Our step by step guidance will take you through the process, including fees, what you need to submit with your application and how long it will take
Please be aware due to ongoing technical difficulties with the new system, validation processes may be affected. In the meantime, please email any application queries to our Case Management Team email@example.com
Follow the guidance here.
Discuss your proposal with those who could be affected by your project, including occupiers of adjoining property or representatives of the local community.
Take into account their views when preparing your application, including details of these consultations in an accompanying statement.
Use our pre-application advice service. Using this service leads to quicker decisions on applications with more positive outcomes as we'll identify any additional conditions you may need to take into account when preparing your application.
Using the Planning Portal is the preferred way to submit your application to us.
Registration is easy, and once you have an account you can complete your application form, buy site location plans, upload supporting documents and pay fees online.
Alternatively, send us your application via email or post.
We would always recommend that you apply online.
However, if you do want a paper copy of an application form, you can download them here .
To work out how much you'll need to pay, use the Planning Portal fee calculator. This will calculate the cost based on your application type, and any reductions or exemptions you may be entitled to.
We require you to submit some additional documents with your planning application. We have different requirements for householder and non-householder developments.
To complement the guidance documents below, we've produced a checklist so you can see at a glance what documents are required for each application type.
The Planning Portal provides a list of documents and the requirements for the site plans and maps you must submit with your application.
Depending on the size, type and location of the development, you will need to submit different documents to support your application.
Please note, that in an area of land instability, a full survey is required. This entails a phase 1 desktop study carried out by a recognised professional who must confirm that it's possible for the development to be carried out.
The Planning Portal has help sections for each part of the application, as well as guidance notes and checklists to help you identify if you've uploaded all the relevant information.
Another advantage of applying online is that once you start your online application, it will automatically calculate the fee based on your application type.
The most common reason for planning applications being rejected is that the accompanying plans are invalid. The Planning Portal has accredited suppliers from whom you can buy maps and plans.
To ensure that you submit valid plans:
Please note photocopies are not accepted
We have comprehensive guidance on how to submit valid plans.
All applications must be accompanied by the correct fee. You can find the correct fee by using the Planning Portal's fee calculator.
Include details of the pre-application advice given in the planning statement, and where the submitted application deviates from the advice given, provide reasons for not following the advice.
Guidance on bin storage requirements and sizes can be found below
You may need to provide a flood risk assessment with your application if you're planning to build in an area where there is danger of flooding.
Use the Environment Agency flood map for planning applications. This will tell you whether you need to conduct a flood risk assessment and provide it with your planning application.
You can also consult our comprehensive Strategic Flood Risk Assessment.
GOV.UK provides comprehensive guidance on how to carry out a flood risk assessment.
The aim of an EIA is to protect the environment by ensuring that when deciding whether to grant planning permission (which is likely to have significant effects on the environment) we do so in the full knowledge of the likely significant effects, and take these into account in the decision making process.
GOV.UK provides comprehensive guidance on EIA.
We'll let you know after reviewing your application if an EIA is required.
Additional constraints on developments apply if you're undertaking a project:
For more information, visit our conservation and heritage pages.
The Planning Portal provides a full list of other permissions you may need.
We'll confirm receipt of your application and:
The public has 21 days to comment on an application (a comment is known as a 'representation'). This is to either support, or object to your planning application.
We'll consider all of the information and may ask for amendments before making a recommendation as to whether the works should go ahead or not. When considering an application we look at:
We aim to deal with 85% of all householder applications, and 70% of all applications, within 8 weeks.
If the application is unusually large or complex, the time limit can be extended to 13 weeks.
An application will be invalid if any required information is omitted or incorrect, or the correct is not paid.
You will be informed in writing and given 14 days to provide the necessary information or fees.
If we do not receive a response within 14 days, the application, information and fees will be returned. If you still want to apply, you must start a new application.
When planning permission is granted, it is usually subject to a number of conditions.
If the permission is subject to conditions, you are required to submit for approval details of a specified aspect of the development which was not fully described in the original application.
We aim to deal with these applications within 8 weeks.
For more information on approval of conditions, visit the Planning Portal.
If outline permission has been granted, you will need to submit a further application for approval of anything that was not covered by the outline application (known as 'reserved matters') before starting work.
This must be done within three years of receiving outline permission.
For more information on reserved matters, visit the Planning Portal.
After getting planning permission, small changes to applications can be made by applying for a non-material amendment. You may want to do this, for example, to:
Once the application has been approved, including any conditions, you can start your development. Your decision notice will state the time limit in which you can start development, which is usually three years.
Remember that planning approval does not remove the need for building regulations approval, if this is also required for your development.
You can discuss how to overcome the reasons for refusal with the planning officer that dealt with the original application.
Following a refusal, you can resubmit your application. Use our pre-application advice service to ensure that your resubmitted application addresses the reasons for the initial refusal.
If your application has been refused, you can submit another application with modified plans free of charge within 12 months of the decision on your first application.
The application must be from the same applicant and you can only have one free resubmission.
There may be scope to amend your planning application, rather than making an appeal. You can discuss the reasons for the rejection and the suggested changes with us. Contact details can be found on your notification, which states if your application has been successful or not.
GOV.UK provides comprehensive guidance and advice for each type of appeal.
Planning appeals are dealt with by the Planning Inspectorate. You can appeal online, and find out about alternative ways to appeal by clicking the button below.