How to win Planning Permission

Navigating the world of planning permissions can be daunting. For homeowners, builders, or property developers, understanding how to secure planning approval is essential for successful projects. The process can vary widely depending on your location, the specifics of your project, and local regulations. Here, we will provide expert guidance and crucial planning approval tips to streamline your experience and maximize your chances of success.

Understanding Planning Permissions

Planning permission is essentially the formal approval required to carry out development work, whether that’s building a new home, making alterations to an existing property, or converting a commercial space. It’s governed by local planning authorities, and requirements can differ significantly across different regions.

In the UK, for instance, permitted development rights allow certain changes to buildings without needing full planning permission. These can include minor home extensions or changes to shop fronts. However, for larger or more impactful projects, you'll likely need to go through a detailed application process.

Planning Approval Tips

1. Research Local Policies: Every local authority has different regulations and policies regarding planning permissions. Before embarking on your project, familiarise yourself with local guidelines. Visit your local council’s website or planning office to gather crucial information about building codes, and typical obstacles.

   
   

2. Engage with Professionals: Consider hiring professionals who specialise in planning permissions, such as town planners or architects. These experts understand the local nuances and can provide invaluable insights into project feasibility. They’ll help you create a more solid application and identify potential issues before they become setbacks.

   
   

3. Clearly Define Your Project: The more detailed your project plans, the better. This includes design sketches, site plans, and comprehensive descriptions of the intended use (a Design and Access statement). When you present a well thought out project, it reflects professionalism and increases confidence in your proposal among local authorities. Add diagrams and visuals to communicate your ideas clearly to those unfamiliar with your vision.

   
   

Is Pre-Application Planning Advice Worth It?

In theory, pre-application advice is intended to help applicants understand how planning policies may be applied to their proposals. Many local authorities offer this service to provide early feedback and guidance before a full application is submitted. However, in our experience, the reality can be quite different.

We’ve found that pre-app advice is often disregarded once the full application is submitted, with new issues raised or original guidance contradicted. Rather than streamlining the process, it can sometimes serve to delay or complicate matters unnecessarily. In many cases, it appears to be used as a tool to defer decisions, discourage applicants, or prolong the overall planning timeline.

From our professional experience, we rarely pursue pre-app advice. We have a strong understanding of planning policy and the practicalities of local authority processes, which allows us to assess the viability of a proposal and determine the best approach without relying on formal pre-app feedback. That said, the value of pre-application advice can vary significantly between councils — some are more consistent and constructive than others.

In Summary:

While pre-app advice can theoretically offer helpful insights, we believe it’s not always a worthwhile investment — particularly for experienced developers or consultants who are confident navigating the planning system. For less familiar applicants or in more complex or contentious cases, it may still be worth considering, especially where the local authority has a reputation for providing clear, consistent, and meaningful guidance.

Site sections and elevations can form part of the submission drawings for applications

Preparing Your Application

Once you’ve gathered the necessary information, it’s time to prepare your application. Here are critical elements to include:

• Application Forms: Ensure all forms are filled out accurately and completely. Errors or missing information can lead to delayed decisions or outright refusals.

  
  

• Site Plans: These should detail your property’s surroundings and how your project will fit in with existing structures. Well detailed site plans help assess the potential aesthetic impact.

  
  

• Supporting Statements: You might be required to submit statements justifying why your project should receive approval, particularly if it doesn’t align perfectly with local policies.

  
  

• Consultation Evidence: Including any evidence of public or stakeholder consultations can demonstrate community support for your project, which often plays a pivotal role in garnering approval.

  
  

Navigating Objections and Revisions

Plan to encounter objections once your application is submitted. Local authorities often publish applications and request public comments. Being prepared for feedback, whether positive or negative, is essential:

• Engage with Objectors: If objections arise, consider reaching out to those who voiced concerns. Open communication can clarify misunderstandings and potentially mitigate reasons for objection.

  
  

• Prepare for Resubmission: If your application is refused, don’t be disheartened. Review the refusal reasons carefully, adapt your application, and resubmit. Many successful applications were first rejected but became viable through careful consideration and revisions.

  
  

Construction site showcasing building development under review

Staying Informed Throughout the Process

The planning permission process can be lengthy, often taking several weeks or months, depending on the complexity of the project. It’s vital to stay informed and engaged during this period:

• Follow-Up Communication: Regular follow-ups with the planning officer can provide ongoing insights into your application status and any emerging issues.

  
  

• Community Engagement: Depending on the size and scale of the development you could consider keeping the local community updated about your project which can foster goodwill. You may even host information sessions to address concerns directly.

  
  

• Document Everything: Maintain a record of all correspondence related to your application. This will prove beneficial for future reference, especially if any disputes arise.

  
  

Final Thoughts on Planning Permissions

Securing planning permission can be a complex process, but with careful preparation and a clear strategy, it’s possible to navigate it successfully. Taking time to understand local policies, preparing well considered applications, and responding constructively to feedback can all make a meaningful difference.

While every project is unique, seeking informed, professional advice can help you avoid common pitfalls and strengthen your application. As part of our work, we offer planning consultancy services based on experience and a practical understanding of how local authorities operate, helping clients approach the process with clarity and confidence.

With the right support and a proactive approach, achieving planning approval becomes a far more manageable and rewarding step in your project.