003 - Navigating the Planning Applications

Introduction

​Embarking on a construction project can be an exciting, yet daunting task. One of the critical steps in ensuring your project runs smoothly is the planning application process. It often involves communicating with sometimes multiple professionals to ensure the relevant documents are prepared and permission is granted. This blog will take you through each stage of the application process, from preparation to final approval.

What is an application?

A planning application is an essential document used in the construction and property sector it is used to apply for permission in order undertake projects or alterations to buildings. The application form corresponded to the local planning authorities typically includes detailed information about the proposal, such as the nature of the work; the materials to be used, the estimated cost and the timeline for completion. It may also require information from the property owner, the contractor, and any architects or engineers involved in the scheme. The primary purpose of planning is to ensure that the proposed construction complies with national and regional planning policies. Sometimes they may seem menial and long winded but are designed to ensure the safety, health, and welfare of the built environment. By submitting a planning application, applicants provide the necessary information for authorities to review and approve the project, ensuring it meets all legal and safety requirements. This process helps prevent unsafe construction practices, protects property values, and promotes orderly development within the community.

What is each stage of this process?

Pre-Application Consultation and Design:
Before you even think about starting the building work, thorough preparation is essential. This stage sets the foundation for your entire project by collecting and preparing all required documents, including architectural drawings, site plans, environmental impact assessments, and any other relevant reports (i.e. Structural work, water reactivity etc.) Consulting professionals such as us are crucial to developing concept and then detailed plans that comply with all relevant regulations. Believe it or not we do know what we are talking about and our documents can be used as a great template to establish a brief.
Although times can be tight for some local authorities many to do provide a paid for pre-application advice service. This can often act as a mock or dry run application for the scheme and allow potential concerns to be identified and overcome prior to first submission. We often recommend this route to avoid unnecessary delays particularly on more complex projects. It is advised that high quality plans and documents prepared by your architect is provided to improve accuracy of the advice received.

Submission of Application:
With your preparation complete and plans signed off, the next step is to submit your building application forms. To do this, it involves attaching all relevant plans, drawings, and reports to a single planning portal submission. Once we have collated and uploaded the details we will submit. Please do not forget to submit the required application fee (when requested via an email from the planning portal), or your application is going nowhere.

Review and Assessment:
After your application form is sent off, planning officers will review your application for validation.  This can take several weeks and will prevent the application appearing on the local authority online register immediately after paying the fee. The planning review makes sure that all the required documents are available and that the form is completed correctly. If for whatever reason they would like additional information or report, they will contact us requesting to make any necessary updates.
The second review of your application happens once validated and is in more depth making sure that all the information is correct about the building and the technical drawings provided are in enough detail. Inspectors may also visit the site to verify conditions and assess potential impacts, such as soil stability, drainage, and environmental effects.

Neighbour Consultation:
During the detailed review noted above the officer may consult neighbouring properties, statutory authorities and other local residents or businesses. This notification allows those consulted to review the application details, including plans and drawings, and to provide feedback or raise any concerns they may have. The purpose of the neighbour’s review is to ensure transparency in the planning process and to give the local community an opportunity to voice their opinions. Feedback from neighbours can influence the decision-making process by prompting adjustments to the project to address valid concerns or objections, ultimately aiming to achieve developments that are more harmonious and acceptable to the surrounding community.
This transparency can often come unexpected hence why we recommend notifying neighbours of applications prior to submission to prevent shock negative responses.

Decision Making:
After a thorough review, the local planning authorities will make a decision on your application. If the application meets all requirements, it is approved, and consenting decision notice is issued, allowing works to begin construction. If the application does not meet requirements, it is refused with delegated report identifying reasons for denial. You may revise and resubmit the application based on this feedback.
*Refusals are not uncommon and nothing to be scared of the most important thing is to learn from the reasoning and move on. We will always try to identify and iron out any preliminary concerns before submission.

​Construction Phase:
With a the works permitted and approval notice in hand, you can now begin the construction phase. Construction must be made in accordance with the approved plans and permitted conditions. Following all guidelines will avoid complications.
Planning may be slightly flexible to alterations relating to the application; however, the plans should be followed as far as possible if at any time this is not possible you may need to obtain a material or non material amendment to adjust the consent and make changes. Failure to do so could result in enforcement particularly if a neighbour complaint has been received.
We always remain on hand to provide this service and note that these consents are not locked with the prior planning consultant.

Conclusion

The planning application process might seem complex, but by understanding each stage and preparing accordingly we can help you navigate it successfully. Proper planning, thorough documentation, and effective communication with planning authorities is key to achieving your construction goals. By following these steps, you can ensure your project is safe, compliant, and successful. At SilverTeal we specialise in delivering planning application programs in high quantities and ensuring maximum efficiency and proactive outcomes.
​
When I first started, I was clueless about this process, yet SilverTeal showed me the ropes and made me one expert. The time they took to go through this process with me to help me understand how important this process is. It just goes to show how much they care about their clients and keep the outstanding reputation of reliability at the company. 

About the Author 

Emma Highmoor
Business support manager

As a young and dynamic Business Support Manager focused on driving growth in marketing and business operations. Emma excels in optimising processes and implementing strategies that lead to business success. Her expertise lies in developing comprehensive planning strategies and enhancing operational efficiency.
A majority of Emma's skills have been gained through hands-on experience, and she consistently embodies our business values aligning with the core principals of the firm.