How Are Planning Decisions Made in Construction? A Guide To Applications & Approvals

Before your building project can begin, you need to secure the appropriate planning permission. Planning is perhaps the most important step in the construction process, helping to ensure that new buildings have a positive impact on both residents and the surrounding environment. Without planning, anyone would be able to build whatever they wanted to.

Understanding how planning decisions are made is key to navigating the planning process. In the UK, they’re made by the local authorities. This typically happens at the committee level, with group decisions being made by elected councillors on the recommendations of planning officers.

Of course, regional differences apply, and there’s also a post-decision process to navigate (if the decision doesn’t go your way). Whatever the nature of your build, understanding how planning applications work is key to ensuring a smooth construction process. Read on to discover how planning decisions are made, and what to do if things don’t go as expected.

What Is a Planning Application?

A planning application is a request sent to a local authority to carry out development on a building or plot of land. They cover a range of activities, including the building of new structures, extensions to existing structures, and changing the use of a building or land.

A planning application is generally needed before construction starts, especially for larger projects. Otherwise, developers run the risk of receiving enforcement notices, which require any changes made to be undone.

Applications are most commonly submitted online via the Planning Portal.

When Is a Planning Application Required?

A planning application is required for new buildings, major changes to an existing building, as well as anything relating to a change of use. They’re generally not required for minor cosmetic alterations, especially any interior changes. Work that doesn’t meet the threshold for planning permission is outlined in the Town and Country Planning Act 1990.

If you’re unsure whether your project needs planning permission, then why not get in touch? Our team has over 50 years of experience navigating the planning process and would be delighted to lend you their experience.

Who Makes Decisions on Planning Applications?

In the UK, planning decisions are made by local planning authorities (LPAs). In most cases, your LPA is the council, but if you’re in a national park, it could be the national park authority.

LPAs typically delegate this decision-making power to planning committees or planning officers. In both cases, they’re responsible for assessing applications and making recommendations. In rare cases, the Secretary of State may intervene, but this power is usually reserved for projects of national importance.

How Are Planning Decisions Made?

When making decisions, LPAs will consider both national and local planning policies. They’ll also give weight to the environmental impact of your project, design standards and the existing infrastructure.

Stakeholder consultation is another important part of the planning process. The list of consulted stakeholders varies according to your project’s size and scope, but it often includes:

• Statutory Consultees (Environment Agency, National Highways, etc.)
• Local Residents and Businesses
• Parish/Town Councils
• Specialist Departments (e.g. Conservation Officers for listed buildings)

Objections are considered, especially if they relate to valid planning concerns, such as those impacting traffic, the environment or local amenities. Importantly, they can influence whether an application is approved, refused or amended.

The length of the consultation process depends on the scale of your project. For most builds, it lasts a couple of months. During this period, it’s helpful to keep in touch with the planning officer(s) assigned to your application. That way, you can stay on top of any objections that are raised regarding your project. You might be able to make minor changes that will result in it being approved.

If an objection means it’s likely your planning permission will be refused, then withdrawing and resubmitting is usually the best option. Be aware that extra costs may apply if you decide to do this.

Types of Planning Decisions

After considering the above factors, the LPA will reach a decision on your planning application. This means one of three outcomes:

• Unconditional Planning Approval – The application is approved without any conditions.
• Approval Subject to Conditions – The application is approved, but certain conditions must be met.
• Refusal – The application is denied.

Requirements for conditional approval typically include a time limit within which construction must be started (normally three years), or the use of certain building materials, especially if working on a listed building. Failure to comply with these conditions means your build will become unlawful. This could lead to criminal prosecution if ignored.

If you receive a refusal for your planning application, that means it has been rejected by the LPA. There are a few reasons why this might be the case:

• Policy Conflict – With local or national planning policies.
• Negative impact – Including the impact on local amenities or the loss of privacy for neighbours.
• Design Issues -If a build is considered out of character, for instance.
• Environmental Concerns – For projects on green belt land or in conservation areas.
• Incomplete Applications – This means LPAs don’t have enough information to make a decision.

It’s also worth noting there are grounds on which your application can’t be rejected, which extend to factors like noise and your history of planning applications. If you feel like your project was unfairly rejected, or if you disagree with the conditions under which it was approved, you can always appeal.

How Do I Appeal My Planning Application’s Refusal?

A planning refusal doesn’t mean the end of your application. You may have several grounds for appeal – a full list can be found here. Before making your decision, it’s important to review the refusal letter carefully, noting the reasons for refusal and any deadlines for appealing. You can ask any questions to your LPA for clarification.

The process for appealing a planning decision can take several months to resolve. To save time, you might be better off discussing with your LPA whether changes to your application will result in it being approved. If you do appeal, then you might want to reach out to a planning consultant for advice. Also, be wary of any deadlines for submitting your appeal.

If the worst comes to pass, and your appeal is rejected, it’s important to take on board any advice received. That way, you can make more informed planning applications for future projects.

Partner with Jarvale Construction Ltd for Planning Success

Navigating the planning process is far from straightforward, but it’s essential for making sure that any and all builds serve both the developer and community stakeholders. To ensure your construction project runs smoothly, early planning engagement is vital, and refusal doesn’t always spell disaster.

If you need support with your planning application, then we’d be delighted to lend our guidance. With over 50 years’ experience delivering bespoke projects across Yorkshire, Derbyshire and the Midlands, we’ve successfully guided clients through the planning process countless times. Get in touch today for expert advice from a trusted, family-run contractor – let’s bring your project to life.

For more insights on planning and construction, explore some of our other blog posts for expert guidance:

• Commercial Building Regulations in the UK
• Going Green: How to Refurbish Your Business Using Sustainable Office Design
• What Is Commercial Construction? Everything You Need to Know
• What Does an Office Refurbishment Typically Include?