The planning system can be complicated, but it doesn’t need to be. This article will aim to provide a simple overview of the planning system in England and how this influences the preparation and determination of planning applications.

In England, the planning system is a set of regulations and procedures, set nationally through the National Planning Policy Framework (NPPF) and administered locally by local authorities who are responsible for creating local plans that set out how land will be used and developed in their area. These plans are subject to review and approval by the national government. The overarching aim is to balance the need for development with the protection of the environment and the interests of local communities.

National Planning Policy Framework (NPPF)

The National Planning Policy Framework is a set of guidelines for local authorities in England when preparing their local plans and making decisions on planning applications. In simple terms, it sets out the government’s policies on how land should be used, taking into account things like economic growth, the need for housing, and protecting the environment. The aim is to make sure that development takes place in a sustainable way, which benefits communities and the wider environment. The framework provides a balance between allowing for development that meets the needs of society and the economy, while also protecting important natural and cultural heritage.

Local Plan

A local plan is a document prepared by a local authority (such as a county council or borough council) that sets out the planning policies and proposals for the use and development of land in its area. The plan provides a vision for the future of a local authority by setting out how it should develop and grow over time and providing guidance on what types of development will be acceptable in different areas.

It provides certainty for local communities and developers, by setting clear expectations about what type of development is acceptable, ensuring development takes place in an orderly and sustainable manner, taking into account local needs and priorities. In this regard, a local plan becomes a tool which is used by the local authority when making decisions on planning applications.

Planning Application Process

Individuals or organisations who want to develop land or buildings must apply for planning permission from the local authority who will assess the application based on its conformity with local and national planning policies, as well as its potential impact on the environment and local community. The public is also given the opportunity to comment on planning applications and influence the decision-making process. It is therefore important, when submitting a planning application, to ensure your proposal complies with the relevant policies and regulations or, if necessary, provide legally sound justification for deviating from such policies.

Permitted Development Rights (PDR)

Certain types of development are permitted to take place without the need for a full planning application. These are generally minor, low-impact developments such as extensions to a property, changes of use, installations or alterations to a building and demolition. In certain circumstances however, more substantial developments can also be covered by permitted development such as conversion of office buildings to residential and conversion of agricultural buildings to residential dwellings.

In addition to planning permission, there are other processes within the planning system that are used to control development. These include listed building consent, which is required for work on historic buildings, and environmental impact assessment, which is required for certain types of development that may have a significant impact on the environment.

Understanding the planning system is therefore imperative to successfully identifying and planning your next development or self-build project. This is where our expertise can be valuable in supporting your future ambitions so please get in touch to find out how we can help you: jordan@unearthed.land