How to Apply for Planning Permission

Applying for planning permission is one of the most important steps in any building or development project in the UK. Whether you are extending your home, building a new dwelling, changing the use of a property, or developing a commercial site, getting the right approval is essential. The application process can be complex, but with careful preparation and a clear understanding of what is required, you can significantly increase your chances of success. For homeowners, developers, landlords and businesses, navigating the planning system effectively ensures that your project is legally compliant, financially viable and aligned with long-term goals.

In recent years, planning policy has become more focused on sustainability, design quality, and environmental performance. Councils are under pressure to support development while protecting heritage, landscapes and communities. This means applications are scrutinised more closely than ever, making a thorough and well-presented submission all the more critical.

What is a Planning Application?

A planning application is a formal request to a local planning authority seeking permission to carry out development. There are several types of application, including full planning permission, outline permission, reserved matters, and householder applications. The type you choose depends on the nature and scale of your project.

Full planning permission is used when you have a detailed proposal and are ready to proceed with construction subject to approval. Outline permission establishes the principle of development and is often used for larger or strategic sites. Reserved matters applications then follow, dealing with specifics such as layout, appearance and landscaping. Householder applications apply to typical domestic works such as extensions, loft conversions and garden buildings.

Who Needs to Apply?

Anyone intending to undertake building works or change the use of a building or land must apply if the project falls outside permitted development rights. This includes homeowners making major alterations, self-builders constructing new dwellings, landlords converting properties into flats or HMOs, and commercial operators making structural or functional changes to premises. Even where permitted development applies, it may be wise to submit a lawful development certificate to confirm this.

If the property is listed or in a conservation area, stricter rules apply and listed building consent may also be needed. For developments involving new access roads, drainage, or other infrastructure, additional consents may be required alongside planning approval.

Legal and Planning Framework

Planning applications are governed by the Town and Country Planning Act 1990, along with the National Planning Policy Framework and local development plans. Every local planning authority is responsible for determining applications within their boundaries, applying both national and local policy to assess each proposal.

Applications are submitted via the Planning Portal, which provides a standardised online process across England and Wales. The Scottish Government and Northern Ireland Executive have their own systems. The application must include site and location plans, detailed drawings, a completed form, and a fee. Supporting documents such as design statements, flood risk assessments or ecology surveys may also be required depending on the site.

The Application Process

Before submitting a formal application, you can request pre-application advice from your local authority. This is not mandatory, but it helps identify any concerns early and improves the quality of your submission. Some authorities charge for this service, but it can often prevent wasted time and cost later.

Once ready, the application is submitted online through the Planning Portal. After submission, the council checks whether your application is valid, meaning all documents and fees have been provided correctly. Once validated, the application is registered and enters the public consultation phase. This usually lasts 21 days, during which neighbours, parish councils, and statutory consultees can comment.

A planning officer is then assigned to assess the application against local planning policies, site constraints, design principles, and consultation responses. For smaller or straightforward applications, the decision is often made under delegated powers by the officer. Larger or controversial schemes may be referred to the planning committee. You will receive a written decision notice confirming approval, refusal, or approval with conditions.

Timescales and Costs

Planning application fees vary by type and scale of development. As of 2025, a householder application in England costs £258, while a full application for a single new dwelling costs £578. Outline planning applications start from the same base rate and increase with site size. Additional costs for professionals such as architects, planning consultants, and specialist reports should also be factored in, particularly for complex or sensitive sites.

Most local authorities aim to decide householder applications within eight weeks and major applications within thirteen weeks. However, delays are common, especially in areas with high volumes of applications or staff shortages. Applicants can agree to an extension of time with the planning officer if needed, which may help avoid a rushed decision.

Common Mistakes and How to Avoid Them

One of the most common errors is submitting incomplete or inaccurate plans. Councils often reject invalid applications, causing unnecessary delays. Using old Ordnance Survey plans, omitting elevations or not providing scaled drawings are frequent issues. Failure to understand the local context or design policies can also lead to refusal.

Another mistake is not engaging with neighbours or the community. While not a legal requirement, local objections can influence decision makers. Ignoring constraints such as protected trees, flood risk zones or highway access can also cause setbacks. Poor communication with the local authority or relying on guesswork rather than planning policy can result in avoidable problems.

Tips for a Smooth Application

Start early by researching your local authority’s planning policies and checking constraints on the site using their online tools or GIS mapping system. Consult an architect or planning consultant if the proposal is complex or if the site has sensitive features. Use the pre-application advice service where offered, particularly if the proposal is unusual or in a high-profile area.

Prepare high-quality, clear plans and statements that explain the rationale behind your design and how it meets policy. Think about how the development will affect the character of the area, neighbouring properties, and access arrangements. Show how you have taken sustainability, energy performance and biodiversity into account. Keep lines of communication open with your case officer once the application is in progress, and be responsive to requests for clarification or amendments.

Design, Sustainability and Policy Considerations

The planning system increasingly prioritises sustainability and good design. Your proposal should consider the Future Homes Standard, aiming for higher thermal efficiency, low carbon heating, and reduced emissions. For residential developments, biodiversity net gain requirements may apply, requiring you to deliver measurable improvements in habitat and green infrastructure.

Design and Access Statements, required for certain applications, allow you to set out how your design responds to the site’s context, how it complies with local character, and how it promotes inclusive access. Well-drafted statements can reassure the council that the development has been carefully considered.

Real-World Example

A self-builder in rural Somerset wanted to construct a timber-framed eco-home on a plot of agricultural land. Because the site was outside a defined settlement boundary, it was considered open countryside. The applicant sought pre-application advice and learned that the only way forward was under Paragraph 84 of the NPPF, which supports truly outstanding or innovative homes in isolated locations. Working with an architect and planning consultant, they developed a high-performance passive house design that incorporated green roofs, natural materials and off-grid utilities. The council approved the scheme after extensive consultation and design revisions, showing how early engagement and a policy-led approach can result in approval, even in restrictive settings.

Conclusion

Applying for planning permission in the UK involves much more than just submitting a form. It requires careful preparation, an understanding of the local planning context, and high-quality documentation. Whether you are altering your home, building from scratch or investing in development, getting planning permission right is essential for success. By taking a methodical and informed approach, supported by professional advice where necessary, you can navigate the process efficiently and with greater confidence.