Navigating the UK’s planning system can be complex, especially for those unfamiliar with the process. Whether you are a homeowner looking to extend your property, a developer working on a large-scale housing project, or a business owner seeking to change the use of a commercial building, it is crucial to understand the different types of planning applications required. Each type serves a specific purpose and follows unique regulations.
MPD Built Environment Consultant’s guide will provide an in-depth look at the main types of planning applications, their purpose, and when they are needed.
1. Full Planning Application
A Full Planning Application is one of the most common types and is required when proposing a new development or making significant alterations to an existing building. This application must provide detailed plans, including site layouts, elevations, and material specifications. Full Planning Applications are typically necessary for:
- Constructing new residential or commercial buildings.
- Making substantial extensions or alterations to existing structures.
- Changing the use of a property or land.
- Carrying out engineering works, such as creating new access roads or drainage systems.
Submitting a Full Planning Application allows the local authority to assess the entire project in detail, considering factors such as environmental impact, infrastructure, and local planning policies. Once approved, development must meet the approved plans and any attached conditions.
2. Householder Planning Application
A Householder Planning Application is designed for homeowners who wish to make changes to their property. It applies to projects that go beyond permitted development rights, such as:
- Single or double-storey extensions.
- Loft conversions or dormer windows.
- Outbuildings, garages, and garden structures.
- Alterations to the roof, such as adding skylights.
This type of application is not applicable to flats or properties that have had their permitted development rights removed. It provides a straightforward process for homeowners, typically resulting in a quicker decision time compared to Full Planning Applications.
3. Outline Planning Application
An Outline Planning Application is used to establish whether a proposed development is acceptable in principle before committing to detailed plans. It is often used by developers that need approval for large projects, such as housing estates, where the specific design and layout are yet to be determined.
Outline applications may include some key details, such as:
- Proposed land use.
- Access arrangements.
- Overall scale and density.
Once an Outline Planning Application is approved, a Reserved Matters Application must be submitted to provide full details before development can proceed.
4. Reserved Matters Application
A Reserved Matters Application follows an approved Outline Planning Application and supplies the outstanding details required for full permission. These details include:
- Building design and appearance.
- Final site layout.
- Landscaping proposals.
- Exact access points and infrastructure connections.
Reserved Matters Applications must be submitted within a set timeframe, usually within three years of the Outline Planning Application approval. If approval is not sought within this period, a new application may be required.
5. Listed Building Consent
For properties that are listed due to their historical or architectural significance, Listed Building Consent is required for any alterations that might affect their character. This includes:
- Demolition (full or partial).
- Extensions or structural changes.
- Internal and external modifications.
Even minor changes, such as replacing windows or repainting the exterior, may require consent if they impact the character of the building. Failure to obtain Listed Building Consent before carrying out work can result in enforcement action and legal penalties.
6. Advertisement Consent
If a business or property owner wishes to display signs, banners, or advertisements that do not fall under deemed consent regulations, Advertisement Consent is required. This typically applies to:
- Illuminated signs.
- Large-scale banners.
- Hoardings or billboards.
- Advertisements in conservation areas.
Local planning authorities assess factors such as public safety, visual impact, and suitability within the surrounding environment before granting consent.
7. Lawful Development Certificate (LDC)
A Lawful Development Certificate (LDC) is not a planning application but a legal document confirming that a proposed or existing development is lawful and does not require planning permission. There are two types:
- Existing Use or Development: Establishes that a development has been in place for a sufficient period (usually four or ten years) without enforcement action.
- Proposed Use or Development: Confirms that a planned project falls within permitted development rights.
An LDC provides clarity for property owners and is particularly useful when selling a property or seeking reassurance that no enforcement action will be taken in the future.
8. Prior Approval Applications
Certain developments, while classified as permitted development, still require prior approval from the local authority. This applies to projects where specific impacts need assessment, such as:
- Large home extensions exceeding permitted development limits.
- Agricultural building conversions.
- Changes of use from offices to residential properties.
The local authority considers issues like transport impact, noise, flooding risks, and environmental concerns before granting prior approval.
9. Removal or Variation of Planning Conditions
If a planning permission is granted with conditions that are no longer suitable, developers can apply to remove or vary these conditions. Common reasons include:
- Amendments to building materials or design.
- Changes to operating hours for commercial properties.
- Adjustments to landscaping or access arrangements.
If a condition is removed or modified, the permission remains valid, but compliance with the updated conditions is required.
10. Tree Works Applications
If trees are subject to a Tree Preservation Order (TPO) or located within a conservation area, an application is required before carrying out any work. This applies to:
- Felling or uprooting trees.
- Pruning, crown reduction, or lopping branches.
- Carrying out works that may affect root systems.
Tree Works Applications ensure the protection of valuable trees and require justification for any proposed changes. In some cases, replanting may be required as a condition of approval.
Understanding the different types of planning applications is essential for homeowners, developers, and business owners alike. Choosing the correct application ensures compliance with planning laws and helps avoid costly delays or legal issues. Whether you are extending your home, developing a new site, or altering a listed building, consulting with a planning consultant or seeking advice from your local authority can help streamline the process.
By familiarising yourself with the relevant planning applications, you can navigate the planning system with confidence, ensuring your project moves forward smoothly and successfully.
Contact MPD Today
If you would like more information about the services that we offer, please get in contact with our team of planning consultants by using 01925 357008, or emailing info@mpdbuiltenv.co.uk. We are always here to take your call, deal with any enquiries and answer any questions that you may have relating to any of our services, including our fees and costs.
