Planning Applications

Following the planning appraisal stage, and perhaps a formal ‘pre-application’ with the Local Planning Authority, the decision to move forwards to a formal planning application is significant.

There are several different types of planning application, each with different Local Authority fees, from outline planning applications to full planning applications, from lawful development certificates to listed building consents. Wessex Planning will help you decide upon the most appropriate way forward.

Once the most suitable application method has been decided upon, the next stage is application preparation.

The UK planning system now requires planning applications to be accompanied by any number of reports and surveys, without which, your planning application will not reach even the first stage of consideration and may even be returned to you as ‘invalid’. Each Local Planning Authority has its own list of validation requirements but there are some common requirements.

As a minimum, these include:

• A completed application form and accompanying fee
• A completed Community Infrastructure Levy form
• Architectural Plans
• Design and Access Statement, or covering letter for smaller applications

For more complex, or larger applications, the following can be required, although this list is not exhaustive:

• Tree Survey, Impact Statement and Construction Method Statement
• Drainage Survey including a Flood Risk Assessment
• Ecological Survey
• Transport Statements/Assessments/Travel Plans
• Landscape and Visual Impact Assessment
• Heritage Statement
• Utilities Assessment
• Noise Impact Assessment
• Land Contamination/Remediation Surveys
• Air Quality Assessment
• Lighting Assessment
• Environmental Impact Assessments
• Separate Planning Statement
• Draft Section 106 agreement

Wessex Planning will assist you in deciding which reports are required and make recommendations from its trusted network of professionals for their provision.

Project management of the professional team will then commence with a timetable produced for the completion of all reports and plans and eventual application submission. This is the most important part of the planning application process.

A carefully prepared planning application is crucial to planning success, and Wessex Planning will keep you informed every step of the way.

Once the planning application has been submitted, there is often a collective sigh of relief. However, Wessex Planning places great importance on the smooth validation of a planning application and the first impressions given to the Local Planning Authority. It is vitally important to assist the Local Planning Authority in the registration and validation process, offering support wherever necessary. It is also important to let local politicians and parish councils know of the application, offering a direct communication portal if required.

Once the application has been validated, the application is published on the Council’s website. The application will then enter formal ‘consultation stage’ for at least 21 days, where responses from internal and external professional consultees are sought by the planning officer (e.g. the highways officer, the ecological officer, etc). Wessex Planning will ensure that the corresponding members of your development team are poised to respond to any issues, ensuring swift resolution of any technical issues. Any remaining planning issues will be communicated to you with a strategy for resolution. This may include meetings with officers of the Council to negotiate amendments to the application or additional discussion to support your proposals using other examples, appeal decisions or other case law, or emerging national or local planning policy.

Planning applications can be decided in two ways – either by planning committee or solely, by the planning officer. If the application is to be presented to a planning committee, Wessex Planning will provide a personal deputation ensuring the planning benefits of the proposals are clarified alongside the work to resolve any planning issues.

If any conditions are proposed to be attached to a positive decision, Wessex Planning looks to agree these prior to their draft publication to ensure they meet the required legal tests for reasonableness. Once planning permission is achieved, Wessex Planning can assist with the discharge of these conditions, if required.