Types of projects that require planning permission drawings
Not all householder projects require planning consent. However, here are some projects and criteria that will mean you need drawings for planning permission:
• Building a single-storey extension to a property, when the proposed extension exceeds:
(i) 8m from the original rear wall for detached houses and up to 6m for semi-detached and terrace houses
• A proposed extension covering more than 50% of the land around the existing property
• Construction of a new dwelling house
• Alteration of the external appearance of an existing house in a conservation area
• Converting a house into flats or splitting a house into 2 or more houses
• Changing the functional use of a building or land
• Changing or replacing boundaries, fences and railings that are:
(i) more than one metre high - next to a highway
(ii) more than two metres high elsewhere.
What drawings do you need for planning?
Drawings that are required vary depending on the scope and complexity of the project.
Certain drawings such as site location plan and block plans are required for all applications regardless. In addition, there are other mandatory drawings that apply for all councils as well as local level requirements which you would have to check in advance with your own local authority.
Site location plan
As the name suggests, a Site Location Plan is a drawing that helps us identify the location of an architectural project. It helps us understand the project in relation to its context and is sometimes referred to as a ‘Location Plan’.
- Paper size A4 or A3
- Scale 1:1250 or 1:2500
- North Point
- Plot boundary - Red
- Other land owned by applicant
- (close or adjoining site) - Blue
- Buildings, roads and footpaths on land adjoining the site - for clear identification
We have written a more detail blog post on site location plans.
Block plan (or site plan)
A Block Plan is a zoomed-in version of the site plan showing the proposed development in more detail. It shows the relationship between the property with the plot boundary and immediate surroundings and is sometimes simply called a ‘Site Plan’.
- Paper size A3 or A4
- Scale 1:100, 1:200 or 1:500
- North Point
- Plot boundary - Red
- Other land owned by applicant (close or adjoining site) - Blue
- Buildings, roads and footpaths on land adjoining the site
- Plot boundary dimensions
- Extent and the type of any hard surfacing. Boundary treatment - walls, fencing, etc.
- Access points and rights of way to site Trees - On site + Adjacent plots Additional built structures (sheds, out-buildings, garden structures)
We have written a short guide on how to get a free site or block plan drawing.
Roof plans
Just as the name suggests, a roof plan is simply a drawn view of the roof from above. It shows the proposal in its immediate context, similar to a block plan but in more detail.
- Paper size A3 or A4
- Scale 1:50 or 1:100
- North Point
- Plot boundary - Red
- Roofing material as hatch
- Ridge lines, chimneys, rooflights, raised parapets and trees
Floor plans
Floor plans clearly show the over layout of spaces in the development. Each floor would have its own separate floor plan.
A planning application requires two sets of plans - existing floor plans with the property drawn as is and proposed plans showing how it relates to the existing dwelling.
Proposed floor plans could indicate the existing main property lines in a different colour to clearly distinguish proposed changes.
- Paper size A3 or A4
- Scale 1:50 or 1:100
- North Point
- Plot boundary - Red
- Room labels
- Changes in floor levels
- Net area of main rooms/spaces
- Important building elements - labelled
- Relevant dimensions - internal and external
Elevations
Elevation drawings are used to show how the project looks before and after completion.
They are drawn as views from four main faces - front, rear, right and left. You don’t necessarily need all four elevations for every planning application. It depends on the position and effect of proposed changes to everything around it.
For example - a planning application to change the external windows on the right side of a property would only require a right elevation as none of the other faces are being affected by this change and so on.
Planning application would require two sets of elevations - existing elevation with the property drawn as is and proposed elevations with new changes and how it related to original dwelling.
- Paper size A3 or A4
- Scale 1:50 or 1:100
- Property boundary in red
- Room labels
- Changes in floor levels
- Relevant dimensions - internal and external
- Colour and type of building finishes (bricks, render, cladding, roof tiles, etc. )
- Colour and type of important building elements (doors, windows, rooflights, pipes, etc. )
- For existing buildings, drawing sheet to contain both existing and proposed elevation to clearly identify proposed changes
- Show context where needed - Outline elevations of neighbouring buildings in frame of view, trees, etc.
Sections
An architectural section is the view of the building when assumed to be cut across by a vertical plane. It is mainly used to indicate the relationship between different spaces and levels of the building.
- Paper size A3 or A4
- Scale 1:50 or 1:100
- Property boundary in red
- Changes both existing and finished levels
- Finished floor and ridge levels of buildings
- Fixed and identifiable datum level, usually Above Ordnance Datum – AOD
- Relevant dimensions - internal and external
- Room labels
- Colour and type of important building elements (doors, windows, rooflights, pipes, etc. )
- Colour and type of building finishes (bricks, render, cladding, roof tiles, etc. )
- For existing buildings, drawing sheet to contain both existing and proposed section to clearly identify proposed changes
- Show context where needed - Outline elevations of neighbouring buildings in frame of view, trees, etc.
