Planning Permission: Making an Application

ABOVE: Planning Officers vs. the Public - Patrick and Carol Creagh-Coen purchased their village plot with the aim of replacing the existing nondescript 19th century house with a traditional-style home in-keeping with neighbouring properties. “We had bought the plot when it was made clear to us that the officers were in favour of the scheme,” comments Patrick. However, their application was rejected and, due to local objections and the involvement of a local district councillor, was subsequently passed to full planning committee. Luckily, a vote 8:2 in favour meant their charming home could be built. (Read more about this self-build).

What's the difference between Outline and Full planning permission?

Outline planning permission grants – in principle – the construction of a dwelling, subject to certain design conditions based on size and shape. In fact, the design information required with an Outline application has to be so detailed these days that many developers decide a Full application is the best way to proceed. If, however, your plot comes with Outline permission, you will need to examine the approval document, which will give you a good idea of the type of house you could end up building. ‘Full’ approval is likely on a design that follows these guidelines — but it is also true to say that other design schemes could be approved.

How much will an application cost?

Whether you’re applying to turn Outline planning permission into Full consent – in which case you’ll need to apply for an ‘Approval of Reserved Matters’ – or a Full application from scratch, an application will cost £335 in England, £330 in Wales, and £319 in Scotland. There’s a fee calculator available on Planning Portal (planningportal.gov.uk) for any other applications you might make.

It’s worth noting that there have been some changes in fee structures recently. Non-material amendments to planning applications (i.e. a ‘minor’ change — the definition of which is open to interpretation) were previously free but will now cost £25. In addition, the approval required by condition or limitation attached to a grant of planning permission now costs £85 in England. Councils also have the right to charge for pre-application advice, and while some are maintaining this as a free service, others are charging £30-60.

When will I hear back?

Your local planning authority (LPA) will first provide written receipt of your application. You should then receive a written approval or refusal within eight weeks of your application being made. If, however, your application is refused – with no prior warning given by your LPA – in excess of eights weeks, you have the right to make a non-determination appeal.

How long do I have to begin work?

Planning permission is typically granted for three years — meaning you must begin work in that time or face reapplying.

Can I alter my plans once Full permission has been granted?

You can make minor alterations by applying for a non-material amendment. However, major alterations could involve a further application for Full planning permission, so discuss your plans with your LPA first.

Can I extend permission planning?

If you were granted planning on or before 1st October 2009, and it has not already run out, you can apply to extend it. The form is available on Planning Portal and is subject to a fee of £50.

Further Advice on Planning

• Planning Permission: Obligations
• Planning Permission: Permitted Development
• Planning Permission: The Party Wall Act

Further reading:

• Find out more about planning from our team of experts
• Discuss your planning issues in the Discussion Forum
• How to Get Planning Permission