Trimble Architects

Meeting agendas are typically shared with the group from the relevant government department, with which you will be most familiar. The local council will have a planning committee that meets every month to eight weeks to discuss major planning applications and relevant planning issues. 

The Local Planning Authority (LPA) will publicise the planning application in the local media, giving the affected property owners and neighbours a fair chance to become aware of the proposal. 

Local planning policies will affect how this process works, but the development plan and site notice will be typically published to allow for consultation responses, sometimes spanning 21 days. Complex applications will take longer than this, however. 

You should familiarise yourself with the Planning Portal before submitting to a development control committee, as this can help get the wanted appeal so much faster. 

This article will explain more about the planning decisions made by your local area, the planning policy and how you can help increase efficiency when waiting for a decision notice, along with appealing a decision.

HOW MUCH DOES IT COST FOR ARCHITECTS TO DRAW UP PLANS?

Application validated, checked and registered

Most planning applications follow this above process and can be the most time-consuming aspect while you wait for planning officers to cross-reference documents and ensure fees have been paid. 

All personal or financial information must be collected for planning permission to be approved, and the applicant will be considered from the point where the information is declared valid. 

The officer recommendation can only be granted when you have submitted a location plan, site plan, material considerations, planning proposal and surrounding areas. Other mandatory documents must accompany these, along with the payment fee. 

If you meet the planning conditions attached and the decision-based process has ended with the approval of your project, it will be 'registered' and given a reference number. 

Application determination

The determination stage is where the local planning authorities will publicise your planning proposal to interested parties and neighbours. This gives them time to comment on the decision in regards to the surrounding area.

Part of your planning application involves you accepting responsibility and acknowledging the surrounding environment, providing arrangements for how you will deal with it. 

The Planning and Compulsory Purchase Act 2004 outlines that all planning issues concerned with a local area must involve a Statement of Community Involvement (SCI). All persons in the community are entitled to consideration and comment during this phase, which the council will assess and advise on.

Other consultees may involve an Environment Agency to ensure that the proposed property development does not affect the natural land. Noise, parking, highway safety, government policy, design and materials and disabled person's access will also be considered during this time. 

Decision notice

After this allotted time, a formal decision notice is issued to the applicant and/or their agent, which outlines the decision made from all the information gathered from consultees and the relevant paperwork. 

The district council may request further conditions be submitted, or they will approve the planning proposal or refuse. 

Approved Applications

Planning applications that the local council has approved can enter development unless other conditions have been proposed. In the case of further information being required, this is called a 'discharge' of conditions.

Where the committee determined that your project required more details, you must spend this time completing a new form and paying the fee before beginning work. 

The details will be discussed further in your decision notice, which should be completed with ample time. The fee is paid for each request, not for each condition. 

Refused Applications

While your decision notice will outline the details, you can request further support from your case officer, who will be more familiar with your project. 

There are workarounds for those that receive a refused application, which should be discussed and worked through with your relevant planning authority and case officers. 

Changing some details may result in another application being submitted, which can be free of charge if done so in under 12 months of the initial application. 

When does it expire?

Your planning permission, when approved, will expire three years after the approval date. You have this time to commence development, so you should extend the expiry period if you believe it will take longer. 

"Commencing" development can pertain to many things but generally covers any form of construction, demolition, digging a trench, or laying an underground pipe or more. 

When you begin development, you should ensure that completed work is done in the right order to the project and not done so to extend the validity of the permission. Site managers will ensure this is being done correctly. 

There is no guarantee this extension will be approved, and even if the design is the same as before, you may be faced with denial the second time. 

You will save yourself time by checking with your local planning authority to see if the planning policy has changed since the initial application.  

Applicant

The first stage comes from the applicant. This is the person or organisation that wants to make a change to the land and needs to complete the necessary planning proposals.

Agent

In some cases, an applicant will choose to hire an agent to complete and submit planning applications, but this isn't necessary. The applicant can complete the paperwork themselves, but this is an additional step for those who want it.

Council

During these stages, the local council reviews and processes the documentation, as they do with all local and major applications. They are responsible for receiving comments on the proposed plan from neighbours and other interested parties.

Advice

You will always receive a planning officer to assist with Development Plans and make important decisions on the application, ensuring approval. Your local planning office can supply advice and support to you, as these officers have greater knowledge of the local area and planning requirements.