Construction Planning Services

The construction planning application process is a crucial step that ensures proposed developments are in line with local and national planning policies. Whether you're planning a residential, commercial, or industrial project, understanding the intricacies of this process can save time, money, and resources.

Understanding Planning Applications

Before undertaking any construction project, it is essential to determine whether planning permission is required. A planning application is a formal request to the local planning authority for permission to build, extend, or change the use of a building or land.

Types of Planning Applications

• Full Planning Permission: A detailed proposal for comprehensive approval of a development project.
• Outline Planning Permission: Establishes the principle of development without detailed design; usually followed by a reserved matters application.
• Reserved Matters Application: Submitted after outline permission, it provides the detailed aspects of the development.
• Householder Planning Permission: For extensions or alterations to an existing house or within its curtilage.
• Listed Building Consent: Required for any alterations or extensions to a listed building.

The Planning Application Process

The planning application process involves several stages, from pre-application advice to obtaining the final decision.

Pre-Application Advice

Many local planning authorities offer pre-application advice services. Engaging with this service can provide valuable insights and highlight potential issues early on. It can also help refine proposals to improve the chances of approval.

Application Submission

Applications are typically submitted online via the Planning Portal or directly to the local planning authority. The submission should include:

• Completed application form
• Site location plan and block plan
• Existing and proposed elevations and plans
• Design and access statement for major developments
• Supporting documents, such as flood risk assessments or ecological surveys
• Application fee

Validation

Once submitted, the application is validated by the local planning authority. This involves checking that all required information and documents have been provided. If the application is incomplete, it will be returned for additional information.

Consultation and Publicity

The local planning authority will consult with statutory consultees, such as the Environment Agency, Highways Authority, and local residents. Public notices may be posted on-site and in local newspapers to inform the community and invite comments.

Assessment and Decision

Planning officers assess the application against local and national planning policies. Key considerations include the impact on the local environment, design quality, and compliance with planning policies. The decision can be:

• Approved: With or without conditions
• Refused: With reasons for refusal

Appeals and Amendments

If an application is refused, the applicant has the right to appeal the decision. Amendments to approved plans may also be submitted for consideration.

Supporting Documents and Reports

Various supporting documents and reports may be required to accompany a planning application, depending on the scale and nature of the development.

Design and Access Statement

A design and access statement outlines the design principles and concepts behind the proposed development and explains how access issues have been addressed.

Environmental Impact Assessment

An EIA is required for larger developments that may have significant environmental effects. The assessment identifies potential impacts and proposes mitigation measures.

Flood Risk Assessment

A flood risk assessment evaluates the risk of flooding to and from the development site and proposes measures to manage and mitigate this risk.

Ecological Survey

An ecological survey assesses the potential impact of the development on local wildlife and habitats, proposing measures to protect and enhance biodiversity.

Transport Assessment

A transport assessment evaluates the impact of the development on local transport networks and proposes measures to improve accessibility and reduce congestion.

Navigating the planning application process can be challenging due to various factors, from regulatory complexities to community opposition. Compliance with planning policies and regulations can be complex. Engaging with planning consultants and seeking pre-application advice can help identify potential issues and streamline the process.