Planning Permission Guide UK

The general process of gaining planning permission has remained the same over the last 10 years, the contextual emphasis has been environmentally focused whilst accelerating housing and infrastructure. The process still requires an application, consultation, assessment and a decision. The ‘service’ provided by local authority planning departments has reduced significantly, being more of a checking body than a proactive assistant. The latest range of changes has removed the free resubmission, the ability to engage and make changes all whilst increasing the application fees.

However, this guide is intended as an up-to-date guide on how to navigate the current planning system in its current form. It does not question or criticize the system, unlike our planning reform blog.

The last 10 years have become more digital with less human interaction, environmentally aware, geared toward housing with more evidence and specialist consultant reliance.

Permitted Development

Greater use of Permitted Development for larger home extensions, office to residential, barn conversions, additional storeys, commercial to retail etc.

Environmental

Stronger Environmental Requirements, ecology was often a specialist issue affecting only sensitive sites. Today, environmental considerations are far more prominent. This includes biodiversity impacts, habitat protection, water management, carbon reduction, climate resilience.

Biodiversity Net Gain (BNG)

Introduction of BNG is perhaps the most significant recent change, made mandatory in 2024.

Key requirements:

• Most developments must achieve at least 10% improvement in biodiversity value.
• Developers must submit a Biodiversity Gain Plan.
• Habitat gains can be delivered on-site, off-site, or through biodiversity credits.
• Habitat improvements must be maintained long term.

Impact on planning

Developments that previously only required architect drawings could now require more specialist consultants’ input such as ecologists, habitant surveys, biodiversity metric calculations, long term habitat management plans.

More digital planning systems

Online submission for the planning portal, electronic consultations, public access to plans and comments online, digital planning registers

Design Quality Emphasis and Justification

The planning system does place more emphasis on design quality with justification in accordance with relevant policies and local authority guides.

Changes include

• Concise written planning and heritage statements
• National design guides
• Design codes
• Stronger requirement for place making
• More scrutiny of appearance, materials, layout and streetscape

Increased Focus on Housing Delivery

Successive governments have pushed reforms aimed at increasing housing supply, the population and immigration continue to drive housing shortfalls

This has resulted in:

• Pressure on councils to maintain up-to-date local plans.
• Greater emphasis on housing targets.
• Faster decision-making expectations.
• Revisions to national planning policy.

The balance has shifted toward encouraging development where housing shortages exist.

Planning applications are more likely to require specialist reports to support and justify them

Common reports now include

• Ecology reports.
• Biodiversity Net Gain assessments.
• Flood Risk Assessments.
• Drainage strategies.
• Transport statements.
• Tree surveys.
• Heritage assessments.
• Sustainable drainage systems (SUDS)

Flood and Drainage Scrutiny

With the ever-increasing risk to floods and antiquated treatment plants for sewage and water monitoring and managing waste and water is more sensitive.

Increased Community Visibility

Public engagement has become easier because applications, drawings, consultation responses and decisions are generally available online.

This means:

• Faster public access to proposals.
• Easier submission of objections and support.
• Greater scrutiny of planning decisions

Full Planning Permission

Used when the complete details of a proposed development are known, including layout, appearance, landscaping, access, and scale. A successful application grants permission to proceed with the approved design, subject to any planning conditions imposed by the local authority. [gov.uk]

Outline Planning Permission

Used to establish whether the principle of development is acceptable before investing in detailed design work. Key matters such as appearance, scale, landscaping, layout, and access may be reserved for approval through a later application. [gov.uk]

Reserved Matters Application

Submitted after outline permission has been granted to seek approval of the detailed elements that were previously reserved. This typically includes the development’s appearance, scale, layout, landscaping, and access arrangements before construction can begin. [gov.uk]

Householder Planning Application

Used for alterations or extensions to a single dwelling house, including loft conversions, rear extensions, garages, and outbuildings. It applies where proposals fall outside permitted development rights or where additional planning consent is required. [rtpi.org.uk], [gov.uk]

Change of Use Application

Required when a building or land is proposed to be used for a different purpose from its existing lawful use. Examples include converting offices to residential accommodation or agricultural buildings to commercial premises. [gov.uk]

Approval of Conditions (Discharge of Conditions)

Used after planning permission has been granted where specific conditions require further details to be submitted and approved. Examples include materials, landscaping schemes, drainage details, or ecological mitigation measures before development progresses. [gov.uk]

Section 73 Application (Variation of Condition)

Used to make minor changes to an approved development by varying or removing planning conditions attached to an existing permission. It is commonly used to amend approved plans, operating hours, or construction details. [gov.uk]

Non-Material Amendment Application

Used when very small changes to an approved scheme are needed and the amendment does not materially alter the development’s character or impact. Examples include minor design adjustments, window repositioning, or changes to materials. [gov.uk]

Lawful Development Certificate (LDC)