Detail
Details or joinery drawings are highly accurate drawings that are generally required to be submitted for a Planning Application along with Listed Building Consent. These drawings are able to describe the fixtures and fittings in a clear and concise manner, especially for replacement alterations.
- Paper size A3 or A4
- Scale 1:2, 1:5 or 1:20
- Key dimensions
- Materials/components - labelled with specifications (colour, measurement, type, etc. )
- For windows and doors - include wall in which they are mounted to show depth of reveal
Additional supporting documents for planning applications
Photographs and photomontages - Photographs and photomontages are a great way to demonstrate the proposal and to understand its relationship with the context. It’s a quick and effective way to communicate the idea in terms of the project scale and massing. When submitting these, the location of the view and other descriptive details need to be mentioned for clear understanding.
3D Model - 3D models are another effective communication tool used by designers that can help the viewer understand the exact idea of the proposal. Submitting a 3D model along with the planning drawings in some cases could make it easier to get the proposal approved.
General guidelines that apply for all planning drawings
- Drawings are to be drawn to an A3 or A4 size for ease of printing when required. Avoid scaling drawings to larger than A1.
- All drawings submitted with a planning application should include a title bar that has a drawing title, drawing number, date, paper size, drawing scale and should be in PDF format.
- In case of revised drawings, the revision number, revised change and date need to be marked clearly.
- Drawings are to be scaled to a standard metric scale and indicated (preferably using a scale bar). Standard accepted scales include 1:50, 1:100, 1:200, 1:500, 1:1250, 1:2500. In case of joinery detail drawing, you may even use scales of 1:5, 1:10 or 1:20
- Wherever possible, try to maintain the same orientation for all drawings
- All access points, vehicular and pedestrian access roads, parking spaces and visibility splays (that can have an impact on neighbouring properties) need be shown
- Proposed changes to an existing property need to be marked clearly. Use of colour here is encouraged to be able to distinguish between proposed and existing parts of the drawing
- If there are proposed changes in levels, these need to be indicated clearly, wherever possible. In this case, site sections through adjoining properties with relevant elevations would be required to clearly indicate proposed level changes.
- In the case of a project where the proposed development has a direct impact on a neighbouring property, trees and other prominent elements around the property need to be shown and dimensioned on the drawings.
- If there exists an overhanging tree from adjoining property, a tree survey is required to determine the position, exact measurements and species and need to be clearly shown on drawings.
What format should planning drawings be in?
- All documents to be submitted as part of the planning application have to be given clear and unique names/numbers. A common mistake to avoid is not mentioning whether the drawing is of existing or proposed development.
- In case of revised drawings, the revision number, revised change and date need to be marked clearly.
- Drawings for online applications are to be submitted in .pdf format (other accepted file types are .doc, .jpg, .tif, .txt ). CAD, .gif, .xls and video files are not accepted formats of drawings.
- The size of each individual file has to be kept below 10 MB. Where unavoidable, documents can be split into smaller files and named clearly as Part 1, Part 2 etc.
- You could also take the extra step and attach a Schedule of Drawings to your application
How are drawings submitted to planning?
The most common way to submit a planning application is through the online planning portal.
You will need to fill in details based on your project. The portal does a pretty good job of prompting you to answer questions that are only relevant to your application. The completed form is then sent directly to your local planning authority for processing.
The application will generally consist of the completed forms, necessary drawings, supporting documentation and the correct fee paid. The application will only be sent to the planning authority once all the requirements have been met.
You can also send in your application through email to your local authority by making sure you have all the necessary documents specified by the local council. You will need to attach all the filled digital forms and drawings (some planning authorities may ask for more). When required, the payment can be made by BACS transfer. You will then receive an acknowledgement within 3-5 working days.
You also always have the option to submit a hard-copy of your application. You will need to fill in the printed forms and attach a minimum of 4 copies of all documents, including drawings (some planning authorities may ask for more).
You can then drop them off at your local authority or send it through post.
How much does it cost to submit planning drawings?
The planning application fee is fixed based on the type and complexity of the project. For example, £206 for a basic house renovation/extension, £462 for new houses, etc. In addition, there is a service charge of £23.33 (+VAT) if you submit via the planning portal, which is essentially the quickest and most efficient way.
Do I need to submit physical copies of drawings for planning application?
No, only digital. However you can always have printed versions produced for your personal use as they can sometimes be easier to read than on a computer screen. We offer physical copies to our clients.
How much does it cost for an architect to draw up plans?
If you need planning drawings for your application, it’s best to hire an architect.
