How do I obtain planning permission for property development?

23/8/21
Emma Davey
Development

Building a new property or making changes to existing buildings is commonplace in the UK. However, property development would be absolute chaos if everyone could create when, how, and where they wanted. Thankfully, the planning system is designed to prevent this and ensure that all development is in the local community’s best interests. As such, you must obtain planning permission before constructing a new building or altering an existing one.

What Is Planning Permission?

Planning permission is a formal document that allows property development at a particular site. It is typically required when constructing a new property or altering an existing one. Moreover, it will enable local planning authorities and the government to ensure that any new property development, extensions, change of use, and other modifications align with their surroundings and planning laws. This way, no one defies the building rules and regulations to construct whatever they feel like.

Planning permissions can be implemented by anybody, not necessarily those who applied for the permission. Also, decisions on granting planning permission should align with the local authorities’ planning policies and the National Planning Policy Framework.

How Do I Get Planning Permission For A New Build?

There are particular types of building or property development projects that will require planning permission before you proceed. Therefore, it is always vital to obtain the needed planning permission before you kickstart the entire process of obtaining it. However, if planning permission is necessary to your project, you will generally need to do the following.

Contact Your Local Authority’s Planning Department

Many experts recommend reaching out to your local authority’s planning department before starting the entire application process. This way, you can obtain critical advice and ascertain whether your application will be approved in the first place. In addition, your local planning department can also highlight essential changes to your application to boost its chances of being accepted.

Fill In An Application

After getting crucial insights from your local council’s planning department, you will have to fill out an application with your local planning authority. Many building control and planning applications are completed online using the government’s online planning portal, which will direct your application to the proper local authority. When filling in your application, you will need to offer supporting information for your building project, including the following:

  • A signed ownership certificate as evidence of ownership of the property
  • A block plan, site plan, and elevations of the proposed and existing site
  • Application fee
  • Agricultural holdings certificate
  • Five copies of application forms
  • An access and design statement

All statements must accompany your planning permission application since they are used to justify your proposal’s design concept and access. Many authorities offer guidance notes to help you, but sometimes they can refuse to register your application if you don’t include a statement in your submission. Therefore it’s prudent to make the necessary checks for the best results.

Is Planning Permission Free?

In several cases, you will have to pay a planning application fee when submitting your application. However, there are no application fees for specific properties like listed buildings and planning permission for appropriate demolition in a conservation area.

Also, your application fee may vary significantly depending on your application’s details, so keep this in mind. You can use the portal’s fee calculator to get an accurate estimate of how much you could pay for your property development project. After submitting your application and paying the correct fee, you will receive a receipt via email.

What Happens After I Apply?

The relevant local planning authorities will assess your application for approval after submission. Your application’s acceptance or rejection depends on various factors, including but not limited to:

  • Government policy
  • Parking
  • Traffic
  • Disabled access
  • Layout and density of building
  • Proposals in the development plan
  • Highway safety
  • Noise
  • Nature conservation
  • Past planning decisions
  • Effect on listed buildings and conservation areas
  • Privacy loss
  • Materials and appearance included in the design

If you wish to build in Wales And England, your neighbours might consult your property development application. However, all raised objections will only be considered if they align with material considerations like those listed above.

How Long Does Planning Permission Take?

You will typically receive a decision for many planning permission applications after about eight weeks. However, if your proposed property development project is unusually extensive or complex, the timeframe for a decision can extend up to thirteen weeks. Therefore, it’s best to start the process early for the best results.


Bruckland Developments specialises in the design and construction of exceptional residential homes in south-east England. With a wealth of experience, we are recognised as a premium house builder. We have an exciting portfolio of developments and we also create bespoke homes for individuals. Our developments are situated in desirable locations across south-east England and we cater for a range of home buyers and property investors. Developments are high spec and designed with modern living in mind.  We create outstanding family homes, properties for professionals, couples and individuals.

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