Guide
Apply for planning permission
Step-by-step guide to submitting a planning application in England. Covers application types, required documents, fees, the determination process, and what happens after submission.
Planning permission is required for most development in England - building new structures, making significant changes to existing buildings, or changing how land or buildings are used. This guide takes you through the application process step by step.
Getting your application right first time avoids delays and additional costs. Invalid applications are returned and the clock doesn't start until you resubmit correctly.
Types of planning application
Choose the right type of application for your development:
Before you apply
Check if you need permission
Not all development needs planning permission. Some changes are permitted development - allowed without a formal application. Check whether your proposal falls within permitted development rights before spending money on an application.
Get pre-application advice
Pre-application advice from your local planning authority helps you understand whether your proposal is likely to succeed and what information you'll need to provide.
What you'll need to submit
National requirements (all applications)
- Completed application form: Available online via the Planning Portal or your LPA's website
- Location plan: Usually at 1:1250 or 1:2500 scale, showing the site outlined in red and any other land you own outlined in blue
- Site plan: Usually at 1:500 or 1:200, showing the proposed development and its relationship to boundaries
- Ownership certificate: Confirming who owns the land and that required notices have been served
- Agricultural holdings certificate: Confirming whether the site includes agricultural land
- Fee: Correct application fee based on development type
Local requirements
Each local planning authority has a local validation checklist specifying additional documents required for different development types. Common requirements include:
- Design and Access Statement (for major development)
- Planning Statement
- Heritage Statement (if affecting heritage assets)
- Transport Statement or Assessment
- Flood Risk Assessment
- Ecological surveys and Biodiversity Gain Plan
- Tree survey and arboricultural impact assessment
- Noise assessment
- Contamination assessment
Check your LPA's validation checklist before submitting. Missing documents will make your application invalid.
Application fees
Planning application fees are set nationally and vary by development type:
How to submit
Online submission (recommended)
Most applications are submitted through the Planning Portal (planningportal.co.uk) or directly through your LPA's planning system. Online submission:
- Guides you through the application form
- Calculates the correct fee
- Allows document upload
- Provides instant confirmation and reference number
Paper submission
Some LPAs still accept paper applications, but processing takes longer. You'll need multiple copies of all documents (typically 3-4 sets).
What happens after submission
Validation
The LPA checks your application is complete. If documents are missing or incorrect, it's returned as invalid and the statutory timescale doesn't start.
Tip: Validation can take 1-2 weeks. Chase if you haven't heard within 10 working days.
Consultation
Once validated, the LPA:
- Publishes the application online
- Notifies neighbours
- Consults statutory consultees (highways, environment agency, etc.)
- Displays a site notice for major applications
The consultation period is usually 21 days. Comments received are considered in the decision.
Assessment
A planning officer assesses your application against:
- The Local Plan and its policies
- National Planning Policy Framework (NPPF)
- Material planning considerations
- Consultation responses
Determination
Applications are determined either by the planning officer under delegated powers or by the planning committee. Most applications are delegated - committee decisions are usually for major, sensitive, or controversial applications.
Possible outcomes
Approved with conditions
Most approvals come with planning conditions - requirements you must meet before, during, or after development. Read these carefully - breaching conditions is a planning offence.
Refused
If refused, the decision notice will explain the reasons. You can:
- Amend and resubmit: Address the reasons for refusal in a new application
- Appeal: Challenge the decision to the Planning Inspectorate
- Negotiate: Discuss with the LPA what changes would make the scheme acceptable
Non-determination
If the LPA fails to determine within the statutory period and hasn't agreed an extension, you have a right of appeal for non-determination.
Step-by-step: Your planning application
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Check if you need planning permission
Review permitted development rights for your proposal. Use the Planning Portal's interactive house tool or consult your LPA's website. If unsure, submit a Certificate of Lawful Development application to confirm.
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Research the local planning context
Review your Local Plan, relevant supplementary planning documents (SPDs), and recent decisions on similar applications nearby. Understanding local policy helps you design a scheme that's likely to succeed.
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Get pre-application advice
Contact your LPA for pre-application advice. This costs money but saves more in the long run. Ask specifically about: likely acceptability, required supporting documents, anticipated S106 obligations, and any obvious constraints.
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Design your proposal
Work with architects and consultants as needed. Incorporate feedback from pre-application advice. Consider planning policy requirements from the outset - retrofitting policy compliance is expensive.
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Commission required surveys and assessments
Based on the local validation checklist, commission surveys you'll need: ecological surveys, heritage assessments, flood risk assessments, transport assessments, etc. Some surveys are season-dependent - plan ahead.
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Prepare application drawings
Prepare location plan, site plan, floor plans, elevations, and sections to the required scales. Ensure they're clear, accurate, and include all information specified in validation requirements.
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Complete the application form
Use the Planning Portal or your LPA's system. Answer all questions accurately. Declare all ownership interests and serve notice on any other owners.
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Calculate and pay the fee
Use the Planning Portal's fee calculator or your LPA's guidance. Pay the correct fee - underpayment will invalidate your application.
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Submit your application
Upload all documents and submit online. Keep your confirmation email and reference number. Check that all documents uploaded correctly.
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Monitor progress and respond to requests
Track your application online. Respond promptly to any requests for additional information. Consider whether amendments might address concerns raised in consultation responses.
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Receive the decision
Review the decision notice carefully. If approved, note all conditions and their trigger points. If refused, assess your options: amend and resubmit, appeal, or walk away.