An architect’s fee which includes design + drawings + supervision, would come up to roughly 10-15% of the total build cost. Additionally, there are firms that charge a fixed amount, i.e.; the fee is generally structured based on factors such as floor area, number of floors, level of complexity, etc. Based on these factors, the drawing fee would lie within the range of £200 to £2000.
Hiring an architect that has experience working with planning drawings and approvals at the earliest stage would also relieve you of the fuss of dealing with such approvals and standards and moreover, ensure a smooth execution of your project from start to finish.
You can request a quote for council permission drawings here.
Can I do my own drawings for planning?
If you’re thinking about getting planning drawings for your planning application, you’re most likely looking into getting a new development/alteration for your property and probably already have an architect on board so it would essentially be a part of your package.
Making DIY planning drawings for free yourself with little or no previous experience could put you in a greater chance of your planning drawings getting rejected and this may result in a longer and more expensive process which would further complicate your project.
However, there is no legal requirement to have an architect involved for any project, but that being said, the probability of getting your planning drawings approved would depend more on the complexity of the project. You can definitely draw them yourself using CAD software, as long as the drawings comply with the standards set by local authorities.
What is a planning officer looking for on drawings?
Context
Context relates to the understanding of the relationship between the project and its surroundings. The officer in charge looks into how your project responds to its surroundings in terms of architectural character and materials.
Scale
Scale relates to the size of the project in relation to its surrounding built structures. The officer in charge looks into how your project relates to its surroundings in terms of its size.
Materials
The officer also looks into whether your proposed development blends in or stands out among its neighbouring buildings. This is a major consideration for listed buildings or projects in conservation areas as they are required to maintain a certain level of uniformity in terms of materials and style.
Design and Layout
This relates to the 3D ‘shape’ of the building and if the internal layout is well designed to make the best use of the space.
Parking
Each council has set forth its own guidelines when it comes to parking regulations. These need to be carefully considered at an early stage to avoid complications later on.
Frequestly Asked Questions
What are planning drawings?
Planning drawings are technical illustrations that represent the proposed changes to a property for a planning application.
Do I always need planning permission?
No, certain minor changes, classified as 'permitted development rights', may not require planning permission. It's always best to check with the local planning authority.
How detailed should my planning drawings be?
Planning drawings should provide a clear and detailed view of your proposal, including dimensions, existing and proposed elevations, and key landscape features.
Can I create the planning drawings myself?
While it is possible to create your own drawings, hiring a professional architect or draughtsman can increase the accuracy of the drawings and the likelihood of your proposal being approved.
What is the typical timeline for the planning permission process?
The local authority typically makes a decision within eight weeks of the application submission for minor proposals, but it may be longer for more complex projects.
What is the difference between planning drawings and building regulations drawings?
Planning drawings illustrate the design and appearance of the project, while building regulations drawings show how it will comply with building codes and safety regulations.
What happens if my planning application is rejected?
You can appeal the decision, or you might choose to revise your proposal based on the feedback received and resubmit it.
What happens after my planning application is approved?
You can then proceed with your construction. However, the work must comply with the approved plans and any conditions attached to the approval.What are 'existing' and 'proposed' drawings?'Existing' drawings show the current state of the property. 'Proposed' drawings show what it will look like after the planned changes are implemented.
What is a Design and Access Statement?
This is a report that accompanies a planning application to explain the design principles and concepts that have been applied to the proposed development. It may be necessary for complex or large-scale projects.
Can planning permission be granted retrospectively?
If work has been carried out without the necessary permission, you can apply for retrospective planning permission. But it's risky, as there's no guarantee it will be granted.
What is a Lawful Development Certificate?
This is a legal document issued by the local planning authority that confirms that the use, operation, or activity named in it is lawful for the purposes of planning control.
Do I need planning permission for a change of use?
Some changes in the use of a building or land may require planning permission, but others do not. It depends on the specifics of the project and the local planning policies.
What is a pre-application enquiry?
A pre-application enquiry is a process where you can receive advice from your local planning authority about your proposals before you make a formal planning application.
Can I appeal a planning decision?
Yes, if your planning application is refused, or if it is granted with conditions you're not satisfied with, you can appeal to the local planning inspectorate. However, it's often best to consider revising and resubmitting your proposal.How long is planning permission valid for?Planning permission is generally valid for three years from the date it is granted. If you don't start your development within this period, you'll likely need to reapply.
Can I extend planning permission?
It's possible to extend planning permission in some cases, but you must apply for the extension before the initial permission expires.
What is a detailed or full planning application?
A detailed, or full, planning application involves submitting complete details about your proposed development, including all relevant plans, drawings, and supporting documents.
What are planning conditions?
Planning conditions are specific issues or requirements that your local planning authority asks you to resolve before your project can go ahead.Do I need permission to work on a listed building?Yes, if your building is listed, you'll need specific consent to carry out any work, even if it's internal.
