Knowledge Base
Planning, regulations and construction, explained.
Topic 03
Planning applications: from drawings to decision
What happens once permission is needed: choosing the route, preparing the documents, the council's process, and what to do after a decision.
32 articles
Choosing the route
01Householder, full, outline or Permission in Principle: which application do I need?Use a householder application for qualifying work to one existing house, and a full application for projects such as altering a flat or creating homes. Outline permission and Permission in Principle are staged routes, not permission to start building.02Pre-application advice: is it worth paying for?Pre-application advice is worth considering when there is a specific planning uncertainty that could change your design or spending decisions. It is not planning permission and does not guarantee the outcome of a later application.03Can I submit a planning application myself?Yes. You can submit your own planning application, but you must choose the correct route and provide the required forms, plans, certificates and fee. Appointing an agent is an option, not a substitute for checking what is being submitted in your name.
Preparing the application
04What drawings and documents does a planning application need?A planning application needs the correct form, site identification, drawings that explain the proposal, ownership information and the applicable fee, together with any nationally or locally required supporting documents. The exact package depends on the application and the site's constraints.05Planning drawings vs building regulations drawingsPlanning drawings explain the development the council is being asked to approve; building regulations drawings explain how the work will meet technical requirements. A planning approval is not a technical construction approval, and the two drawing sets must remain coordinated.06Ownership certificates A, B, C and D: when you must notify ownersThe ownership certificate tells the council whether you own all the application land and whether other owners have been notified. Use A only where its sole-ownership requirements are met; B, C and D address known or unidentified other owners and require the appropriate notices.07Your council's local validation list: why requirements differ by boroughYour council's local validation list identifies additional information needed for particular proposals and site constraints. Requirements differ because local policies and conditions differ, but an additional information request must have an appropriate basis and be proportionate to the development.08Why was my application made invalid?An invalid application is missing something needed for the council to accept it as a valid submission; it has not been refused on planning merits. Ask for an itemised explanation, correct the identified defects and obtain confirmation of the valid date.09The description of development: why the wording mattersThe description identifies the development you are asking the council to approve and is used in consultation and the decision. It should accurately cover all relevant works and uses without becoming a design statement or promising benefits the drawings do not demonstrate.
Fees and timescales
10How much does a planning application cost?The planning application fee depends on the application type and the development, not simply the project's construction budget. From 1 April 2026, the national fee for enlarging, improving or altering one existing dwellinghouse is £548; other application categories have different charges.11How long does planning take: the 8-week and 13-week targetsThe normal statutory decision period is eight weeks for most non-major applications and thirteen weeks for major applications, measured from a valid application. Some routes have different periods, and an agreed written extension can replace the original deadline.12The council has missed its decision date: what now?If the council misses the statutory or agreed decision date, ask what remains outstanding and consider whether to agree more time or appeal against non-determination. An ordinary planning application does not become approved because its deadline has passed.
While the council decides
13Consultation: site notices, neighbour letters and objectionsThe council publicises a planning application and gives neighbours, the public and relevant consultees an opportunity to comment. Objections are assessed for the planning issues they raise; they are not votes that automatically determine the result.14What does the planning officer look at?The planning officer assesses the proposal against the development plan and other material considerations, including relevant national policy and consultation responses. The task is to judge the development's planning effects, not to choose the most popular view or approve every project that meets a drawing checklist.15Will my application go to planning committee?Not every application goes to planning committee: many are decided by officers under delegated powers. As checked on 2 October 2026, local arrangements remain relevant, but a national delegation scheme takes effect on 31 October 2026 and changes which decisions can be referred to committee.16Can I change my application while it's being decided?You can ask to amend an undecided application, but the council decides whether it will accept the changes within that application. Significant revisions may require further consultation, more time or a fresh application rather than being treated as a routine drawing replacement.17Should I withdraw an application that's heading for refusal?Withdrawal can be sensible where a meaningful redesign or missing evidence is needed, but it is not automatically better than receiving a refusal. First establish the officer's reasons, whether an amendment is possible and whether you want to retain a decision that can be appealed.18Reasons planning applications are refused, and how to reduce the risksRefusal risks include unacceptable effects on neighbours, poor design, conflict with policies for the site or use, and insufficient evidence to resolve important impacts. Reduce the risk by identifying the applicable requirements early and making the drawings and supporting material answer them directly.
After approval
19Reading your decision noticeRead the entire decision notice, not just the word “approved”: it identifies the authorised development, conditions and important dates. Check it against the approved drawing revisions and any associated obligations before treating the project as ready to build.20Planning conditions: pre-commencement conditions and how to discharge themPlanning conditions are requirements attached to a permission, and some prevent work starting until specified details are approved. To discharge such a condition, submit the required information through the correct procedure and obtain the necessary written approval before the condition's trigger is reached.21Changing the design after approval: non-material amendment or Section 73A genuinely non-material change may be dealt with under Section 96A; changing a planning condition may require a Section 73 application. More substantial changes, or changes outside what those routes can authorise, need a fresh planning application.22How long does planning permission last?Full planning permission normally requires development to begin within three years, but the condition on your own decision notice is decisive. Outline permission has separate deadlines for reserved matters and starting work, and a valid start requires more than simply intending to build.23How to check a property's planning history and approved drawingsSearch the council's planning register, then read the decision notices, approved drawing revisions and later amendments together. A register search is a starting point: missing online documents do not prove that permission was never granted, and a submitted drawing is not necessarily an approved one.
Refusals and appeals
24My application was refused: what next?After a refusal, read each reason and the officer's report, then decide whether to revise the proposal, appeal or stop that version of the project. A refusal is not necessarily the end, but the next step must address the actual objections and protect the relevant appeal deadline.25Appeal or submit a revised application?A revised application is usually the route to consider when the design or evidence needs changing; an appeal is the route for challenging the decision on the proposal assessed. Compare the actual refusal reasons, appeal rules, deadlines and cost of each option before choosing.26How planning appeals work: deadlines, procedure and timescalesA planning appeal asks the Planning Inspectorate to review a refusal, disputed conditions or a failure to decide. The deadline and procedure depend on the application and circumstances, and applications dated from 1 April 2026 are subject to revised appeal procedures.
Enforcement and retrospective planning
27What happens if I build without planning permission?Building without required planning permission can lead to investigation, an application to regularise the work, or enforcement requiring alteration or removal. Permission after the event is not guaranteed, and the consequences depend on the actual breach and any notices served.28Retrospective planning applicationsA retrospective application seeks planning permission for development that has already been carried out without the necessary permission or in breach of its terms. It is assessed on its planning merits and can be refused; an invitation to apply is not an assurance that the work may stay.29Planning enforcement: notices and what to do if you receive oneRead the exact notice immediately, identify what it requires and record its response, effective and compliance dates. Different planning notices have different effects and appeal rights, so do not treat every enforcement letter as a standard request to submit an application.30The 4-year and 10-year rules: what changed in 2024For operational development substantially completed on or after 25 April 2024, and changes to use as a single dwelling occurring on or after that date, the normal enforcement period is ten years. Earlier qualifying breaches can retain the four-year rule; other breaches generally already had a ten-year period.31A neighbour has reported my build to the council: what now?A neighbour's report can lead to a council investigation, but it does not by itself establish a planning breach. Check the work against its permissions, respond factually to the council and give any formal notice priority over the disagreement with the neighbour.