Making a planning application

So you've established that the development that you want to carry out requires planning permission - what steps do you need to take before submitting your application? Well, time spent preparing your application is always beneficial. Not only can it save you time and money but also it can help speed your proposal through the planning system and enhance your chances of success.

It is always a good idea to discuss your proposals at an early stage with officers from the Local Planning Authority. Do this before you go to the expense of getting detailed drawings prepared and submitting your application.

Get Advice: Firstly, the planning officers will be able to advise on the likelihood of your proposal being acceptable, although they cannot pre-judge applications. If they are unhappy with your initial ideas, they may be able to suggest how you might alter your plans to make them more acceptable. They will also be able to provide you with planning application forms, advice on how to complete them and what plans and drawings will need to accompany the application. They will also give you an idea as to how long it will take for them to deal with your application.

Be Patient: It is important to understand that this whole process takes longer than you would wish and you will need a lot of patience! Planning Authorities have eight weeks in which to determine your application, but staffing shortages and heavy workloads mean that it often can take longer, although most applications are dealt with within 12 weeks. Applicants do have a right to appeal against non-determination after eight weeks but seldom is this worthwhile, and it can be both time-consuming as well as expensive. Preparing your application properly, however, it will mean that the Local Planning Authority has a better chance of dealing with it quickly.

Should you appoint an Agent: If your proposal is for a large-scale development, or perhaps one that is potentially controversial, then it might be worthwhile appointing an agent, an architect, planning consultant, land agent, surveyor, builder or similar, to prepare and manage you application through the process. They will be in a good position to advise as to how best to present your proposals, although they will charge a fee for their services. It will normally be necessary to get professional to prepare any detailed drawings that may be needed to accompany your application.

Most applications have to be accompanied by a fee. These fees are set by Central Government, not by the Local Planning Authority. Officers of the Council will be able to advise you on what fee needs to accompany your application. Bear in mind that this fee is not refundable if your application is refused - or if you decide to withdraw your application.

The guidance notes supplied by your Local Planning Authority will explain what their requirements are when you are submitting your application. Follow this guidance carefully, as incomplete applications will mean additional delays.

What type of Application: You must consider very carefully what sort of application you wish to make. Broadly speaking there are three types of application; full, outline and reserved matters.

A full application is needed if you want to change the use of land or buildings, or carry out works or operations including the erection of buildings.

If you want to know whether consent will be granted for the erection of buildings before you go to the expense of having detailed drawings prepared then you can submit an outline application. (Certain details can be submitted and agreed as part of an outline application, including sitting, design and means of access).

Where an outline application has been approved there will be matters which have been 'reserved' for future approval. These will be specified in the conditions attached to the outline consent. These reserved matters must be approved before development starts.

Ownership Certificate: When submitting your application you will also be required to submit an ownership certificate. Anyone can make an application, whether or not they own the land which is the subject of the application. The Planning Acts require, however, that you must submit an ownership certificate indicating either that you own the land or that you have notified the person or persons who do own the land of your application.

The Local Planning Authority will also require you to supply appropriate drawings with your application. All applications will require a location plan, normally A4 size, at a scale of 1:250 or 1:2500 showing the boundary of your application site, edged red and any adjoining land in your ownership. Usually the Local Planning Authority will provide individuals with copies of the necessary location plan for a small fee.

Block Plan: If you are submitting a full application for the construction of a building, you will also be required to submit a Block Plan at a scale of 1.500 or 1.200. This should show the site in relation to other buildings in and surrounding the site, and details such as the proposed new works, existing trees, walls, fences, vehicular access, parking and turning and buildings to be demolished (if any).

Where new buildings are proposed, you will also have to submit floor plans, normally at a scale of 1:50, showing the existing and proposed floor layouts and elevations and showing all the faces of the building that are to be altered again, existing and proposed. All plans should show dimensions in metric measurements.

Supporting Statement: It is always advisable to submit with your application a statement in support of your proposals. The statement should set out the reasons for your application, and how you have addressed issues like design, landscaping, access (hopefully in a way which will enhance the site), and what benefits your proposal would bring in terms of improving the local environment, by, say, demolishing an unsightly building, or creating jobs or improving natural habitats. The more that you can demonstrate that your proposal meets the Council's planning objectives, the greater will be your chance of success.

Next month we will take a look at what happens after your application has been submitted.