Do I need planning permission to change my commercial property into a residential one?
Yes, you'll need to apply for a 'change of use' planning permission.
Can planning permission increase the value of my property?
Yes, obtaining planning permission can potentially increase your property's value as it provides potential for development.
How do I find out about planning applications near me?
Local planning authorities usually keep a publicly accessible register of planning applications, which can often be found on their websites.
What does it mean when a planning application is 'called in'?
This is when the Secretary of State takes over the determination of a planning application, usually because it's of national significance.
Do Neighbourhood Plans have an impact on my planning application?
Yes, Neighbourhood Plans, once adopted, become part of the statutory development plan. Decision-makers are legally obliged to take them into account when determining planning applications.What is an outline planning application?An outline planning application establishes whether the scale and nature of a proposed development would be acceptable to the local planning authority, before any detailed designs are drawn up.
What are 'reserved matters'?
Reserved matters are aspects of a proposed development that an applicant can choose not to detail fully in an outline planning application. These matters, such as appearance, access, layout, and scale, must be approved by the local planning authority before work can start.
What's the difference between planning permission and building regulations approval?
Planning permission concerns the principle of whether you can go ahead with a building project in terms of its location, appearance, and use. Building regulations approval is a separate matter and ensures that the proposed building will be safe, energy efficient, and accessible.
What is a Conservation Area and how does it affect my planning application?
A Conservation Area is an area of special architectural or historic interest. If your property is within one, you'll need to be aware of extra planning controls and considerations.Does a planning refusal affect the value of my property?A refusal doesn't necessarily devalue your property. It may just mean you need to adjust your plans before they can be approved.
What's the difference between an appeal and a new application?
An appeal is a formal process where you contest a decision made by the local planning authority. A new application involves resubmitting your plans, usually with modifications to address the reasons for refusal.
Can I withdraw a planning application?Yes, you can withdraw an application at any time up until a decision is made. But the application fee won't be refunded.
Can I make amendments to an application after it's been submitted?Minor amendments can usually be made after submission, but significant changes may require a new application.
What happens if I carry out work without planning permission?If you carry out work without the necessary permissions, you may be required to undo the changes. In some cases, you can apply for retrospective planning permission.How can I find out about local planning policies?Local planning policies are usually available on your local planning authority's website. These policies play a key role in determining planning applications.
What is a 'material consideration' in planning decisions?
A 'material consideration' is a factor that should be taken into account in deciding a planning application or on an appeal against a planning decision.
Can my planning permission be taken away once granted?
Planning permission cannot generally be taken away once granted, unless it was granted based on misleading information.
Can planning permission be transferred?
Yes, planning permissions relate to the land and not to the person who applied for it. So, they can be sold or transferred alongside the property.
What is a tree preservation order and how does it affect my planning application?
A tree preservation order (TPO) is an order made by a local planning authority to protect specific trees, groups of trees or woodlands. If there are TPOs on your site, you may need consent to carry out work to those trees.
What is a planning enforcement notice?
A planning enforcement notice is issued by a local planning authority if they believe there has been a breach of planning control.
What does 'overdevelopment' mean in planning terms?
'Overdevelopment' usually refers to a level of development (in terms of scale, massing, or density) that is excessive in relation to the plot size or context, and could lead to negative impacts on local character, amenities or resources.
What is an 'Article 4' direction?
An 'Article 4' direction is made by the local planning authority. It restricts the scope of permitted development rights in relation to a particular area or site, or type of development.
What is 'Permitted Development'?
Permitted Development rights allow for certain types of minor changes to be made to buildings and land without needing to apply for planning permission.
What is a 'non-material amendment'?
A non-material amendment is a minor change to a planning permission that does not significantly alter what is approved.
What is a 'minor material amendment'?
A minor material amendment is a small alteration that would change the details of a planning permission, but not the overall scheme or principle of development.
What is a 'Section 106 Agreement'?
A 'Section 106 Agreement' is a legal agreement between an applicant and the local authority to mitigate the impacts of your new development on the local community and infrastructure.
What is a 'Community Infrastructure Levy' (CIL)?
The CIL is a charge which local authorities in England and Wales can charge on new developments in their area. The money is used to help deliver infrastructure to support the development of the area.What is a 'five-year housing land supply'?This refers to the amount of land that local authorities must demonstrate is available for housing over the next five years.
What is an 'Environmental Impact Assessment' (EIA)?
An EIA is a process for identifying the environmental effects of development proposals. It is a legal requirement for certain types of developments that are likely to have significant environmental effects.
What is a 'Green Belt'?A Green Belt is a policy for controlling urban growth, designated for open space, which can include fields, forests, or empty land. It's designed to prevent urban sprawl by keeping areas permanently open and free from 'inappropriate' development.
