

Why do I need a Planning Application?
The Planning system is designed to stop inappropriate development. Whilst planning guidance (both local and national) stops a lot of development it is also there, in theory, to allow sustainable development – in fact, there is now a presumption in favour of sustainable development.
Local councils are responsible for three key elements of the planning system:
- They must all have an up-to-date development plan;
- They must within their plans identify at lest 5 years supply of zoned housing sites;
- They must determine planning applications within set time periods.
Unfortunately, many councils do not achieve either of these three key elements. That can make it easier to get planning applications through. More on that later.
Do I need to make a Planning Application?
More and more small scale developments are covered under permitted development and do not require a planning application. They do however require a lawful development certificate in many cases. So what sort of developments do and do not require a planning application?
If you want to build a new house or office or make a major change to your home you will almost certainly need to make a planning application.
Some common projects that don’t need a Planning Application:
Extensions and conservatories
Extensions and conservatories are generally considered to be permitted development, however there are some rules of thumb that apply:
- It must not be higher than the original building;
- Materials must be the same or similar;
- It cannot cover more than half the land (as it was when built);
- Single storey extensions must not be higher than four metres, at the rear must not extend beyond the rear wall by more than three metres and to the side no more than half the width of the house;
- Double storey extensions must not be less than 7m from the rear boundary;
- No balconies or roof terraces;
- Upper floor glazing must be opaque.
Garages, sheds and other outbuildings
Outbuildings are considered to be permitted development. That includes sheds and garages. They must be less than 4 metres tall and take up less than half the land. Some local authorities have restrictions on proximity to boundaries.
Paving over the front garden
Porous materials are ok; impermeable surfaces, greater than 5sq m require planning permission.
Listed buildings
ANY changes to listed buildings need Listed Building Consent (effectively planning permission).
External walls and roof
Maintenance is always ok however if you are changing the appearance of a listd building, or a building within a conservation area or area of outstanding natural beauty you will need planning permission.
Solar panels
Solar panels do not require planning permission unless you live in a listed property.
Fences, gates, and walls
Planning permission is necessary for any fence, gate, or wall:
- Next to a road and over 1 metre high;
- Over 2 metres and not next to a road;
- If your house is listed;
- If it forms a boundary with a listed building.
Who decides Planning Applications?
The decision as to whether a planning application is accepted is made either by a planning committee (made up of local councillors) or by council planning officers. Most councillors go with the recommendations of council planning officers so it is important, where possible, to impress them. For controversial decisions, it is important to ensure that both council officers and councillors attitudes to any given application are assessed before making the application.
How to make a Planning Application.
There are various ways to make a planning application and Planning Directs has a different approach to the herd. This is one of the reasons why we are so successful. If you’d like to know more get in touch here https://www.planningdirect.co.uk/contact-us/
All standard planning applications require a fee to be paid, a form to be completed and a site and location plan to be submitted along with any other relevant documents. It is impossible to list here the various types of information required of differing planning applications, but at Planning Direct, we aim to keep those requirements to a minimum. Often council officers will ask to a report (costing you money) which we can argue is unnecessary.
How long does it take?
Planning applications should be determined within 13 weeks. This often does not occur and there are means, to be avoided if possible, to get determination in 13 weeks. Council planning Departments are stretched. At Planning Direct, we aim to give council planning departments all relevant information for an application on day one so that your planning application gets to the top of the pile. Making a good accurate application is critical to getting approval and planning permission in good time. Click here for further details on the Planning Application Process.
What can go wrong?
Well, very little with our applications but objections (a legitimate part of the planning process) can make things difficult. However, we employ a number of techniques to minimise objections where appropriate.
What if I don’t get planning permission?
Planning Direct rarely has applications refused, however, we often deal with clients who have had applications refused when using another consultant or architect. One client was told (by three planners) that his chances were impossible after having his application refused. Within 5 minutes we had identified how to win and now he and his family are building their dream home. See here: https://www.planningdirect.co.uk/news/planning-direct-helps-build-family-home/
Often we can negotiate the issue with the council, get to the bottom of it and quickly get the matter resolved. If we believe the council has erred, or we spot a weakness in their position (see more below) and they won’t back down, we go to appeal. Please see www.planningdirect/planning/planning-appeal/ for more information.
How can Planning Direct make a successful planning application when others can’t?
Obviously, we don’t want to give away all our methods but they can be summarised as follows:
- We have experience working with very large (port, road and railway) to very small projects;
- With political experience we understand the politico-emotional context in which planning decisions are made;
- We get on the detail and are up-to-date with case law;
- We understand the difference between a technical (which some competitors do well) and emotional arguments. See more here: https://www.planningdirect.co.uk/how-we-work/
- We love winning! We like the challenge of difficult applications and we’re motivated by getting results for our clients – and at the right price!
You can find out more about what we can do – and for free. Contact us now about your planning problem and we’ll give initial advice completely free of charge: https://www.planningdirect.co.uk/contact-us/