What is the Planning consent process?

The planning system is generally concerned with any changes to the number, size, appearance, or use of a building or land. Planning rules and guidance can be set at national, regional and also local level, and are generally administered by the planning department within the local authority. Simple applications are usually processed by council staff, while larger and more complex decisions are passed to a committee of elected councillors. Depending on the nature of the planning application, the planning officers may consult with a range of statutory consultees before making a decision.

The planning system is linked to the mechanisms that protect Conservation Areas, Listed Buildings, the Green Belt, Areas of Outstanding Natural Beauty and many other special designations. These are generally applied for buildings and locations of heritage, cultural or ecological significance.

Focusing on residential properties; new-builds, replacement dwellings, extensions and significant alterations to external appearance generally require planning approval, as do divisions or amalgamations of properties or dwelling units. Internal alterations or minor external alterations may not require planning approval.

As a matter of course the planning authority does not typically carry out inspections during or after construction, however, once planning approval has been granted you should not deviate from the approved scheme without first amending or replacing your planning permission.

As planning applications relate to the look and use of the building, but generally not their construction or details, and because planning approval is a key factor in the viability of many projects, approval is generally sought relatively early in the project process, towards the end of Phase 1.