All planning applications submitted to the local planning authority (LPA) must go through a set process where they are registered, consulted on, considered and determined. The process is summarised below but for more detailed information see: how the planning application process works
Pre-application advice
If planning permission is required, it can be helpful to discuss the acceptability of the proposal before submitting a planning application. Most LPAs offer pre-application advice which can help identify potential issues at an early stage, including what information might be needed as part of any application. A fee is usually charged for this service.
Applying for planning application
There are two main types of application: applications for full planning permission; and applications for outline planning permission. Full applications include detailed proposals of how a site will be developed. Outline applications need less detail (this is ‘reserved’ for later approval) and are used to find out whether a development is acceptable in principle.
Other types of application can also be made for specific types of development. For example, for works to a listed building or to develop in a conservation area, or to vary/remove a condition attached to an existing planning permission. For more information see: other application types.
Most applications are submitted electronically via the Planning Portal (a website for the purpose of submitting planning applications in England and Wales and for planning guidance) or through the local authority's website. Applicants must provide a completed application form, along with other relevant documentation and the correct fee. For more information see: requirements for validating a planning application
Consultation and publicity
On receipt of an application, the LPA will check to see if they have all the necessary plans and supporting information to determine it. ‘Valid’ applications are added to a public register, which is usually published on the local authority’s website and can be viewed by the public.
Immediate neighbours are also notified of any applications that will affect them. This notification can be by letter, an advert or site notice. For some applications (such as proposals that would affect the setting of a listed building), the local authority will place a public notice in the local press. A number of specialist bodies may also be consulted, such as the Historic England, Natural England or the Parish Council. The local planning authority may also consult with other internal departments of the Council.
Commenting on a planning application
Anyone has a right to comment on any application. Comments must be in writing and received before the deadline given. For more information see: how do I comment on a planning application.
There can be many different sorts of objections to planning applications, but they must always be related to or ‘material’ to planning. A material planning consideration could be, for example, that the development is not in line with national or local planning policies, or that it would have an impact on the area, such as increasing traffic, or result in the loss of valued community space. As the planning system works in the public interest, matters such as the loss of a view, devaluation of local property, or who the applicant or intended occupant is are not material planning considerations. For more information see: what are material planning considerations?
How are planning applications decided?
As the planning system is plan-led, all decisions on planning applications must be made in line with relevant policies in the development plan (Local and neighbourhood plans and, where relevant, the Spatial Development Strategy) unless there are strong reasons or material considerations to indicate otherwise.
Most decisions are taken by planning officers under delegated powers. Decisions on large-scale and/or more complex proposals are usually taken by a Planning Committee, which is made up of elected councillors. If the decision is being made by a Planning Committee the applicant and/or those objecting to the application, may be able to register to speak at the Planning Committee meeting, to present the application or their objections before a decision is taken. For more information see: how are applications determined?
LPAs should consider imposing conditions as an alternative to refusing planning application. For example, where it requires more details of the materials to be used or to restrict the use of the development once complete. Or it might set out obligations (section 106 agreements) that would make the development acceptable.
Nationally Significant Infrastructure Projects
There is a separate planning process for nationally significant infrastructure projects (NSIPs). These include developments like offshore wind farms, power stations, major roads and gas pipelines.
An applicant will submit an application for a development consent order to the Planning Inspectorate, who appoint independent inspectors to examine the application and make recommendations to the relevant Secretary of State about whether permission for the development should be given. For more information about the NSIPs process, see the Planning Inspectorate’s website here.