What is 'Brownfield' land?Brownfield land refers to land that has been previously used for industrial or commercial purposes and may be contaminated as a result. It can be redeveloped, often for residential use, once any environmental damage has been remediated.
What are 'Local Development Orders' (LDO)?LDOs are made by local planning authorities and give a grant of planning permission for specific types of development within a defined area.
What is the 'National Planning Policy Framework' (NPPF)?
The NPPF sets out the government's planning policies for England and how they should be applied. It provides a framework for local authorities to produce their own local plans.What are 'Neighbour Consultation Schemes'?These schemes provide an opportunity for neighbours to comment on proposed developments before a decision is made.
What are 'Habitable Rooms'?Habitable rooms are any rooms used or intended to be used for living purposes, which includes bedrooms, living rooms, and kitchens but does not include bathrooms, toilets, hallways or utility rooms. The number of habitable rooms can be a factor in planning decisions.
What is the 'Right to Light' and how does it impact planning applications?
The 'Right to Light' is a legal right that gives property owners the right to receive adequate natural light through windows. It can impact planning applications if the proposed development could significantly affect the light received by neighboring properties.
What is a 'Heritage Impact Assessment' and when is it required?
A Heritage Impact Assessment is an assessment of the impact of a proposed development on the significance of heritage assets, such as listed buildings or conservation areas. It is required when a development has the potential to affect such assets.
What is the 'Sequential Test' in flood risk assessments?
The Sequential Test is a requirement to consider flood risk in planning applications and ensure that development is located in areas with the lowest risk of flooding, sequentially, before considering less flood-prone areas.
What is a 'Designated Area' and how does it affect planning applications?
A Designated Area refers to an area that has been designated for specific protection or conservation purposes, such as Areas of Outstanding Natural Beauty (AONBs) or Sites of Special Scientific Interest (SSSIs). Planning applications in these areas must adhere to additional planning policies and considerations.
What is the 'Building for Life' standard?
The Building for Life standard is a national standard for well-designed homes and neighborhoods. It provides a set of criteria to assess the quality of new residential developments.
What are 'Ancillary Buildings' and when do they require planning permission?
Ancillary buildings are secondary structures on the same property as the main dwelling, such as sheds or garages. Whether they require planning permission depends on factors such as their size, location, and purpose.
What is 'Infill Development' and how is it treated in planning applications?
Infill Development refers to the development of vacant or underutilized land within an existing built-up area. It is often encouraged to make more efficient use of land, subject to meeting planning policies and design considerations.
What is the 'Right of Way' and how does it impact planning applications?
The 'Right of Way' is a legal right that grants people access to pass through or across another person's land. It can impact planning applications if it affects access or creates conflicts with proposed development.
What is the 'Highway Authority' and what role do they play in planning applications?
The Highway Authority is the authority responsible for managing and maintaining public highways. They are consulted during the planning application process to assess the impact of the proposed development on highways, traffic, and transportation infrastructure.
What is a 'Certificate of Lawfulness' and how does it differ from planning permission?
A Certificate of Lawfulness confirms that an existing use, operation, or activity is lawful and doesn't require planning permission. It provides legal assurance for situations where planning permission isn't needed but proof of lawfulness may be required.
What is a 'Change of Use' planning application?
A 'Change of Use' planning application is made when you intend to change the purpose for which a building or land is used, such as converting a shop into a residential property.
What is the 'Community Right to Build'?
The 'Community Right to Build' is a mechanism that allows local communities to propose and develop small-scale projects that meet their specific needs without the need for a traditional planning application.
Can I convert my loft without planning permission?
In many cases, loft conversions can be done under permitted development rights, which allow certain alterations to be made without the need for planning permission. However, there are specific limitations and criteria that must be met.
How can I determine the boundary of my property for planning purposes?
The boundary of your property can typically be determined through a combination of title deeds, land registry documents, and professional surveys or assessments. It's important to have accurate boundary information for planning applications.Can I submit a planning application on behalf of someone else?Yes, you can submit a planning application on behalf of someone else with their consent. It is common for architects, planning consultants, or agents to act on behalf of property owners during the planning process.
What are 'Conditions Precedent' in planning applications?
'Conditions Precedent' are specific requirements that must be met or conditions that must be satisfied before planning permission is granted. These conditions are set by the local planning authority.
Can I make changes to my planning drawings after they have been submitted?
Changes to planning drawings after submission can be made in certain cases, but it's important to consult with the local planning authority as to the process and requirements for amending submitted drawings.
What is 'Building Preservation Notice' and when is it used?
