Making a successful planning application is a key step in bringing your development or renovation plans to life. Whether you are applying to build a new home, extend an existing property, or undertake commercial developments, the quality of your planning application can significantly influence the outcome. A well-prepared and robust planning application demonstrates that you have considered all relevant factors, complies with local planning policies, and addresses any potential concerns raised by the planning authority.
In this article, we will guide you through the essential steps for making a robust planning application in England, providing useful tips to help ensure a smooth and successful process. Additionally, we’ll explain when it’s worth consulting a town planner to boost your chances of approval.
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Understand the Planning Process and Requirements
Before submitting your application, it’s essential to understand the planning process and what is required. The first step is to determine whether you need planning permission for your proposed project. Some smaller projects, such as certain types of home extensions or minor alterations, may not require additional planning permission (known as “permitted development”). There may however be a prior approval process you need to consider.
Visit the official planning portal for your local authority to review the specific planning requirements and policies that apply in your area. Local councils often have guidelines for various types of developments, so familiarising yourself with these documents will ensure your application aligns with local planning policies. Additionally, reviewing the National Planning Policy Framework (NPPF) is important, as it outlines key principles that guide planning decisions across England. If your project doesn’t align with planning polciies however there are material planning considerations why your proposal should be approved set them out clearly.
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Gather All Necessary Documents
A comprehensive planning application should include all required documents and information. Failing to include the necessary paperwork can lead to delays or a refusal of your application, take a look at our article Avoid delays in validation a planning application for more information on this. While specific requirements may vary depending on the scope and location of your project, common documents that may be required include:
- Completed Application Form: This is the standard form provided by your local planning authority that details the scope of your development.
- Design and Access Statement: This explains the design approach for your project and how it responds to the local environment. It also addresses accessibility considerations, particularly if your development involves public spaces or access for those with mobility issues. Our Practice Guide – Design and Access Statement will be useful.
- Site Plan: A detailed drawing showing the layout of the site and the proposed development, including the boundaries, existing features, and any proposed changes.
- Location Plan: A map showing the location of your site in relation to its surroundings.
- Elevation Drawings: Visual representations of the front, side, and rear elevations of your proposed development, with the existing building shown for context.
- Photographs or Visualizations: These help illustrate the impact of your development on the local area and can be particularly helpful for larger projects or sensitive sites.
Ensuring that these documents are detailed and accurate will give your planning application the best chance of approval. If you are unsure about how to prepare these documents, consulting with a professional may help ensure that everything is in order.
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Address Local Planning Policies and Guidelines
Every local authority has its own planning policies that guide decision-making. When making your planning application, it’s essential to align your proposal with these policies. The council will assess your application against its local plan, which sets out policies regarding land use, building design, environmental sustainability, and much more.
To make a robust application, research the following:
- Local Development Plan: Check whether your proposal complies with the local development plan, and ideally explain in a statement why you believe it complies with policies.
- Design Guidance: Many local councils issue design guidance for particular types of developments, such as residential or commercial buildings. Be sure to follow this guidance to ensure your design is in line with the aesthetic and functional standards expected in the area.
- Environmental and Sustainability Considerations: Increasingly, local councils require developments to meet sustainability criteria. This could involve energy-efficient building materials, sustainable drainage systems, biodiversity net gain or green infrastructure. Demonstrating how your proposal supports environmental goals is important.
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Consider the Impact on the Surrounding Area
A key consideration for any planning application is the potential impact on the local environment and community. Planning authorities assess how your proposal will affect neighbouring properties, the streetscene, local infrastructure, and natural resources. As part of your application, it’s important to address potential concerns related to:
- Visual Impact: Ensure that the design of your proposal integrates well with the surrounding area, both in terms of scale and aesthetic. Where necessary, include visualisations or renderings that show how the development will fit into its environment.
- Privacy and Overlooking: If your development involves windows or balconies that may overlook neighbouring properties, ensure you’ve considered privacy issues and how to mitigate them.
- Noise and Traffic: For larger developments, a transport assessment or statement may be required to address concerns related to increased traffic, parking, or noise. Providing a traffic management plan or soundproofing measures may also help alleviate these concerns.
- Heritage Impact: For developments in or near conservation areas, listed buildings or other heritage assets, you may need to demonstrate how your proposal does not harm them. Our article covering Understanding significance and avoiding harm to heritage assets maybe useful in these situations.
Taking the time to address these factors in your application shows that you have thoughtfully considered the surrounding community and environment, which can improve the likelihood of approval.
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Use Professional Help If Needed
While some planning applications can be straightforward, others may be more complex or require expert input. If you are unsure about how to navigate the planning process or need assistance in preparing documents, it may be beneficial to consult a town planner or planning consultant. These professionals have in-depth knowledge of planning policies and can guide you through the application process, helping you to avoid common pitfalls.
A town planner can help in several ways:
- Assessing the feasibility of your proposal: They can advise on whether your proposal is likely to be approved based on local planning policies and regulations.
- Preparing a strong application: A town planner can ensure that your documents are accurate, detailed, and compliant with all planning requirements.
- Handling objections and appeals: If your application is refused, a planning consultant can assist in appealing the decision and negotiating with the planning authority.
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Submit Your Planning Application and Be Prepared for Feedback
Once you’ve gathered all the necessary documents and addressed the relevant policies, submit your application to the local planning authority. Be prepared for feedback, as the council may ask for additional information or amendments to your proposal. Responding to any requests promptly and professionally is important for keeping the application process on track.
In most cases, a planning officer may conduct a site visit to assess the proposal in person. It’s important to be cooperative and open to discussing any issues raised during this process.
Related Content
More information for you is available in our series of eBooks and Practical Guides which cover everything from the very basics of town planning to application processes and what developers need to consider.
These articles maybe useful to you:
- Navigating the Maze: A Basic Guide To Planning Applications of interest.
- How do I apply for planning permission
- Common mistakes made when applying for planning permission
- Make an ally of your planning officer
If the process seems overwhelming, or if you want to ensure that your application is as strong as possible, don’t hesitate to seek the advice of a town planner. Their expertise can help you navigate the complexities of planning regulations, address potential issues, and present a compelling case to your local council. With the right approach and professional support, your planning application can move smoothly towards approval, bringing your vision closer to reality.
Take a look at blog on When to Hire a Town Planner our download a Guide on How to Choose a Town Planner.
