Planning Statements

Expertly written planning statements that explain, justify and strengthen your planning application

What is a Planning Statement?

A planning statement is a document submitted alongside a planning application which sets out the case for the development. It explains what you want to do, why it’s needed, and how the proposal fits with local and national planning policy.

Most importantly, it also gives you the opportunity to detail the benefits of the development and the positive contribution it makes to the area.

Put simply, it’s your chance to tell the planning officer why planning permission should be granted.

What should be included in a Planning Statement?

There is no single format for every planning statement. What needs to be included is driven by the development itself, the site, and any planning issues involved.

If the proposed development is small and relatively straightforward, the statement may be short and focused. More complex developments require a more detailed planning case, supported by policy, planning history and evidence.

The important thing to keep in mind is that the statement deals with the points that matter, rather than being packed with irrelevant detail.

What is a Planning Statement

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Planning Statement Checklist

The following sections should be included in the perfect planning statement:

1. Details about the site and its Planning History

Start off by introducing the site, its location and current use. If it is relevant to your application, summarise any previous planning applications and decisions that may affect the land or any properties sitting on it. Planning history can be useful, particularly where previous applications have been approved or refused.

2. The Proposed Development

Then explain exactly what you are proposing to do. Be succinct. Planning officers do not want to read long rambling sentences. Explain how the project has developed, what it achieves and why you have taken a certain approach.

3. Relevant local Planning Policies

Cite any planning policies that are relevant to your application. In most cases there will be local policies that apply to your particular plot of land/site. Explain clearly how the development complies with them. If there is a conflict, it needs addressing properly.

4. National Planning Policies

Similarly, cite any national planning policies – check on the NPPF part of the government website. Check if any other guidelines are relevant to your application. Identify the parts that support the development and how they apply to the proposal.

5. The Planning Merits of the Proposal

Make a strong case for the development. Detail the benefits and why it is appropriate for the site. For example, you may include how certain buildings are being reused, that you are providing new builds or employment, improving an existing property, or making better use of the land.

6. Constraints and Potential Objections to the Development

Address potential planning issues, including constraints or possible objections. Ignoring these will not make them go away. The aim is to explain why the application should not be refused and how the proposal has been designed to overcome them.

7. Supporting Evidence and Reports

You may need to seek the help of external specialists to provide, for example, transport, drainage, heritage, ecology or other reports to support the application. The planning statement is where these are brought together to make the strongest case for the application.

8. Why Planning Permission Should Be Granted

The final part summarises and pulls together the whole application. Explain why, taking all parts of the application, including policies and potential external reports, into consideration, the local planning authority should approve the application.

Tips for preparing a planning statement to support a planning application.

A planning statement adds punch and purpose to your development application. It describes your proposal clearly and succinctly in language that the planning officer understands. It demonstrates compliance with local regulations and argues positively for its approval. These are the essential components of the perfect statement:

  • Be succinct – Succinctly introduce your project and explain all of the details in plain language.
  • Make it easy to understand – Number and reference supporting documents and reports included in the application and refer to them in the main body.
  • Site Analysis – Describe the site’s characteristics, such as size, shape, topography, and landscaping. Consider neighbouring buildings and access.
  • Be detailed: Include details like the number of storeys, area, layout, and architectural style. Highlight unique design elements that could enhance the surrounding area. Positive considerations to include are measures such as minimising the impact on neighbours and the surrounding area.
  • Planning Policies: Include specific policies, such as those concerning principle, design, amenity, access, sustainability and biodiversity and other relevant factors. Legal precedents offer compelling support for your project.
  • Write a Succinct and Persuasive Conclusion: Concentrate on solidifying your case for approval. The conclusion should be clear, concise, and leave a lasting positive impression. Summarise key points. Bullet point them if necessary to make them stand out. Reiterate policy compliance and highlight positive contributions, addressing any potential negatives head-on. Qualify benefits and how they outweigh any possible drawbacks. 

Remember: The requirements for a planning statement will depend on a variety of factors, including:

  • Location
  • Type and scale of your development
  • The current Local Plan

Every application is unique. Plande’s bespoke planning statement service reflects this by addressing the most relevant aspects of your development.

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What Are The Other Types of Planning Statements?

What is a Householder Planning Statement?

This is a specific planning statement for works to private homes.

Planning applications for house extensions and home remodelling projects are often contentious and can be refused due to a lack of justification against the relevant local authority policies.

Many Local Planning Authorities have detailed supplementary planning guidance documents such as Conservation Area Appraisals, and/or Article 4 Directions.