A 'Building Preservation Notice' is a legal mechanism that can be used by the local planning authority to protect a building of architectural or historic interest from demolition or significant alteration for a period of six months.How can I demonstrate 'Community Support' for my planning application?Community support for a planning application can be demonstrated through methods such as public consultations, engagement with local residents or community groups, gathering letters of support, or conducting surveys to gather feedback.
What is the 'Local List' of heritage assets?
The 'Local List' refers to a list maintained by the local planning authority that identifies heritage assets, such as buildings, structures, or areas, that have local architectural, historical, or cultural significance but may not have formal national designation.
Can I apply for planning permission retrospectively?
Yes, it is possible to apply for planning permission retrospectively for work that has already been carried out without permission. It is known as a 'retrospective planning application', but approval is not guaranteed.
What is a 'Tree Constraints Plan' and when is it required?
A 'Tree Constraints Plan' is a detailed drawing that shows the location and condition of trees on or near a development site. It is required when trees have a potential impact on the design or layout of a proposed development.
How do I demonstrate the 'Need' for my proposed development?
Demonstrating the 'need' for a proposed development involves providing evidence and justification for why the development is necessary and beneficial, considering factors such as housing demand, community needs, or economic benefits.
What is the 'National Planning Policy Statement' (NPPS)?
The 'National Planning Policy Statement' (NPPS) is a document issued by the government that sets out the national planning policy framework and provides guidance for local planning authorities in making decisions on planning applications.
Can I change my planning drawings after planning permission is granted?
Minor changes to planning drawings after permission is granted may be possible without invalidating the permission. However, significant changes may require a new application or an amendment to the existing permission.
What are 'Development Plan Documents' (DPDs)?
'Development Plan Documents' (DPDs) are documents produced by local planning authorities that set out their long-term strategic planning policies and form part of the development plan for the area.
Can I convert my garage into a habitable space without planning permission?
In many cases, converting a garage into habitable space falls under permitted development rights, meaning planning permission is not required. However, certain limitations and criteria must be met, such as preserving the external appearance of the property.
What is a 'Design and Access Statement' (DAS)?
A 'Design and Access Statement' (DAS) is a document submitted with a planning application that explains the design principles and concepts behind the proposed development and addresses access for all users.
Can I appeal a decision if my planning application is refused?
Yes, if your planning application is refused, you have the right to lodge an appeal to an independent body, such as the Planning Inspectorate, who will review the decision and assess its merits.
What is the 'Three-Dimensional Printing' in planning applications?
Three-Dimensional Printing, or 3D printing, is a technology that allows physical models of proposed developments to be created from computer-generated 3D design files. These models can provide a visual representation of the development and aid in the planning process.
Can I submit a planning application online?
Yes, many local planning authorities now accept online submissions for planning applications. Online submission portals or planning application systems streamline the process and allow for electronic document submission.
What is a 'Conservation Management Plan'?
A 'Conservation Management Plan' is a document that outlines policies and strategies for the management, protection, and conservation of a designated heritage site, such as a historic building or area.
How can I determine if my property is in a flood risk area?
Information on flood risk areas is available from the Environment Agency or local planning authority, who can provide flood maps and guidance to assess the potential risk to your property.
What is a 'Biodiversity Net Gain' and how does it affect planning applications?
'Biodiversity Net Gain' refers to an approach where development projects aim to leave biodiversity in a better state than before. It may involve enhancing habitats or creating new ones as part of the development proposal.
What are 'Listed Building Consent' and 'Planning Permission' in relation to heritage assets?
'Listed Building Consent' is a specific type of permission required for any alterations or changes to a listed building, while 'Planning Permission' covers wider development and land-use matters. Both may be necessary for work on heritage assets.
Can I submit a planning application for multiple properties or a larger development?
Yes, planning applications can be made for multiple properties or larger-scale developments. However, these types of applications often require additional documentation, such as a masterplan or a comprehensive design and access statement.
What is a 'Reserved Matters' application in relation to outline planning permission?
A 'Reserved Matters' application is a subsequent application made after outline planning permission has been granted. It provides detailed information on specific aspects of the development, such as appearance, landscaping, and access.
What is the 'Community Infrastructure Levy' (CIL) and how does it apply to my development?
The 'Community Infrastructure Levy' (CIL) is a charge imposed by local authorities on new developments to fund infrastructure projects in the local area. It may apply depending on the size and nature of the development.
Can I modify a listed building without affecting its heritage significance?
Modifications to listed buildings should be carried out sensitively to preserve their heritage significance. In many cases, specific consent, such as 'Listed Building Consent', is required for any alterations.
What is the 'National Design Guide' and how does it influence planning applications?
The 'National Design Guide' provides a set of design principles and standards for creating well-designed, sustainable, and inclusive places. It is a valuable resource that can influence planning applications and decision-making.
What is a 'Sustainability Statement' and when is it required?
