Construction & Property

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.

UK-wide
Guide summary

Apply for planning permission before building new things, making big changes to buildings, or changing how land or buildings are used. Choose the right application type, prepare all required documents, and pay the correct fee to avoid delays and extra costs.

  • Most building work needs planning permission
  • Choose from Full, Outline, or Prior Approval application types
  • Check if your project needs permission before you apply
  • Get pre-application advice from your local council (optional, costs money)
  • Submit a complete application, including all national and local documents
  • Pay the correct fee - Householder applications cost £528
  • Unclear applications will be returned
  • Pre-application advice can speed up the process
On this page
UK-wide

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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

  1. 1

    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.

  2. 2

    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.

  3. 3

    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.

  4. 4

    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.

  5. 5

    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.

  6. 6

    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.

  7. 7

    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.

  8. 8

    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.

  9. 9

    Submit your application

    Upload all documents and submit online. Keep your confirmation email and reference number. Check that all documents uploaded correctly.

  10. 10

    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.

  11. 11

    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.