Submitting a successful planning application involves much more than providing the required documents on the validation checklist. If you prepare as much as you can before you submit your application, you have a better chance of moving through the process quicker and more efficiently.

Research your area

Get to know the policies that your local planning authority have adopted in their development plan. Each local plan will be supported by supplementary guidance and evidence-based documents. It is important to look at these publications too. You can find out things like what the area’s needs are, what contributions you may need to make, and you may even be able to find site-specific information. In practical terms, the more time you spend getting to know your local area’s policies, you may be able to filter future sites more efficiently. In planning terms, the more you understand the development plan, the better case you can build to support your application.

Research local applications

Looking at applications near your site will provide a good picture as to what the local planning authority’s attitude is towards development in the area. Some of the information may be relevant and can be used when you create your design scheme or application documents.

By looking at local planning applications, you can get an indication of what may go to the Planning Committee. For applications that do get refused, the planning portal will indicate the reasons for refusal. Again, some of this information may be relevant and guide you through your own application.

Involve the local community

Each local planning authority will publish a ‘Statement of Community Involvement’ which sets out the ways in with they involve the community in their plan-making and decision-taking. It is a useful document to be familiar with as it will give you an indication as to what stage in the development they expect you to involve the community. In some cases, we find that the involving the community from the earliest possible point is the most favoured approach.

The community may have an adopted neighbourhood plan or they may have carried out a Local Needs Survey. These are important documents to consider during the design of your development. Talk to the Parish Council – show that you are involving them as they have significant influence during the decision-making process. It is beneficial to get the Parish Council and the local residents on-side. Even if you face objections from them, you are giving them a voice and you may be able to deal with their concerns sooner rather than later.

Submit a pre-application

Seeking advice through the pre-application service provided by your local planning authority can be beneficial. The pre-application will help you understand how the council’s planning policies and planning guidance will be applied in relation to your development. It can also identify, at an early stage, where there is a need for specialist/technical input e.g. trees, noise, transport, contaminated land, ecology and archaeology etc. Pre-applications aim to help improve the overall quality of the application and ensure that applicants do not experience unnecessary delays and costs throughout the planning process.

If access is a concern on your site, it may be possible to submit a Highways pre-application first to get some reassurance. Not all local planning authorities offer this.

Each local planning authority provides a different range of services and also require different things to be submitted for the pre-application. Make sure you provide enough details for the outcome required. Be aware that too much information can go against you in the same way not enough information can!

Provide evidence

When you submit your application, you will need to submit supporting documents. You may need to include a planning statement to show how your application adheres to the policies of the local plan and the NPPF. It might be clear to you but you need to present your evidence of how the development the complies with the development plan. The case officer allocated to your application will not check for you – you need to clearly show it.

It is also worth pre-empting the questions or queries the case officer may have. Each case officer may interpret the policies slightly differently so provide details and make a strong case showing very clearly how your application is adhering to the policies. If you have evidence which shows what the local community want, include it. If you have evidence that the character of the landscape may not be affected, include it. If you have evidence that similar applications have been granted, include it.

If you hire a consultant to submit and monitor your application, make sure they have your best interest at the forefront of the whole planning process. Sometimes, to get the results you want within the timescale you expect, a pro-active approach is required.

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