Blog: An Introduction to the Planning Process

Jennifer Hawksworth – Office & Client Liaison Manager

PLANNING.  The word alone can conjure up feelings of apprehension, often bringing with it daunting thoughts and trepidation at the prospect of entering into this often unknown territory; How much does planning cost?  Will I understand it?  How does the planning process work?  What planning application forms do I need?  How long does the planning process take?  Am I bound to be refused?  The questions can seem endless.

So where to begin.  Talk to us about your ideas – it may be we can suggest an alternative.  Consider your brief and your budget.  Take into account there will not only be planning costs, but architects fees and likely consultants costs too: perhaps there are protected trees on your land; a topographical survey may well be needed for clarification of the land levels, boundary and the recording of land features; maybe there are roosting bats or nesting birds that shouldn’t be disturbed and therefore require an ecology survey; perhaps a drainage consultant will need to be approached as you will be interfering with the services to the property… you get the idea.

The planning system is actually rather wonderful!  It is in place to support everyone, including organisations like ours, as well as house builders and planning consultants.  As is often the way, it comes down to preparation, people and communication – people such as ourselves who have the skills to communicate effectively with local planning authorities and who can explain and guide you over any hurdles that may be presented.  All parties involved, including yourself, play an important role in engaging and working together to achieve an agreed outcome.  Now the process may or may not become lengthy but there is always reasoning behind it – this we can help you understand.  

These are all points to be thought about and discussed before your brief and concept design can be agreed, and the plans drawn and submitted with your planning application and supporting documentation to the local planning authority (LPA).  We work to the RIBA Plan of Work 2020 and up to submission of a planning application is classed as Stage 0-3.   

Once submitted, the council will validate your planning application which will take around 3 weeks – this time is used by the council to ensure they have sufficient information in order to consider the application fully.  Following validation, the council issue a standard length of time for smaller applications of 8 weeks hence by which they are required to make their decision.  For more complex and major applications this time is extended to 13 weeks.  It may become apparent to the council they require more time, in which case an extension/s of time would be discussed. You can see how time can add up.

As part of our services we keep you informed of progress during this time, and maintain open and effective communication throughout both with the council and yourselves, maintaining pace and momentum.  As mentioned, it is a process to be met one step at a time and to which our involvement brings efficiency, always with the aim of achieving your requirements.

There are an array of planning application forms, which all have a specific relevance of course.  We can advise you in this regard and will expand further here next time.  In the meantime all application forms can be found on your local council website and the Planning Portal:

https://www.planningportal.co.uk

It is interesting to note that since the onset of the Coronavirus Pandemic, Householder Planning Applications in particular have risen significantly – the public have had time to talk and assess.    

Think about using our services and get in touch to arrange an Initial Consultation, we would like the opportunity to advise and assist you – applying for planning permission should be an exciting, not daunting prospect.  We charge a fee of £90 + VAT for the Initial Consultation but feedback everytime confirms the information and knowledge acquired is extremely valuable.  What do you take away?  A full understanding of the route forwards to that lifestyle change you are looking for, and it may not be the route you first imagined.