By Signature Design and Architecture, Whiteley ·
The stages of a planning application
A typical application passes through several stages:
- Submission: the drawings, forms and supporting documents are sent to the council
- Validation: the council checks that everything required has been provided before the application is registered
- Consultation: neighbours are notified, a site notice may be posted and consultees such as highways or tree officers may be asked for comments
- Assessment: the case officer visits the site, considers the comments and assesses the design against local policy
- Decision: most householder applications are decided by officers under delegated powers, while some go to a planning committee
The eight week target
Councils in England have a statutory target of eight weeks to decide householder applications, such as extensions and loft conversions, and most other minor applications. Major developments have a target of thirteen weeks. The clock starts from validation, not from the day the application is sent, so a slow or incomplete validation adds time before the official period even begins.
The target is a target, not a guarantee. Some applications are decided sooner, others later. Where an officer needs more time, perhaps to negotiate amendments, they may ask you to agree an extension of time. Agreeing is often sensible, because the alternative may be a refusal.
Prior approval and certificates
Prior approval for larger single storey rear extensions runs to a fixed period set nationally, during which neighbours are notified and can comment. If the council does not issue a decision within that period, the development can generally proceed, but it is always better to have a written decision. A lawful development certificate for a proposed project is usually decided within a similar timescale to a householder application, although it is a technical check rather than a judgement on design.
Planning applications
- Householder planning applications for extensions and alterations
- Lawful development certificates confirming permitted development
- Prior approval applications for larger single storey rear extensions
What causes delays
In our experience, delays usually come from a handful of causes:
- Missing information, such as an incomplete form, a missing location plan or drawings without dimensions, which stops validation
- Design changes requested by the case officer partway through the process
- Conservation areas and listed buildings, where heritage officers are consulted
- Trees protected by a tree preservation order or within a conservation area
- Flood zones, where a flood risk assessment may be required
- Objections from neighbours, which need to be considered carefully
- Workload at the council, which varies over time
How good drawings help
The single most useful thing you can do is submit a complete, clear application. Accurate drawings based on a measured survey, with existing and proposed plans and elevations, a site plan and a location plan, make validation straightforward and give the case officer what they need to assess the proposal quickly. Anticipating likely concerns, such as overlooking or the effect on a neighbour's light, and addressing them in the design, reduces the chance of requests for amendments.
That is why we prepare the design and the application together. Our planning applications service covers the drawings, the forms and liaising with the council on your behalf. We cannot promise a particular timescale, because the decision rests with the council, but a well prepared submission gives your application the best chance of moving smoothly.
After the decision
If permission is granted, read the conditions carefully. Some must be discharged before work starts, for example approval of materials. Permission usually lasts for three years, within which work must begin. The next stage is building regulations, which is a separate approval covering structure, fire safety, insulation and drainage. Our guide to how the design and planning process works sets out the full sequence.
If permission is refused, the decision notice explains why. It is often possible to revise the design and resubmit, or to appeal. If you would like to talk about your project, contact us to arrange a free on-site consultation with no-obligation quotation.
Planning your project around the timescale
Because planning takes time, it makes sense to think about the whole programme from the start. Design development, the application period and the building regulations drawings can add up, and builders are often booked some way ahead. Many homeowners start talking to builders informally while the application is being decided, then obtain firm quotations once the building regulations drawings are complete. If you have a particular deadline, such as a new baby or a relative moving in, tell us at the first visit so we can explain what is realistic for your project.
This guide is general information only and does not replace advice on your specific property. Rules can change, so always check the current position before starting work.
Want a professional to handle it?
Tell Signature Design and Architecture about your project.
Covering Hampshire.
Frequently asked questions
How long does a householder planning application take?
Councils have a statutory target of eight weeks from validation to decide householder applications, although some take longer.
When does the eight week period start?
From the date the council validates the application, not the day it is submitted.
What is an extension of time?
An agreement between you and the council to extend the decision period, often used when amendments are being discussed.
What is the most common cause of delay?
Missing or unclear information at submission, which holds up validation. Complete, accurate drawings help avoid it.
Can I start building once permission is granted?
You will still need to discharge any pre-commencement conditions and obtain building regulations approval before work starts.