A Modern Architecture Blog

Planning Permission – The Process

Planning permission is a licence to build your project subject to adhering to other Statutory requirements. It’s the first step, and most important, to building any type of building. We have outlined below the key points to understanding the planning permission process.

Do you need Planning Permission

If you want to build something new or make a major change to your existing building you will probably need planning permission. For instance. New build homes, major changes to existing developments, demolitions in conservation areas and change of use of land or buildings.

What happens if I build without Planning Permission?

If your project needs planning permission and you do the work without getting it, you can be served an enforcement notice ordering you to undo all the changes you have made.

Do not take the risk. Check with PS9 Architects Manchester before you start.

The Process

Making a Planning Application is a very simple process. PS9 Architects Manchester have identified six stages

Stage 1- Pre-Application Advice

All planning departments recommend you consult with the planning department before you submit the formal application. They will charge a fee of anything up to £1,500. PS9 Architects no longer recommend this step to our Clients for the following reasons.

Firstly. It does not matter whether it’s is a straight forward or difficult project. At the pre application stage, the project would not have progressed in any detail for the planning department to determine the likely hood of you submitting a successful planning application. Therefore, you will not achieve any benefit from this stage.

Secondly. The decision to approve a planning application is based on planning policy. At pre-application stage, with insufficient detail, it is an opportunity for the planning case officer to impose his own opinion on what he feels is correct for the development site. The planning department expects you to take on their advice. If you do not agree with the case officers opinion he will not be too happy. Therefore, at the outset, you and your project will be on the back foot.

Stage 2 – Formal Application and Validation

At this stage the application is made, usually online via the planning portal. The planning department will check the application to make sure all documents and fees required have been submitted. Any missing information will be requested before processing can start.

Stage 3 – Consultation and Publicity

Once the planning application has been validated the typical 8 week process starts. Consultations are sent to various Statutory bodies to obtain their expert view. Advertisements, where required, are placed in the appropriate local paper and on site and indicate how to view plans and how to comment on them, usually 21 days from the date of publishing. Neighbours are written to advising them of the development. It is worth noting. Under planning policy, only material considerations will be considered. Loss of a view is not a material consideration.

Stage 4 – Consideration

The site is inspected and the application assessed by the planning case officer, taking into account planning policies, consultation responses and public representations. Where relevant, the planning officer will also gather any site specific information.

Stage 5 – Recommendation

The planning officer will make a recommendation, via the officers’ report on the application to the person or body authorised to make a decision. This will be the relevant committee of the council or individual who has delegated powers to make the decision.

If the application is decided by delegated decision, this will be via the Principal Planning Officer who will sign the planning permission. 90% of all planning applications are decided by the delegated route. If the application is to be decided at a committee meeting, the objectors and the applicant will be contacted to be advised of the time and venue of the meeting. All meetings are held in public and all interested parties are free to attend and observe how a decision is reached.

Stage 6 – Decision

A decision is taken on the application by the appropriate body.

With most householder applications the Director of Planning normally makes the decision under what’s known as ‘delegated powers’. This means that they can make the decision without going to the relevant committee which speeds the process up. Around 90% of householder applications are decided this way.

Where the decision lies with a committee, there may be a site inspection by the committee. In reaching a decision, the committee is required by law to limit the matters it takes into account to the “Development Plan,” i.e. the Structure Plan and Local Plan policies relating to the application and to other planning matters, often referred to as “material considerations”. What does and does not qualify as a “planning matter” varies between applications, but can generally be summarised as the impact of the proposed development on the surrounding environment and infrastructure. Matters which should not be taken into account include who is applying, their past history and the effect on the value of neighbouring properties.

The application must, under the legislation, be determined in accordance with the Development Plan, unless other matters indicate that this is inappropriate. It is therefore useful to be aware of the content of the Development Plan prior to submitting an application.

Your Rights

You have the right to appeal to the Secretary of State if your application is refused or if the permission is attached with conditions.

Permitted Development

Some minor developments, such as small extensions to your house, may not require planning permission. They are known as permitted developments. This will be covered in a separate blog.

Success Story

Below is Stockdale Cottage. Located in the Yorkshire Dales National Park. The planning department said they would not support the project and any future application would be rejected. We ignored them and obtained planning approval within 8 weeks and without any onerous planning conditions.

Barn roof lights, barn extension

PS9 Architects Manchester are experts at dealing planning departments and planing case officers. If you don’t want to navigate this maze yourself, ask PS9 Architects Manchester for help. We are experienced at obtaining planning permission in difficult situations. If you would like to speak with a professional call us 0161 401 2009. Alternatively, use the contact form by clicking here.

Planning Permission - The Process
Article Name
Planning Permission - The Process
Planning permission is a licience to build your project subject to obtaining adhearing to other Statutory requirements. It's the first step, and most important, to building your home design project. We have outlined below the key points to understanding the planning permission process.
Publisher Name
PS9 Architects
Publisher Logo

Leave a Reply

Your email address will not be published. Required fields are marked *

This site uses Akismet to reduce spam. Learn how your comment data is processed.