Navigating the planning application process can feel daunting, but understanding each stage helps you move efficiently from initial idea to planning consent. This guide walks through every step of the UK planning application process in 2025 — from feasibility through to decision — so you know what to expect and how to maximise your chances of approval.

Step 1: Establish Whether You Need Planning Permission

The first question is whether planning permission is required at all. Many common home improvements — single-storey rear extensions, loft conversions, outbuildings — fall within permitted development rights and don’t require a formal application.

Check whether permitted development applies to your project by:

• Using the Planning Portal interactive guides at planningportal.gov.uk
• Checking your property title register for any conditions restricting permitted development
• Confirming your property isn’t listed or in a conservation area (where PD rights are often restricted)
• Consulting an architect who knows your local planning authority’s approach

If permitted development applies, you may still want to apply for a Lawful Development Certificate (LDC) to get formal confirmation — useful when selling the property. Cost: £103 in England (2025).

Step 2: Pre-Application Advice

Before submitting a formal application, most planning authorities offer a pre-application advice service. This paid service (typically £100–£300 for householder proposals) lets you discuss your project informally with a planning officer before submitting.

Pre-application advice helps you:

• Understand whether the planning officer supports the principle of your proposal
• Identify issues early — design concerns, height restrictions, neighbour impact
• Avoid costly redesigns after submission
• Build a relationship with the planning officer handling your case

Pre-application advice is not mandatory, but for significant or borderline projects it can dramatically increase the chances of first-time approval. For straightforward householder applications in clear permitted development territory, you may skip this step.

Step 3: Appoint an Architect and Prepare Drawings

A planning application requires a set of specific drawings. Your architect will produce:

• Location plan: OS-based map showing the site in context (typically 1:1250 scale)
• Block plan / site plan: Detailed plan of the site showing the proposed development in context (1:500 scale)
• Existing floor plans: Floor plans of the current building
• Proposed floor plans: Floor plans showing the proposed changes
• Existing elevations: All external faces of the current building
• Proposed elevations: All external faces showing the proposed development
• Sections: Cross-sections through the building (required for some applications)
• Design and Access Statement: Written document explaining the design rationale (required for major applications and some sensitive areas)

For a householder application (home extension, loft conversion), the minimum set is location plan, block plan, and existing and proposed floor plans and elevations. Expect 2–6 weeks for drawing preparation.

Step 4: Submit the Application

Applications are submitted through the Planning Portal (planningportal.gov.uk) or directly to your local planning authority’s online portal. Your architect will typically handle submission on your behalf.

Documents needed for a typical householder application:

• Completed application form
• Location plan
• Block plan
• Existing and proposed floor plans and elevations
• Application fee: £258 (England, 2025, for a householder application)
• Ownership certificate (confirming you own the land or have notified freeholders)
• Agricultural holdings certificate (even if not applicable)

The planning authority must acknowledge receipt within 5 working days and register the application, starting the determination clock.

Step 5: Validation

The planning authority checks that all required documents and fees are present before registering the application. If anything is missing, you’ll receive a validation request for additional information — this pauses the determination clock.

Common validation issues:

• Scale bars missing from drawings
• Location plan not on OS base
• Wrong fee paid
• Missing ownership certificate
• Local validation requirements not met (some LPAs have additional document requirements)

Step 6: Consultation Period

Once registered, the planning authority notifies neighbours and statutory consultees. The standard public consultation period is 21 days. During this time:

• Neighbours are notified by letter
• A site notice may be posted
• Statutory consultees (highways, environment, heritage bodies) are notified if relevant
• The application is published on the LPA’s planning register (publicly visible)

Anyone can submit a representation — support or objection. The planning officer must consider all representations received, but material planning considerations carry weight, not personal preferences or property value arguments.

Step 7: Planning Officer Assessment

The planning officer assesses the application against:

• National Planning Policy Framework (NPPF)
• Local Development Plan policies
• National and local permitted development rules
• Any relevant supplementary planning documents or design guides
• Representations received from neighbours and consultees
• Site-specific considerations (heritage, ecology, flood risk, highways)

For routine householder applications, the officer prepares a delegated report with a recommendation to approve or refuse. For more complex applications, the case may go to a planning committee for decision.

Step 8: Decision

The statutory determination period is:

• 8 weeks for householder applications and minor applications
• 13 weeks for major applications
• 16 weeks for applications accompanied by an Environmental Impact Assessment

In practice, many LPAs run over these timescales, particularly in busy authorities. You can agree to extend the determination period with the officer — this is often better than forcing a decision before the officer is ready.

The decision is:

• Grant with conditions: Approval subject to conditions (materials approval, hours of construction, ecology mitigation, etc.)
• Refuse: Refusal with reasons stated. You can appeal (see below) or submit a revised application
• Non-determination: If no decision within the statutory period, you can appeal as if refused

Step 9: Discharge of Conditions (If Approved)

If granted with pre-commencement conditions (conditions that must be resolved before work starts), you’ll need to submit a discharge of conditions application to each condition. Fee: £34 per condition request (England, 2025). Allow 8 weeks for each discharge.

Step 10: Appeal (If Refused)

If refused, you can appeal to the Planning Inspectorate within 12 weeks of the decision. Appeals are handled by the PINS (Planning Inspectorate) and are determined by an independent inspector.

Most householder appeals use the written representations procedure (no hearing). Success rates for householder appeals have historically been around 35–40%.

Before appealing, consider whether a revised application addressing the refusal reasons would be quicker and cheaper.

How Long Does the Planning Application Process Take?

For a householder application with no complications:

• Drawing preparation: 2–6 weeks
• Validation: 1–2 weeks
• Determination: 8–13 weeks
• Total: 3–5 months from instruction to decision

Factor in building regulations submission (separate process) and contractor procurement, and the total time from decision to building start is typically a further 2–3 months.

Frequently Asked Questions

How much does it cost to submit a planning application?

The fee for a householder application in England is £258 (2025). Professional fees for drawings and submission typically add £1,500–£4,000 depending on complexity.

Can I submit a planning application myself?

Yes — there is no legal requirement to use a professional. However, applications submitted without professional drawings are more likely to be refused or returned as invalid. Using an architect significantly improves approval rates and speed.

How long is planning permission valid for?

Standard planning permission is valid for 3 years from the date of approval. You must commence work (at minimum, break ground) within this period, or you’ll need to reapply.

What happens if neighbours object?

Objections are considered but don’t automatically result in refusal. Only material planning considerations — impact on amenity, design, highway safety, etc. — carry weight. Objections based on property value, personal dislike, or preference are noted but not determinative.

Can I make changes to my planning application after submission?

Minor amendments can be submitted as “non-material amendments” after approval. Significant changes before decision require a formal amendment to the application or a new submission.

What is the difference between planning permission and building regulations?

Planning permission deals with whether you can build (design, use, appearance). Building regulations deal with how you build (structural safety, fire safety, insulation, drainage). Both are often required — they are separate processes with separate applications and fees.

How can Crown Architecture help with my planning application?

Crown Architecture & Structural Engineering handles the full planning application process — from initial feasibility through drawing production, submission, and liaison with the planning authority. Call us on 07443 804841 for a free initial consultation.