Understanding the Planning System
The UK planning system is designed to balance development needs with environmental protection and community interests. For self-builders, this means demonstrating that your proposed home fits within local planning policies and won't negatively impact the surrounding area.
Planning permission is typically required for:
- New residential buildings
- Significant extensions or alterations
- Changes of use
- Developments in conservation areas or near listed buildings
Pre-Application Research
Before submitting your application, thorough research is essential:
Local Development Plan
Review your local authority's development plan, which outlines planning policies for your area. Key documents include:
- Local Plan or Core Strategy
- Neighbourhood Development Plans
- Supplementary Planning Documents (SPDs)
- Design guides and character assessments
Site Constraints
Identify any constraints that might affect your proposal:
- Conservation areas or listed building designations
- Green Belt or Area of Outstanding Natural Beauty (AONB)
- Flood risk zones
- Tree preservation orders
- Archaeological significance
- Rights of way or easements
Top Tip:
Use your local authority's online planning portal to research recent applications in your area. This provides valuable insight into what's been approved and any common objection themes.
Pre-Application Consultation
Most local authorities offer pre-application advice services. Whilst there's usually a fee involved, this consultation can be invaluable for:
- Understanding planning officer concerns early
- Identifying potential issues before formal submission
- Receiving guidance on design and policy compliance
- Building relationships with planning officers
Prepare thoroughly for pre-application meetings with preliminary drawings, site photos, and a clear project brief.
Preparing Your Application
Required Documents
A complete planning application typically includes:
- Application form: Completed accurately with all required information
- Site location plan: 1:1250 or 1:2500 scale showing the site outlined in red
- Block plan: 1:500 scale showing the site and immediate surroundings
- Existing and proposed plans: Floor plans, elevations, and sections
- Design and Access Statement: Explaining your design rationale
- Planning fee: Current fees available on government website
Supporting Documents
Depending on your site and proposal, you may also need:
- Heritage Statement (for listed buildings or conservation areas)
- Flood Risk Assessment
- Ecological Survey
- Tree Survey and Arboricultural Impact Assessment
- Transport Statement
- Noise Impact Assessment
Design Considerations
Good design is fundamental to planning success. Consider these key principles:
Context and Character
- Respect local architectural styles and materials
- Consider scale, massing, and proportions of neighbouring buildings
- Respond to local topography and landscape
- Maintain important views and vistas
Layout and Access
- Provide adequate parking and turning space
- Ensure safe pedestrian and vehicle access
- Consider refuse collection and emergency access
- Maintain appropriate distances from boundaries
Environmental Impact
- Minimise impact on neighbours' privacy and daylight
- Incorporate sustainable design features
- Protect existing trees and landscaping where possible
- Consider drainage and surface water management
The Application Process
Submission and Validation
Once submitted, your application will be checked for completeness. Invalid applications are returned, causing delays. Ensure all required documents are included and fees paid.
Consultation Period
Valid applications trigger a 21-day consultation period where:
- Neighbours are notified by letter
- Site notices may be posted
- Statutory consultees (highways, environment agency, etc.) are consulted
- Parish councils are notified
Officer Assessment
Planning officers assess your application against relevant policies, considering:
- Compliance with development plan policies
- Design quality and local character
- Impact on neighbours and wider community
- Technical considerations (highways, drainage, etc.)
- Public representations received
Decision Making
Planning applications are determined in one of three ways:
Delegated Decision
Most straightforward applications are decided by planning officers under delegated powers. This is typically faster than committee decisions.
Planning Committee
Applications go to committee if they:
- Receive significant public objection
- Are recommended for approval contrary to policy
- Are submitted by the council or councillors
- Are called in by local councillors
Appeal Process
If refused, you can appeal to the Planning Inspectorate within six months. Consider whether to:
- Submit a revised application addressing concerns
- Appeal the decision
- Seek pre-application advice for a new approach
Common Reasons for Refusal:
- Inappropriate design or scale
- Impact on neighbour amenity
- Highway safety concerns
- Conflict with Green Belt policy
- Insufficient information provided
Working with Professionals
Consider engaging professionals to strengthen your application:
Architects
Experienced architects understand planning requirements and can design schemes that balance your needs with planning policy compliance.
Planning Consultants
Specialist planning consultants can be valuable for:
- Complex or controversial sites
- Policy interpretation and strategy
- Negotiating with planning officers
- Managing the application process
- Appeal representation
Post-Decision Considerations
Planning Conditions
Approved applications often include conditions requiring:
- Material samples approval
- Landscaping schemes
- Construction management plans
- Archaeological investigations
- Drainage details
Discharge these conditions before starting construction to avoid enforcement action.
Implementation
Planning permissions typically last three years. Ensure you:
- Start development within the time limit
- Build in accordance with approved plans
- Comply with all planning conditions
- Seek approval for any material changes