These will relate to where your house is located and its type (i.e. Green Belt, Areas of Outstanding Natural Beauty (AONB), Listed Buildings etc).

What is a Heritage Statement?

Sometimes referred to as a Heritage Impact Assessment, it is a statement which is required by the National Planning Policy Framework (NPPF). It specifies the significance of any heritage asset such as buildings, conservation areas or any neighbouring heritage asset affected, including any contribution made by their setting.

What is a Heritage Asset?

A heritage asset is something which has value because of its contribution to society, knowledge and/or culture. This could be an historic park, building, landscape or townscape.

When is a Heritage Statement required?

It is required for applications or Listed Building Consent when proposals directly involve or affect the setting of a heritage asset.

It can be formally ‘designated’ or ‘non-designated’. For example, a listed building or conservation area is designated, whereas other buildings may still be regarded by the local authority as heritage assets but will be ‘non-designated’.

A heritage statement is required for all applications affecting, Conservation Areas, Listed Buildings, World Heritage Sites, Scheduled Monuments,  Protected Wreck Sites, Registered Parks & Gardens and Registered Battlefields.

It is also required where buildings and sites have historic value but may not have been nationally recognised or assessed.

Please contact us if you are looking for assistance with a heritage statement. We have a range of experts, including our own in-house consultants on the RIBA Conservation Register, as well as external historic building specialists.

What is a Green Belt Planning Statement?

This is a written statement, submitted as part of a planning application, justifying the proposed development within the green belt. It must comply with local and national planning policies.

They are often complex and difficult to write because local planning authorities are required to ensure that ‘substantial weight’ is given to any harm to the green belt. By definition, any inappropriate development may be harmful.

Please see our Green Belt Development page for further information. It is possible to justify that there are ‘very special circumstances’ which can be considered if these clearly outweigh any harm.

When can a Very Special Circumstances statement be useful?

They can be useful to justify proposals that would otherwise be unacceptable within the green belt. Examples of such statements include house extensions which are disproportionate, or replacement dwellings which are materially larger.

How Do I Prepare a Planning Statement for presentation to a Planning Committee?

If an application is referred to a Planning Committee, it will likely either have a recommendation for approval or refusal. At these meetings, all interested parties will have the opportunity to make a short presentation to the committee members to either support or object to the application.

It makes sense to have a qualified Planning Consultant present with you at these meetings, especially if there are aspects of the committee report that either do not fully justify the scheme or contain inaccuracies. The consultant will be able to read out the planning statement on your behalf, increasing the chance of your proposed development gaining approval.

How do I Object to a Proposed Development?

For objectors, a short planning statement can be submitted during the meeting to highlight any planning issues and concerns, especially where the development does not accord with the development plan, or is unacceptable with regards to other planning matters.

Time is limited, so having a well-written, succinct and powerful planning justification statement is crucial to enable the planning committee to understand the pertinent points.

What is a Sequential Test or Assessment?

Paragraph 87 of the NPPF states that a sequential test should apply to all planning applications for main town centre uses which are neither in an existing centre nor in accordance with an up-to-date plan.

Local Planning Authority policies often require town centre uses to be located within town centres. However, it can be possible that such uses are not possible or desirable for applicants.

A Sequential Assessment Planning Statement seeks to consider that there are no available or suitable town centre or edge of town centre locations (as necessary) to try and justify such uses in other locations.

When is a Sequential Test or Assessment required?

They are normally required for town centre uses, for example, retail, office, leisure & hotels. Also for  ‘edge of the town centre’,  ‘out of centre’ locations, for developments over a certain size, or where proposals are not in accordance with an up-to-date development plan.

What Is a Full Statement of Case for a Planning Appeal?

When an appellant (the person appealing) submits an appeal, they need to submit a full statement of case, irrespective of the procedure they wish the appeal to follow. Where the appellant requests an inquiry, the guidance may be helpful.

Most appeals are undertaken via the ‘Written Representations’ route and as such, a Grounds of Appeal or ‘Full statement of Case’ is required.

Please see our planning appeals page for more information.

What our clients say...

“I first came across your company via the internet. I was very happy with the speed of service and getting the case together before submitting for my appeal.

I found that the contents of the statement to be very compelling and had substance. I was also pleased that you included examples of other schemes that the council approved of before you submitted the statement. I was also pleased that you asked me if I wanted to make any amendments before finally submitting.

I was happy with your fee and found this to be very competitive.

I would recommend your services to others who may benefit from what you offer.”

