A planning application is a formal request to the local planning authority for permission to carry out development, such as building, extending, or changing the use of a property. Most applications in England are submitted through the Planning Portal, the national online service for planning and building control, though some authorities still accept paper forms. The authority then assesses the proposal against national policy and its own local plan before granting or refusing consent.
What a planning application contains
An application is more than a single form. It is a package of documents that together describe what is proposed, where, and how it fits the surrounding area. The exact requirements vary by authority and by the type of work, but most submissions share a common core.
- A completed application form, naming the applicant and the site.
- A location plan, usually at 1:1250 or 1:2500 scale, showing the site outlined in red.
- A site or block plan showing the existing layout and boundaries.
- Existing and proposed drawings — floor plans, elevations, and sometimes sections — drawn to scale.
- The correct application fee, set nationally for most application types.
- Supporting statements where required, such as a design and access statement or a heritage statement.
Larger or more sensitive proposals may need further reports. These can cover flood risk, ecology, drainage, transport, or tree surveys. An architect or planning consultant usually advises which documents an authority will expect for a particular scheme, since submitting an incomplete application risks it being made invalid and returned.
Householder applications versus permitted development
A planning application is a formal request to the local planning authority for permission to carry out development, such as building, extending, or changing the use of a property.
Not all work needs a full application. Some changes fall under permitted development rights, which allow certain alterations without applying for planning permission. These rights are set out in national legislation and cover common works like modest rear extensions, loft conversions within limits, and some outbuildings.
The limits are precise. They control height, depth, position, and how much of a garden can be covered. Permitted development rights can also be removed — for example in conservation areas, on listed buildings, or where an earlier planning condition or an Article 4 direction restricts them. A homeowner cannot simply assume the rights apply.
Where work exceeds those limits, a householder planning application is needed. This is the standard route for alterations to a single dwelling, including most extensions, that go beyond permitted development. It is generally simpler and cheaper than a full application and is assessed mainly on its impact on the property, its neighbours, and the local area.
Many homeowners apply for a Lawful Development Certificate to confirm that a proposal is permitted development before starting. This is optional but provides written proof that consent was not required, which can matter when selling the property later. Checking the position early avoids costly disputes once building has begun.
The role of a design and access statement
A design and access statement explains the thinking behind a proposal. It sets out the design principles and describes how people will reach and use the development. The aim is to show that the scheme has been considered properly, rather than drawn up at random.
These statements are not required for every application. They are generally needed for major developments and for work to listed buildings or sites in conservation areas. For a typical householder extension, one is often not required, though some authorities request a short written explanation regardless.
Where a statement is needed, it usually covers the amount, layout, scale, appearance, and landscaping of the proposal. It also explains access — both vehicular and pedestrian — and how the design responds to the site and its surroundings. A clear, honest statement helps a case officer understand the reasoning and can reduce the number of questions raised during assessment.
How long approval usually takes
The statutory period for most decisions is eight weeks from the date an application is validated. For larger or major developments, the period is typically thirteen weeks. Validation itself can take days or weeks, depending on how busy the authority is and whether the submission is complete.
Several stages fall within that window. The authority registers the application, publicises it, and consults neighbours and statutory bodies. There is normally a public comment period of around twenty-one days. The case officer then assesses the proposal, may visit the site, and prepares a recommendation.
Timescales often run longer in practice. Where consultees raise concerns, or where amended drawings are requested, the applicant and authority may agree an extension of time. Many straightforward householder schemes are decided under delegated powers, meaning an officer decides without a committee, which tends to be quicker.
If the eight weeks pass without a decision, the applicant has a right to appeal on the grounds of non-determination, though most prefer to wait and keep working with the case officer. A refusal can also be appealed, usually within set time limits. The decision notice, whether an approval or refusal, sets out any conditions and the reasons behind it.
Understanding these steps helps in planning a project realistically. Allowing time for pre-application advice, document preparation, and possible revisions tends to produce a smoother process than treating the statutory period as a fixed deadline.
Updated: June 2026