrictions over the property. These may also appear in your Title Deeds. Your
predecessor may have tried repeated applications for the same proposal. Check
with the Council.
Go to 'Preparing Your Ground' for further guidance.
If you are leasing the property there may be contractual
restrictions upon making planning applications.
Check for any possible problems such as Tree Preservation Orders, Rights of Way, Listed Building status or easements for drains etc. Is the
property located within a Conservation
Area? The last thing you want to do is find out that your new
lounge extension is built over a public right of way - believe me, it happens.
You may also
need to
consider whether your property is within a flood plain or subject to the
potential for coastal or river flooding. Go to Flooding for further information.
4. Speak to the Local Planning Authority
Even though you may be certain that your proposal is likely to be
approved (or does not require planning permission) it is always a good idea to
check with the Local Authority before you make your planning application
or proceed with any works. Speak to the duty officer or case officer for your
area. An appointment may be necessary.
Go armed with any plans or drawings and with a clear idea of
what you wish to do. The planning officer may make recommendations and pass
comment, but will not be bound by
any views expressed.
You should also check that you are not required to submit an
Environmental Statement as part of your application. All applications are
assessed under new environmental regulations introduced in 1999, but the
majority of domestic applications will not require an ES. Check 'Environmental Statements' for further details.
You could draft your planning application forms in advance
and have them checked over at the same time. Print out a draft from the Online
system or look at the examples at Forms.
You can also apply to the authority for a determination as to
whether planning permission is actually necessary.
5. Prepare and Submit Your Planning Application
The means of making a planning application are set out in the
section Making a Planning Application.
Increasingly applications are being submitted online through the Planning Portal,
but a Standard Planning Application Form is also available from Local
Authorities.
Local Authorities can also specify the range of information
required to accompany the application to make it valid. Local Authorities have been
required to prepare Checklists to help you determine exactly what will be
required. [Go to Planning Application Checklists]. If the
requested information is not provided (or is considered insufficient) the
authority can decline to register the application until that information has
been fully provided.
See validation of applications for further
information.
Once you have all the details compiled in accordance with the
checklists, prepared any necessary detail drawings and plans and completed the planning
application forms, certificates and any notices (either online or on the
standard form), enclose any other relevant information and the correct planning fee and submit (either on online or on the
standard form).
From the 10th August 2006 a Design and Access Statement
may also be required.
You may also need to submit for
In more complex cases you may need detailed research to
support the application, such as environmental and/or highways assessments,
contaminated land reports etc. However, it is likely that in these
circumstances you will have specialist advisors involved to produce these for
you, in accordance with the relevant technical requirements. The checklists will
help in this respect.
6. Monitor Your Application
Within a short period you will receive an acknowledgement from the Council
that your application is correctly submitted and is being considered. This
letter will also contain the planning reference number and usually an
indication of the date by which you could expect a decision. This should
normally be within 8 weeks from the date of the acknowledgement. The reference
number is unique to your application and should be to hand whenever you speak
to or correspond with the Council. Your application may be available to view
online through the Councils' website. If so you will be able to keep track of
third party representations and progress toward a decision.
You may also consider providing a copy of your application to
the Parish Council. They will be consulted by the Council, but do not always
receive the full details - particularly any explanatory letter/reports etc.
It is rarely a good idea to "wait and see what
happens". After a few weeks, contact the authority to check that they do
not require any further details or explanation of your proposal.
Have there been any formal objections to the proposal to
which you can provide an answer? Statutory consultation with all kinds of
people usually occurs within 21 days of the application being registered so a
call to the case officer after 4 weeks may shed light on areas of concern.
When will the case officer be visiting the property? Will
access arrangements be necessary? The planning officer may not need to come
onto the property and will usually make an unaccompanied visit. Where necessary
however the officer will arrange an appointment.
You may also be told whether your application is to be
considered under 'delegated powers' or by a full planning committee meeting.
The Council is under no obligation to speak to you about your
application in advance of a decision being made and you should not expect any
early indication of an outcome. However, officers may request further
information during the course of considering the proposal.
Unless the matter is decided under delegated powers,
a report to committee about your application will be produced for public
inspection at the Council offices at least three days before the committee
sits. This gives you time to check the officers recommendation and to provide
any last minute evidence if this is necessary.
If the recommendation is for outright refusal you may wish to
withdraw the application before a decision is made and live to fight another
day!
Check to see whether you are allowed to speak at the
committee meeting (you may need to register in advance). Increasingly
authorities permit this and you may receive notification of any time limits etc
(usually 3-5 minutes). [See Attending Committee]
It is always advisable to attend the planning committee to
hear what is said about your application. If there is a recommendation for
refusal you will need to know the grounds on which the Council are rejecting
the application. If the permission is granted there may still be time for a
celebratory drink in the local before closing time!
[See Monitoring Your Application for more detailed
information]
7. If Your Application is Successful
Congratulations you are the proud owner
of a planning permission. Now the hard work really begins!!
Will you need ?:
Listed Building or
Conservation Area Consent - if you did not apply for this at the same
time.
There may be planning
conditions to satisfy - Go to 'Decisions'
for your next steps.
8. If Your Application is Deferred
Don't Panic! Usually a deferral is
sought in order to carry out further inquiries or to request changes to the
scheme that will make it more acceptable. Perhaps the committee would like to
make a site visit before making their mind up. Check with the Case Officer
concerned to find out the position.
See 'deferrals' for further
information.
9. If Your Application is Refused
What went wrong? Again, Don't Panic. All may
not be lost. Maybe there was some uncertainty over the proposal, or the
committee felt the application could not be amended without major changes.
Perhaps you were seeking permission for something that the committee considered
did not entirely fulfil the planning policy criteria. Maybe the application
just ran out of time because of the need for more information. You may have
another free go.
Go to 'Decisions' for your next
steps.
10.
If in Doubt, Seek Advice.
As you may have already gathered, the world of planning is a highly
complex one and there are many potential slips for the unwary. Planning
specialists are available all over the country and the LINKS page contains a
directory of professional bodies and specialist advisors who may be able to
assist.
The e-SERVICE available through this
web-site also provides both free and low cost advisory services to help you in
obtaining your planning permission. Good Luck!