Used to obtain formal confirmation that an existing or proposed use or development is lawful and does not require planning permission. Commonly used for permitted development projects and to establish legal certainty. [gov.uk]

Prior Approval Application

Required for certain forms of permitted development where the principle of development is already established, but specific matters such as design, transport, flooding, contamination, or neighbour impact must be assessed by the planning authority. [gov.uk], [rtpi.org.uk]

Listed Building Consent

Required for alterations, extensions, or demolition affecting a listed building’s special architectural or historic interest. Consent is separate from planning permission and is needed even where external changes appear relatively minor. [gov.uk]

Advertisement Consent

Required for certain signs, advertisements, illuminated displays, and commercial branding that fall outside deemed consent provisions. The application assesses the advertisement’s impact on visual amenity and public safety. [gov.uk]

Tree Works Application (TPO Consent)

Used where works are proposed to trees protected by a Tree Preservation Order. Approval is required before pruning, lopping, topping, or felling can take place to protect important landscape features. [gov.uk]

Environmental Impact Assessment (EIA) Development Application

Required for major developments likely to have significant environmental effects. The application must be supported by an Environmental Statement assessing impacts such as ecology, landscape, transport, noise, and heritage considerations. [gov.uk], [gov.uk]

Planning Permission in Principle (PiP)

Used mainly for housing-led development to establish whether the fundamental principle of development on a site is acceptable. Detailed technical matters are dealt with later through a Technical Details Consent application

Core Consultants

Architect or Architectural designer

Most projects require a relevantly experienced professional to produce designs and plans suitable for planning purposes.

Planning Consultant

For complex, controversial, or high-value developments. Useful where planning policy is difficult to navigate, sites are in Green Belt, conservation areas, or where objections are anticipated. Often prepares planning statements and manages the application process.

Site & Land Consultants

Topographical Surveyor

Required where accurate site levels, boundaries, trees, buildings, underground services and features must be measured. When required these are the first consultant appointed before design work begins.

Land Surveyor / Boundary Surveyor

Used when ownership boundaries are uncertain or disputed.

Geotechnical Engineer

Required where ground conditions, contamination, mining risk, or difficult foundations are concerns.

Environmental Consultants

Arboricultural Consultant (Tree Surveyor)

Required when trees are on or near the site. Often mandatory if trees are protected by a Tree Preservation Order (TPO) or within a Conservation Area.

Ecologist

Required when protected species or habitats may be affected.

Common for developments impacting:

• Bats
• Owls
• Great crested newts
• Birds
• Ancient woodland
• Protected habitats.

Flood Risk Consultant

Required for many developments in Flood Zones 2 or 3 produces Flood Risk Assessments (FRA) and mitigation schemes

Environmental Consultant

For noise, air quality, contamination, lighting, vibration, and environmental impact studies.

Transport & Highways

Transport Consultant

Required where developments generate significant traffic.

Produces:

• Transport Assessments
• Travel Plans
• Transport Statements

Highways Engineer

Required for new site access arrangements, junction improvements, and highway works.

Heritage & Conservation

Heritage Consultant

Required where proposals affect:

• Listed buildings
• Conservation areas
• Heritage assets

Archaeologist

Often needed in historically sensitive areas or where the county archaeologist requests an assessment.

Engineering Specialists

Structural Engineer

Rarely required solely for planning permission on minor schemes, mostly for building regulations.

Planning requirements (Rare)

• Foundation design around protected tree, heritage building or assets
• Justification for demolition

Civil Engineer

Required for drainage, earthworks, roads, utilities, and infrastructure design.

Drainage Engineer / SuDS Consultant

Often required for larger developments or Designs Sustainable Drainage Systems (SuDS).

Commercial & Development Consultants

Quantity Surveyor (QS)

Provides development cost estimates and viability assessments.

Viability Consultant

Often needed for major developments where affordable housing obligations or planning contributions are being negotiated.

Landscape Architect

Common for:

• Housing developments
• Commercial parks
• Public realm schemes

Produces landscape and visual impact assessments where required.

As a rule of thumb, the most requested supporting reports by UK planning authorities are tree surveys, ecology reports, flood risk assessments, transport statements, drainage strategies, and heritage statements, depending on the characteristics of the site.

Single-storey home extension

Usually only: Architect or technologist

New dwelling on a vacant plot

Typically:

• Architect
• Topographical surveyor
• Planning consultant (optional)
• Drainage engineer
• Ecologist (if required)
• Tree consultant (if trees present)

Housing development (10+ units)

Typically:

• Architect
• Planning consultant
• Topographical surveyor
• Transport consultant
• Flood consultant
• Ecologist
• Tree consultant
• Landscape architect
• Civil engineer
• Heritage consultant (if applicable)
• Viability consultant (sometimes)

Listed building conversion

Typically:

• Architect or conservation specialist
• Heritage consultant
• Structural engineer
• Archaeologist (sometimes)
• Planning consultant