A 'Sustainability Statement' is a document submitted as part of a planning application that outlines how the proposed development will achieve sustainable objectives, such as reducing carbon emissions, managing resources efficiently, or promoting biodiversity.
Can I submit a planning application for a site with protected species present?
If a site has protected species present, such as bats or badgers, additional considerations will be required. A specialist ecological survey and appropriate mitigation measures may be necessary as part of the planning application.
Can I make changes to my property in a conservation area without planning permission?
Conservation areas often have stricter controls, and even minor changes may require planning permission. It's important to consult with the local planning authority to determine the specific requirements for making changes within a conservation area.
What is the 'Habitat Regulations Assessment' (HRA) and when is it necessary?
The 'Habitat Regulations Assessment' (HRA) is an assessment of the potential impacts of a proposed development on protected habitats and species under European and national legislation. It is necessary for certain developments in designated areas.
Can I change the use of my agricultural building without planning permission?
Under certain conditions and criteria, it may be possible to change the use of an agricultural building to a different use, such as residential, without the need for planning permission. However, specific limitations apply, and it is recommended to seek professional advice.
What is a 'Designated Landscape' and how does it affect planning applications?
A 'Designated Landscape' refers to an area of special landscape value that has received official recognition or protection. Planning applications within designated landscapes must consider the impact on the landscape and comply with relevant planning policies.
What is a 'Flood Risk Assessment' (FRA) and when is it required?A 'Flood Risk Assessment' (FRA) is an assessment of the potential flood risk associated with a proposed development. It is required for certain developments located in flood-prone areas to ensure appropriate mitigation measures are in place.
Can I appeal against the conditions imposed on my planning permission?
Yes, you can appeal against the conditions attached to your planning permission if you believe they are unreasonable or unnecessary. This would involve lodging an appeal with the Planning Inspectorate.
What is the 'Garden Grabbing' policy and how does it impact planning applications?
'Garden Grabbing' refers to the practice of developing residential properties on the back gardens of existing houses. Local planning authorities may have policies in place to control such development due to concerns about loss of green space and impact on the character of the area.
Can I use aerial photographs or satellite images for my planning drawings?
Aerial photographs or satellite images can be useful as reference material in planning drawings, providing visual context and aiding in the understanding of the site. However, it's essential to ensure the accuracy and up-to-date nature of the images used.
What is a 'Planning Performance Agreement' (PPA) and when is it beneficial?
A 'Planning Performance Agreement' (PPA) is a voluntary agreement between an applicant and the local planning authority that sets out the process, timescales, and responsibilities for handling a planning application. It can be beneficial for complex or large-scale developments to ensure efficient and effective planning procedures.
What is a 'Certificate of Alternative Development' (CAD) and when is it used?
A 'Certificate of Alternative Development' (CAD) is a document that can be obtained from the local planning authority to certify that an existing or proposed development complies with permitted development rights, offering an alternative to a formal planning application process.
Can I submit a planning application for an advertisement or signage?
Yes, planning permission is required for many types of advertisements and signage, including illuminated signs, large banners, or advertisements that exceed certain size limits set by the local planning authority.
What is 'Land Contamination' and how does it impact planning applications?
'Land Contamination' refers to the presence of substances or pollutants in the ground that may pose risks to human health or the environment. Planning applications for sites with known or suspected contamination may require appropriate investigations and remediation strategies.
What is a 'Non-Determination Appeal' and when can it be made?
A 'Non-Determination Appeal' can be made when the local planning authority fails to make a decision on a planning application within the statutory timeframe. It allows the applicant to escalate the application to the Planning Inspectorate for determination.
Can I change the use of my property temporarily without planning permission?
Temporary changes of use are subject to specific regulations and restrictions. In some cases, 'Temporary Permitted Development Rights' allow for certain temporary changes without the need for planning permission. However, limitations and timeframes apply.
What is the 'Right to Appeal' a permitted development decision?
The 'Right to Appeal' allows individuals or organizations to challenge a decision made by the local planning authority regarding permitted development rights. Appeals can be made to the Planning Inspectorate.
What is a 'Sequential Approach' in retail planning applications?
A 'Sequential Approach' is a planning policy that requires applicants to demonstrate that they have considered suitable town center locations before proposing retail development outside designated town center boundaries. It aims to promote town center vitality and minimize the impact on existing retail areas.
Can I submit planning drawings in digital formats such as CAD files or PDFs?
Yes, many local planning authorities accept planning drawings in digital formats such as CAD files or PDFs. However, it's advisable to check the specific requirements and file formats accepted by the relevant authority.
What is the 'Open Space Strategy' and how does it influence planning applications?
An 'Open Space Strategy' is a document produced by the local planning authority that sets out policies and guidelines for the provision, protection, and management of open spaces. It can influence planning applications by ensuring adequate open space provision within developments.
