The Planning Process

08 November 2023

At the end of the Outline Design stage, a fully developed scheme is in place for a planning application.

From the early stage of the Feasibility Study, the planning constraints are identified, from whether the property is a Listed Building or in a Conservation Area, to the level of Energy Statement required to meet the local Planning Policy.

All of these items are set out from the beginning and assessed as the design is developed. Once the final planning set of drawings is issued, the relevant planning policy has been considered in every aspect of the scheme.

The final architectural Planning set includes the following required drawings:

Location Plan
Existing Block Plan
Proposed Block Plan
Existing Floorplans
Existing Elevations
Proposed Floorplans
Proposed Elevations

A Proposed Site Plan and Site Services Plan, and other supplementary drawings may also be required depending upon the Council and project scope.

Portico House - Except from the Design & Access Statement by Fineline Architects to accompany the Planning Application.

A separate element of the architectural set is the Design & Access Statement. This is prepared to accompany the drawing set and to answer any questions the Planning Officer may have regarding the scheme. Relevant planning policy is identified and addressed within the document and the concept and rationale behind the development of the scheme are explained. This document completes the information pack from Fineline Architects as part of the Planning application requirements.

Other consultants information is often required to complete the full set of information requested by the Local Authority, which includes ecology reports, tree surveys, heritage reports and energy statements depending upon the site and project context.

There are several types of Planning application with the following list including our most commonly submitted applications:

Pre-Planning Advice Application
Permitted Development Applications
Householder Planning Applications
Listed Building Consent
Full Planning Applications

We advise our clients as to the appropriate route to Planning for their project depending on the works involved. The types of application are explained further in our post on Planning Applications found here.

Portico House by Fineline Architects. This visual was completed for the clients prior to submitting the application for planning approval to provide the clients with a clear picture of the proposed scheme.

The standard timescale for a planning application is around 1-2 weeks for registration of the application (which varies significantly from Council to Council) with the application itself taking 8 weeks from registration to the decision date.

Within this 8 week period, the consultation period forms the first 6 weeks; where letters are sent to neighbours notifying them of the application and inviting their comments, and also when the Council’s relevant departments receive the drawings for review. The final two weeks of the application provide the window for the Planning Officer to review the comments received, assess the application against Planning Policy and request any additional information.

Planning Officers are able to request an extension to the decision date if they require additional time before making their decision. Once received, Planning approval is granted for 3 years.

Planning Conditions are often applied to the Decision Notice, which often include requests for details of all of the materials proposed to be submitted to the Council before works are allowed to start, or confirmation that certain documentation or working hours are adhered to during the course of the construction stage.

Please read on to our post on the Types of Planning Applications and the Building Control stage for the next steps in the project process.

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