The planning process can conjure up feelings of apprehension. Often, it brings with it daunting thoughts and trepidation at the prospect of entering into this 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? Will my application be refused? The questions can seem endless.

So where to begin. Talk to us about your ideas – we can often suggest creative ways to enhance them that need not cost any more. Consider your brief and your budget – have you worked out your priorities? Take into account there will not only be build costs but planning charges and other 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 mustn’t be disturbed and therefore require an ecology survey; perhaps a drainage consultant will need to be approached if you are interrupting the services to your property… or your neighbour’s. You get the idea.

An illustrated image of a Pipistrelle Bat from the RSPB.
The Pipistrelle Bat © RSPB

The Planning System

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 like ourselves who communicate effectively with local planning authorities and who can explain and guide you over any hurdles.  All parties involved, including yourself, play an important role in engaging and working together to achieve an agreed outcome.  The process may become lengthy but there is always reasoning behind it – we will help you understand all this.

These are all points to be thought about and discussed before your brief and concept design can be finalised. Once agreed, the plans can be 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 Work Stages 0 to 3.  

An image of a building project from PLACE, we can see the outside of a property and the garden.

Once submitted, the council will validate your planning application which will take around 1 to 2 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 have a statutory period (agreed length of time) of 8 weeks for most applications – which means this is the time by which they are required to make their decision.  For more complex and major applications this time is extended to 13 weeks.  The Council may require more time, in which case an extension of time would be discussed. You can see how time can add up.

PLACE architects

As part of our architect’s 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 is an array of planning application forms, which all have a specific relevance of course.  We can advise you in this regard and will select the appropriate form.  The application forms can be found on your local council website and the Planning Portal.

It is interesting to note that after the Coronavirus Pandemic, the number of Householder Planning Applications in particular rose significantly – perhaps people had time to talk and assess.  At the time of writing the number of applications submitted in Cornwall has only just started to go down, but Cornwall still receives the most in England.

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 £150 (includes VAT) for an Initial Consultation. Client feedback every time 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.


written by Jennifer Hawksworth

Office Manager and Planning Assistant, overseeing the smooth running of our studio and providing assistance with local authority applications.