STAGES IN THE PROCESS
Lawful Development Certi cate
Not all changes require a planning application. This certi cate con rms if your project is one of these, e.g. if it falls within Permitted Development rights, which allow minor works like building a garden shed or installing a conservatory within speci c location, size and design limitations.
Pre-application advice An optional preliminary step. You can discuss your project with your local council for their informal feedback on its feasibility and any potential issues. The council won’t commit to sticking to their advice, so you may be better off getting a private Planning Permission Appraisal report produced by a planning consultant.
Planning application The of cial request submitted to your LPA seeking permission for changes of use or to build new structures or modify existing ones. It typically includes detailed plans, drawings, and supporting documents showing your proposal and its impacts.
Outline application This application seeks approval for the main aspects of your development, such as the location and type of development and sometimes its size and the site layout, without covering every single detail.
Reserved matters The speci c details (e.g. materials, landscaping, and exact building design) that require a separate application after outline approval is granted.
Full planning application This is a one-stage version of the above, where you go straight in with one application covering all the details of the proposal you are hoping to get permission for.
Permission in principle For small housing led projects this is a simpler and cheaper alternative to an Outline planning application.
Technical details stage After receiving Permission in Principle, you’ll need to submit a separate application focusing on the technical details of your project. This includes specifying materials, appearance, construction methods, waste management plans etc.
Consultation period During the application process, your LPA consults with neighbours, parish councils and environmental agencies etc. This ensures a comprehensive assessment of potential impacts.
Decision notice The of cial document you receive from the Local Planning Authority (LPA) formally con rming the outcome of your planning application. Read it carefully so you understand any conditions attached. If your application is rejected, the decision notice will also outline your right to appeal the decision to the Planning Inspectorate.
Pre-commencement conditions
These are conditions that must be met before construction starts. They might involve archaeological surveys, ecological mitigation plans or securing necessary permits.
Other conditions Planning permission often comes with ongoing conditions you must adhere to during the project and even after completion. Examples include landscaping schemes, limitations on building hours, or speci c waste-disposal measures.
Appeal If your application is rejected, you have the right to appeal the decision to the Planning Inspectorate, an independent body that reviews the case and makes a nal judgement.
Retrospective planning
application Have you built something or made a change of use but forgot to get permission rst? A retrospective planning application seeks approval for development that has already been started or even completed.