Can I make changes to the external appearance of my property without planning permission?
In some cases, minor changes to the external appearance of a property, such as repainting or small alterations, can be done under permitted development rights without the need for planning permission. However, it's important to review specific limitations and criteria.
What is a 'Local Development Order' (LDO) and how does it simplify the planning process?
A 'Local Development Order' (LDO) is a planning tool that grants automatic planning permission for specific types of development within a defined area, subject to meeting predetermined conditions. It simplifies the planning process by removing the need for individual planning applications.
What is 'Landscaping and Visual Impact Assessment' (LVIA) and when is it required?
A 'Landscaping and Visual Impact Assessment' (LVIA) is an assessment of how a proposed development would affect the landscape and visual amenity of an area. It is required for larger or sensitive developments to evaluate potential impacts and propose appropriate mitigation measures.
Can I make changes to a listed building without Listed Building Consent?
No, any changes to a listed building, whether internal or external, that may affect its character, appearance, or historic fabric require 'Listed Building Consent'. It is a separate consent from planning permission and is essential to preserve the heritage significance of the building.
What is a 'Strategic Environmental Assessment' (SEA) and when is it necessary?
A 'Strategic Environmental Assessment' (SEA) is a process that assesses the environmental effects of plans and programs. It is required for certain strategic planning documents to ensure environmental considerations are incorporated into the decision-making process.
Can I make changes to a property in a Conservation Area without Conservation Area Consent?
No, certain changes to properties within Conservation Areas, such as alterations to windows, doors, or other external features, may require 'Conservation Area Consent'. It is essential to consult with the local planning authority to determine the specific requirements.
What is the 'National Model Design Code' and how does it influence planning applications?
The 'National Model Design Code' is a government guide that provides a framework for good design practices in the built environment. It aims to ensure high-quality design standards and promote sustainable and inclusive development. It can influence planning applications by serving as a reference for design principles and criteria.
Can I submit a planning application for a development in a Green Belt area?
Yes, it is possible to submit a planning application for a development in a Green Belt area. However, Green Belt policies impose stricter controls and development within these areas is subject to more rigorous scrutiny to protect the openness and character of the land.
What is a 'Statement of Community Involvement' (SCI) and when is it required?
A 'Statement of Community Involvement' (SCI) is a document that outlines how the local planning authority will engage and involve the community in the planning process. It is required to demonstrate transparency and participation in planning decisions.
What is the 'Masterplan' and when is it necessary for planning applications?
A 'Masterplan' is a comprehensive plan that sets out the overall vision, design principles, and development framework for a larger-scale development or regeneration project. It is often required for complex or significant developments to ensure a coordinated and cohesive approach.
Can I submit a planning application for a development within an Area of Outstanding Natural Beauty (AONB)?
Yes, it is possible to submit a planning application for a development within an Area of Outstanding Natural Beauty (AONB). However, development within AONBs is subject to stricter controls and policies to preserve and enhance the natural beauty and landscape character of the area.
What is a 'Design Code' and how does it influence planning applications?
A 'Design Code' is a set of specific design principles, standards, and guidelines that aim to achieve high-quality and harmonious design outcomes within a particular development area or site. It can influence planning applications by providing clear design requirements and ensuring consistency across developments.
Can I submit a planning application for a development affecting a conservation area without Conservation Area Consent?
No, any development that may affect the character or appearance of a conservation area requires 'Conservation Area Consent', in addition to any planning permission that may be required. It is essential to consult with the local planning authority to determine the specific requirements.
What is a 'Transport Assessment' (TA) and when is it required?
A 'Transport Assessment' (TA) is an assessment of the potential transportation impacts of a proposed development, including traffic generation, parking provision, and access arrangements. It is required for larger developments or those likely to have significant transportation effects.
Can I submit a planning application for a development in a Site of Special Scientific Interest (SSSI)?
Development within Sites of Special Scientific Interest (SSSIs) is subject to strict regulations to protect the natural and ecological features of these areas. It is possible to submit a planning application for a development in an SSSI, but it requires careful consideration, consultation with relevant authorities, and adherence to the policies.
What is a 'Shadow Study' and when is it required in planning applications?
A 'Shadow Study' is a study that assesses the potential shading impact of a proposed development on neighboring properties, open spaces, or sunlight access. It is required for developments that may have significant shading effects, particularly on residential properties or public spaces.
Can I make changes to a listed building without affecting its heritage significance?
What is a 'Sustainability Statement' and when is it required?A 'Sustainability Statement' is a document submitted as part of a planning application that outlines how the proposed development will achieve sustainable objectives, such as reducing carbon emissions, managing resources efficiently, or promoting biodiversity.
