Planning applications
we know what planning officers look for
As council planners turned consultants, we assist with planning applications in various ways, including the preparation of supporting statements and the review of plans and documents prior to submission.
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The types of projects we assist with include house extensions and alterations, new and replacement dwellings, flat conversions, commercial to residential conversions, HMO applications, and amendments to existing planning permissions.
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We work nationwide, though if you require us to undertake a site visit then a mileage charge will be payable for sites outside of Greater Manchester.
Understand if your proposal is feasible
To help you avoid wasted expense, we can help you understand whether your proposal is feasible in planning terms before you invest in preparing and submitting any applications to your local council.
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We can also recommend changes and tactics to boost your proposal’s prospects of success.
Simply fill in this form to get zero-commitment advice from a planning expert.
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If appropriate, we will also provide you with a quote to assist you.
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If you need to send attachments, we can also be reached at info@faradayplanning.co.uk.
Get a free consultation
Frequently asked questions
What is a planning application?
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A planning application is a formal request submitted to a local council, seeking permission to carry out development such as building works or the change of use of land or buildings.
Do I need planning permission?
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Most new buildings, significant alterations to existing buildings, and significant changes to the use of a building or land require planning permission. Permitted development rights allow certain developments to be carried out without having to make a planning application, however. For guidance on a specific project, get in touch.
What is the planning application process?
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The planning application process typically involves the submission of the application to the council, public consultation, assessment by a planning officer, and then a decision. The decision can be to grant permission, grant it with conditions, or refuse it.
Will my neighbours be notified if I submit a planning application?
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Yes. As part of the public consultation process, the council will inform neighbouring residents that a planning application has been made. The method of notification can vary but often includes direct letters to nearby properties, notices put up near the site, or notices in local newspapers.
Anybody, including your neighbours, can view the proposed plans on the council’s online planning portal and submit any comments of objection or support they may have regarding the application.
How long do planning applications take?
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Councils aim to issue decisions on most planning applications within 8 weeks. The clock only starts ticking once the application is confirmed as ‘valid’, meaning that all the necessary documentation has been provided with the application.
If an application is particularly complex or contentious, it might take longer, especially if it needs to be decided by the council’s planning committee rather than a single planning officer. Delays can also occur if additional information is required to properly assess the application.
What can I do if my planning application has been refused?
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If your planning application has been refused, you can either make changes to your proposal and resubmit it or appeal the decision.
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In most cases, a planning appeal should only be considered where the council’s decision is unfair or where you can’t make any changes to address their concerns.
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It is possible to submit a revised application to the council and appeal the original decision at the same time. The two will be processed entirely independently and will normally not affect one another. If the revised application addresses the council’s concerns, this may give you a backup plan if the appeal is unsuccessful.
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For further guidance on what to do if your application has been refused, visit our planning appeals page or get in touch for a free consultation.
Can I make changes to a planning application after submission?
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Minor changes may be possible through negotiation with the planning officer assigned to your application, but significant alterations might require withdrawal and resubmission of the application.
What are planning conditions?
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When planning permission is granted, it is almost always subject to ‘conditions’. These conditions effectively govern how the planning permission must be implemented, aiming to ensure compliance with local planning policies.
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Planning conditions cover a wide range of aspects, such as the materials used in construction, landscaping details, environmental protections, and the timing of the development.
What is permitted development?
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Permitted development rights allow certain building works and changes of use to be carried out without having to make a planning application to the council. These rights vary by location and type of property, and are removed altogether in some cases, so it’s a good idea to obtain a Certificate of Lawfulness before undertaking a project that you believe to be permitted development.
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A Certificate of Lawfulness legally establishes that the development in question falls under your permitted development rights and that an application for planning permission is not required. You can also obtain a Certificate of Lawfulness for a development that has already been started or completed.
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For guidance on whether you can benefit from permitted development rights, or if you wish to obtain a Certificate of Lawfulness for your development, get in touch.
What do permitted development rights cover?
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Householder permitted development rights encompass many types of domestic extensions such as single-storey rear and side extensions, two-storey rear extensions, dormer roof extensions, hip to gable roof extensions, and porches. These rights also allow for the construction of outbuildings like sheds, greenhouses, and garages. In some cases, you can combine a number of different permitted development rights to extend your home in multiple ways.
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​Other types of permitted development rights exist for certain changes of use. This includes the conversion of commercial premises or agricultural barns to residential use and the conversion of houses into HMOs.
What is Prior Approval for permitted development?
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Before undertaking certain types of developments under your permitted development rights, you must seek Prior Approval from the council. This process allows the council to consider specific aspects of the proposal, such as its impact on neighbouring properties or traffic, before work can proceed.
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Applications for prior approval are generally much more straightforward and less contentious than applications for planning permission.
Do I need planning permission for changes inside my property?
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Internal changes don't usually require planning permission. If your property is listed however, you may need listed building consent depending on the nature of the works.
How can a planning consultant help with my planning application?
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A planning consultant can advise you on the likelihood of obtaining planning permission, recommend changes to your plans to increase your chances, prepare and submit the planning application to the council, liaise and negotiate with the planning officer, and represent you in the appeal process if necessary.
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Importantly, a planning consultant can prepare supporting documentation for your application, justifying your development with reference to the relevant planning policies, legislation, and case law to maximise your chances of success.
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For a discussion on how we can assist in your case, make use of your free consultation.
How are planning applications assessed?
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Planning applications are assessed against local planning policies taking into account other considerations such as national planning policy, the planning history of the site, local precedents for similar developments, planning legislation, and case law.
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The planning process is not an exact science, and many decisions involve a good deal of subjectivity and personal opinion. Consequently, it is often advisable to prepare a strong case in support of your development to help persuade the planning officer assigned to your application. For assistance with your application, get in touch.
What is the difference between outline and full planning permission?
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Outline planning permission establishes the principle of development, allowing for details to be submitted and approved at a later stage. Full planning permission grants approval for a development with all details specified, allowing you to start work (subject to conditions).
Can my planning permission expire?
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Yes. Planning permissions typically expire if the development has not commenced within three years from the date of approval. Conditions attached to the permission may specify a different timeframe, however. Details of any conditions attached to your planning permission can be found on the decision notice sent to you by the council.
What is a Section 106 agreement, and how might it affect my planning application?
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A Section 106 agreement is a legal agreement usually between a developer and a local council, often requiring the developer to contribute to local infrastructure or affordable housing. Section 106 agreements are necessary to make a development acceptable that might otherwise have been refused. They are negotiated as part of the planning application process and can affect the viability and timing of your project.