“Grounds of appeal statement’ is excellent, you have obviously done a lot of research.
I want to thank you very much for all the effort and hard work you put into it, all the research carried out and the very comprehensive appeal documents you submitted.

A very thorough job.

We feel that the service we received from you was outstanding. Very professional and structured.

Communication was always quick and responsive.”

“A very helpful service, with the fastest possible turnaround and at the best price quoted- I’ll use again!

An excellent service handled with supreme attention to detail leading to a positive outcome.
Nothing to be improved upon – service was excellent and friendly throughout, from initial consultation to planning approval. thank you.

We would not hesitate to recommend you to other prospective clients. It was always easy to contact you and you kept us informed of progress. Everything was handled efficiently and professionally”

“"We have been extremely happy with the service you provided. We feel, communication was honest and excellent at all times. We were kept up to date throughout the whole process.

Having previously used another company we definitely feel you offered a far more professional service for a far more reasonable price. We would reccomend you to anyone in our position, who is unsure how to go about an appeal.

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Frequently Asked Questions About Planning Statements

Why submit a planning statement?

Planning applications are often incorrectly refused for many different reasons.

It may be that the application package of information was not convincing enough for the Local Planning Authority. Planning policy may have been misinterpreted or a decision may have been overly swayed by strong objections.

Other reasons why a planning statement is a useful strategy are to justify that specific parts of the proposals are acceptable (the principle etc), and to summarise the key aspects of complex schemes.

On larger or more complicated schemes, especially where the development doesn’t completely accord with planning policy, a Planning Statement is essential to provide the background to the arguments.

Why choose Plande for your statement?

We have an expert in-house team with wide-ranging specialist external support where specific assistance is required. We create detailed and robust statements to give your planning application the best chance of achieving approval.

In Summary:

  • Experienced Professionals: We are a team of planning consultants with a proven track record of success, possessing in-depth knowledge of local planning regulations. We tailor each statement to the specific project needs. We have a comprehensive network of specialists to hand, including RIBA Chartered Architects for design, Barristers for legal matters, Highways Consultants for highway concerns, Ecologists and Sustainability Consultants for environmental impact, Arboriculturists for tree assessments, Landscape Architects for site integration, and Designers for compelling presentations.
  • Compelling Communication: We craft compelling statements to champion your development, highlighting the benefits and addressing potential concerns.
  • Efficient Process: We work closely with you to understand your project and vision to ensure the planning statement reflects your goals accurately.
  • Focus on Success: We are committed to achieving a positive outcome for your planning application.

Do you need to visit the site?

We undertake site visits when we feel they are necessary. Information such as photographs, drawings or plans can be emailed to us.

We can gather more information from Google Street View and the local authority’s planning website.

Does a planning statement improve the chance of obtaining planning permission?

Yes, they definitely give the best chance of obtaining permission for your development. They justify and summarise a scheme and the relevant policies far better than simple drawings.

The design and supporting information are also crucial elements. As part of the process, we would advise of any further supporting information.

Sometimes a redesign may be the best way to obtain planning where a small detail or issue would prevent approval.

If this is the case, we would assist with this process, either as a standalone service (we have our own in-house RIBA Architects etc) or with your existing design team.

Why should we use Plande rather than our local architect or surveyor?

Planning statements are a highly specialist area incorporating many different aspects.

These include planning and case law. Our specialist team works on all types of statements across England, Scotland and Wales so our breadth of experience and independence from local political influences provides a unique and cost-effective service.

The planning system is becoming more and more complex and it is difficult for non-planning professionals to keep up-to-date with all changes to policies and case law, particularly when matters relate to the NPPF Paragraph 80 homes or other hot political topics.

We work with your existing team to provide a strong and robust planning package to ensure the best chance of success.

How long does a Planning Statement take to prepare?

We aim for 5–10 working days. However, in many cases these are completed sooner. Please contact us for more detailed information.

What types of statement can Plande undertake?

We undertake all types of statement. Our services primarily deal with Minor Applications ranging from 1 to 10 houses and up to 1,000 sq m of commercial development.

It is the complexity of the application that dictates whether we can assist. Please contact us with your project and we can advise further.

Statement examples

Writing planning statements or a design and access statement is not a one-size-fits-all approach.

There are key similarities in each of our statements. Please contact us for more information and specific examples to help with your project.

Disclaimer: This page provides an introduction only and is not a definitive statement of the law and should therefore not be relied upon. The information above relates to England only. Policies across the rest of the UK may differ. Contact your Local Planning Authority for advice and confirmation before any works are carried out. All images used are for illustrative purposes only. Read the full disclaimer here.

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