Planning Applications

At Plande we undertake a wide range of planning applications to help our clients achieve planning approval.

Planning applications by RTPI chartered planners

At Plande we undertake a wide range of planning applications to help our clients achieve planning approval.

planning applicationsThe planning system is a complex and fluid system with numerous stakeholders and agendas. We submit high quality, robust planning applications.

Before you start your project you will need to establish whether it requires planning permission. If it does then you will need to make a planning application. This is where Plande comes in – Speak with us before you do anything. We are RTPI Certified Town Planners who will be able to help you make the right decisions from the very beginning.

Planning Applications

If the application is not decided by the Council within 8 (or 13) weeks, it is possible to submit a ‘non-determination of planning appeal application’. A Planning Appeal can also be made if permission is refused for any reason. The better prepared you are before any submission to the Council, the greater the likelihood of getting approval.

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Good working relationship with Local Planning Authorities

The Government set target determination dates for local planning authorities to deal with planning applications.

The statutory time limits are usually 13 weeks for applications for major development and eight weeks for all other types of development. That is unless an application is subject to an Environmental Impact Assessment, in which case a 16-week limit applies. These dates can be extended with the agreement of applicants.

The risks of submitting inadequate or inappropriate planning applications without the right supporting information, adequate justification or unsuitable designs can have a dramatic impact on projects.

Unsuccessful planning applications can be the subject of a planning appeal, however, it is essential to understand why the application was unsuccessful in the first place. This ensures the best chance of success. Please see our dedicated section for more information.

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Improving your chances with high-quality planning applications

The following sections illustrate the different types of planning applications:

Full Planning Application

A detailed planning application can be incredibly varied in scope and scale and can require a wide range of supporting information.

A full planning application is the main type of consent sought and incorporates:

development which includes buildings, engineering or other works, in, on or under land, or the making of any material change of use of any buildings or other land”.

Full planning application fees are generally calculated by the scale of the development (per dwelling unit or per square meter of development for commercial schemes).

Works to individual dwelling houses can be dealt with via householder planning applications (see below).

Outline Planning Application

An outline application is a less detailed way of obtaining planning approval and only considers key aspects to a scheme, including the principle of development, use, scale etc.

Outline planning application fees differ from full planning applications in that they are calculated by the site area rather than the scale of development.  It can, therefore, be a more cost-effective way of clarifying the principle of development in the first instance.

Once an outline council planning application has been approved a further one will need to be submitted for the remaining details. This is known as a Reserved Matters Application.

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Reserved Matters

The five reserved matters are Access, Appearance, Landscaping, Layout and Scale.

Reserved Matters Planning Applications seek approval for the details not submitted at the outline planning application stage. They can be submitted as one application or individually.

Access incorporates movement into and within the site for vehicles, pedestrians and cycles.

Appearance relates to the “visual impression” or ‘look’ of the building or place including its architecture, materials, decoration, lighting, colour and texture.

Landscaping covers the land which isn’t built on and incorporates boundary treatment, soft and hard landscaping, gardens and amenity areas.

Layout deals with the position, orientation and relationships between the access routes, landscaping and building.

Scale is the length, width and height of any building or development and its relationship with its surroundings.

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Householder planning application

A householder application is specifically for “works or extension to a dwelling” and includes work within the curtilage of a house.

Examples include house extensions, conservatories, loft conversions, garages and outbuildings. Works to flats, multiple dwellings or anything outside of the garden area does not fall under the Householder Planning Application system.

In addition, some works to dwellings may not require planning approval. These include internal works including works to the building fabric as well as the garden area (sheds, outbuildings, fences etc.).

Some smaller extensions do not require planning approval and are classed as Permitted Development. These are subject to detailed regulations covering their relationship with their surroundings.

Permission in Principle

Permission in principle planning applications are an alternative way of obtaining planning permission for housing-led developments.

This planning application considers the principle of development rather than its technical/design detail. This route has two stages with the second being the Technical Details Consent.

This is a relatively new form of application. Many Local Authorities and design teams will not be familiar with the practical elements of such a planning application.

Clear and professional advice should be sought at the earliest stage to determine how best to seek the relevant planning consent for a site.

Technical Details Consent

Following the granting of the first stage of a Permission in Principle, a second stage planning applications for Technical Details Consent will be required.

The effect of such approval is that of granting planning permission for the development. Similar to Reserved Matters Planning Applications, Technical Details Consent planning applications will incorporate the key design elements and drawings for the scheme.

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Amendments to Permissions

There are opportunities to submit planning applications to amend or vary planning approval:

Non-material amendments  – planning applications seek minor or very small changes to a design or approval. Unfortunately, there is no statutory definition of what a ‘non-material amendment’ is and no right to appeal.

Minor material amendments – the application does not significantly change a scheme but includes ‘material’ rather than ‘nonmaterial’ amendments.

This area of the planning system can be quite complex. Obtaining the right professional advice is essential to reduce the time and cost associated with obtaining the right consent. We have a wide range of experience in dealing with this area.

Even when a planning application is approved it is still possible to amend a proposal.

Further details may be required before work can commence.

There are several options:

Discharge, Removal and Variations of Planning Conditions

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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.

Get expert help

Please contact us for more information on how we can assist with your planning permission application and to obtain a cost-effective solution.

For developers, architects, businesses and private clients you’ll have the go-ahead to start construction.

For landowners, you’ll have the reassurance that you’ve added value to your site.