# Planning Permission Process Planning permission is the regulatory approval required before development can proceed, ensuring that proposals comply with local planning policy, protect amenity, and contribute positively to the built environment. The architect must navigate the planning system from pre-application engagement through determination, conditions discharge, and potential appeal. Understanding planning process is fundamental to project delivery. --- ## Table of Contents - [Planning Application Types](#planning-application-types) - [Pre-Application Engagement](#pre-application-engagement) - [Application Requirements](#application-requirements) - [Determination Process](#determination-process) - [Permitted Development](#permitted-development) - [Planning Conditions](#planning-conditions) - [Section 106 and CIL](#section-106-and-cil) - [Appeals](#appeals) - [See Also](#see-also) --- ## Planning Application Types | Type | Description | Typical Use | |------|-------------|-------------| | **Full planning** | Detailed application with all design information | Most development projects | | **Outline** | Establishes principle of development; details reserved | Large sites, speculative applications | | **Reserved matters** | Detailed design following outline approval | Subsequent phases of outline sites | | **Householder** | Extensions/alterations to single dwellings | Residential extensions | | **Listed building consent** | Works affecting listed buildings | Any alteration to listed building | | **Conservation area consent** | Demolition in conservation area | Demolition proposals | | **Advertisement consent** | Signs and advertisements | Shopfronts, development signage | | **Lawful Development Certificate** | Confirms development is lawful | Existing or proposed development | | **Prior approval** | Limited assessment for permitted development | Office-to-residential conversions, telecoms | --- ## Pre-Application Engagement | Activity | Purpose | |----------|---------| | **Pre-application meeting** | Informal discussion with planning officer; identify issues early | | **Design review** | Independent panel assessment of design quality | | **Community consultation** | Engage local community before formal submission | | **Heritage consultation** | Discuss proposals with conservation officer for heritage sites | | **Highways consultation** | Early engagement on transport and access | | **Environmental screening** | Determine if EIA is required | Pre-application advice is not binding but significantly improves approval prospects and reduces delays. --- ## Application Requirements | Document | Purpose | |----------|---------| | **Application form** | Standard form with project details | | **Site location plan** (1:1250/1:2500) | Shows site in wider context, red line boundary | | **Block plan** (1:500) | Shows site layout, access, boundaries | | **Existing and proposed plans** | Floor plans, elevations, sections, roof plans | | **Design and Access Statement** | Explains design rationale, context response, accessibility | | **Planning Statement** | Policy justification and compliance argument | | **Transport Assessment / Travel Plan** | Traffic impact and sustainable transport measures | | **Flood Risk Assessment** | Required in flood zones (Environment Agency) | | **Ecological Survey** | Protected species, habitat assessment | | **Heritage Statement** | Impact on heritage assets and their setting | | **Energy/Sustainability Statement** | Compliance with local sustainability policies | | **Tree Survey** | BS 5837 survey with root protection areas | | **Noise/Air Quality Assessment** | Where relevant to site or proposed use | --- ## Determination Process | Stage | Timeframe (UK) | Activity | |-------|----------------|----------| | Validation | 1–2 weeks | Council checks application is complete | | Consultation | 21 days | Neighbours, parish council, statutory consultees notified | | Assessment | Ongoing | Planning officer evaluates against policy | | Committee/delegated | Variable | Decision by committee (major) or delegated to officer (minor) | | Decision | 8 weeks (minor), 13 weeks (major), 16 weeks (EIA) | Permission granted, refused, or withdrawn | ### Material Planning Considerations | Material | Not Material | |----------|-------------| | Planning policy compliance | Loss of private view | | Design and appearance | Impact on property values | | Highway safety and access | Commercial competition | | Neighbour amenity (daylight, privacy, noise) | Personal circumstances of applicant | | Heritage impact | Applicant's motivation | | Flood risk | Boundary/ownership disputes | | Ecology and biodiversity | Construction inconvenience | --- ## Permitted Development Development that can proceed without planning permission under the General Permitted Development Order (GPDO): | Class | Permitted Development | |-------|----------------------| | A | Enlargement of dwellinghouse (rear extensions) | | B | Roof additions (dormers) | | C | Other roof alterations | | D | Porches | | E | Outbuildings, swimming pools, enclosures | | MA | Commercial to residential change of use (prior approval) | | O | Office to residential (prior approval) — now Class MA | **Restrictions:** Permitted development rights may be removed by Article 4 Directions (common in conservation areas) or by conditions on existing permissions. --- ## Planning Conditions | Condition Type | Example | |---------------|---------| | **Pre-commencement** | Submit materials samples before starting on site | | **Pre-occupation** | Complete landscaping before occupation | | **Compliance** | Development to accord with approved drawings | | **Time limit** | Commence within 3 years of permission date | | **Informative** | Advisory notes (not enforceable conditions) | ### Discharge of Conditions Each pre-commencement and pre-occupation condition requires formal discharge by the planning authority before the relevant stage can proceed. Failure to discharge conditions renders development unlawful. --- ## Section 106 and CIL ### Section 106 Agreements | Obligation | Purpose | |-----------|---------| | Affordable housing | Percentage of units at affordable tenure | | Open space | On-site or financial contribution to public open space | | Education | Contribution to school places | | Highways | Off-site highway improvements | | Employment/training | Local labour agreements | | Heritage | Conservation works to heritage assets | S106 must meet three tests: necessary, directly related, and fairly/reasonably related in scale to the development. ### Community Infrastructure Levy (CIL) | Feature | Description | |---------|-------------| | Fixed-rate charge | Per m² of net new development (varies by use and zone) | | Non-negotiable | Set by local charging schedule | | Strategic infrastructure | Funds transport, education, health, open space | | Relief | Available for affordable housing, self-build, charitable development | --- ## Appeals | Ground | Mechanism | |--------|-----------| | **Refusal** | Appeal against refusal of planning permission | | **Non-determination** | Appeal if council fails to decide within statutory period | | **Conditions** | Appeal against conditions attached to permission | | Method | Application | |--------|------------| | **Written representations** | Most householder and minor applications | | **Hearing** | Informal discussion-based process | | **Inquiry** | Formal proceedings with cross-examination; major/complex cases | Appeals are determined by the Planning Inspectorate (PINS) in England. Success rates are approximately 30%. --- ## See Also - [[Building Regulations Compliance]] - [[Heritage Impact Assessment]] - [[Stakeholder Management]] - [[Master Planning Process]] - [[RIBA Plan of Work]] - [[Architects Duty of Care]] --- #planning #permission #development-control #section-106 #cil #appeals #professional-practice