What is a planning application?

The short version

A planning application is a formal request to a local council for permission to build something, change a building, or change how land is used. The council decides it against its own local plan and national planning policy.

Every application goes on a public register. Anyone can read it, and in most cases anyone can comment on it, you do not need to be a neighbour, an owner, or a resident of that council area.

What needs permission

Not everything does. Many small changes fall under "permitted development" and need no application at all, a modest rear extension, most loft conversions, a garden shed within size limits.

Permission is normally needed for new buildings, larger extensions, changes of use, anything affecting a listed building, and most work in a conservation area.

The stages

Almost every application follows the same sequence, and each stage has a different level of influence for you.

• Submitted, the applicant sends it to the council.
• Validated, the council checks it is complete and publishes it. The clock starts here.
• Consultation, usually 21 days, during which comments are invited. This is when you have influence.
• Consideration, the case officer assesses it against policy and weighs the comments received.
• Decision, approved, approved with conditions, or refused. Most are decided by officers; a minority go to a planning committee.

How long it takes

The statutory target is eight weeks for most applications and thirteen weeks for major development. In practice many take longer, and the applicant often agrees an extension rather than have the application refused for running out of time.

A decision taking a long time is not a signal either way. It usually means the officer is negotiating changes.