Expert answers to common planning application questions
Planning applications can be straightforward or highly complex, depending on the site, proposal and policy context. This FAQ explains the key issues homeowners, developers, architects and landowners often need to consider before submitting an application.
Planning permission, timescales, refusals and next steps
Use the dropdown questions below to understand when planning permission may be needed, how applications are assessed, why proposals are refused and when professional planning advice can help reduce risk.
01
Do I need planning permission?
Not all development requires a full planning application, but the rules can be highly site-specific.
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Do I need planning permission?
Not all development requires a full planning application, but the rules can be highly site-specific.
Many smaller works can be carried out under Permitted Development Rights, provided the proposal complies with strict limitations and conditions.
However, rights can be restricted or removed by factors such as listed building status, conservation areas, Article 4 Directions, planning conditions, previous permissions or the nature of the proposed use.
02
Do I need planning permission for an extension?
Some householder extensions are permitted development, but this should be checked carefully before works begin.
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Do I need planning permission for an extension?
Some householder extensions are permitted development, but this should be checked carefully before works begin.
Extensions may fall within Permitted Development Rights where they meet rules relating to height, depth, siting, materials, roof form and relationship to boundaries.
In practice, it is often sensible to secure a Certificate of Lawfulness before building, particularly where future sale, mortgage lending or enforcement risk could become an issue.
03
Do I need planning permission to change the use of a property?
Change of use can be permitted, lawful, or require planning permission depending on the facts.
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Do I need planning permission to change the use of a property?
Change of use can be permitted, lawful, or require planning permission depending on the facts.
The need for planning permission depends on the existing lawful use, the proposed use, the Use Classes Order, Permitted Development Rights and whether the change is material in planning terms.
Article 4 Directions, planning conditions and local policy can also affect whether permission is needed.
04
How long does a planning application take?
Most applications are assessed against statutory determination periods, although delays are common.
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How long does a planning application take?
Most applications are assessed against statutory determination periods, although delays are common.
Standard determination periods are usually:
- 8 weeks for most minor applications
- 13 weeks for major development
- Longer where Environmental Impact Assessment or complex matters are involved
Delays can arise from validation queries, consultee responses, amendments, committee dates or requests for further information.
05
Why was my planning application refused?
A refusal normally identifies conflict with planning policy or harm arising from the proposal.
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Why was my planning application refused?
A refusal normally identifies conflict with planning policy or harm arising from the proposal.
Common refusal reasons include:
- Conflict with Local Plan policies
- Design, scale, layout or character concerns
- Impact on neighbouring amenity
- Highway safety, parking or access issues
- Heritage, landscape, flood risk or ecological constraints
A refusal does not always mean the proposal is unacceptable in principle. The best route may be an appeal, a revised application or a negotiated resubmission.
06
Can I resubmit a refused planning application?
Yes, but whether to resubmit or appeal depends on the reason for refusal and the strength of the case.
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Can I resubmit a refused planning application?
Yes, but whether to resubmit or appeal depends on the reason for refusal and the strength of the case.
A revised application may be appropriate where changes can address the Council's concerns. An appeal may be better where the refusal is considered unreasonable, overly cautious or unsupported by policy.
Before deciding, it is important to review the decision notice, officer report, consultation responses, planning history and relevant appeal decisions.
07
How long does planning permission last?
Most planning permissions have a time limit and conditions that must be carefully reviewed.
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How long does planning permission last?
Most planning permissions have a time limit and conditions that must be carefully reviewed.
Most full planning permissions are valid for three years from the date of the decision notice. However, this can vary for some applications so check your planning permission carefully.
Conditions may require further details to be approved before works start, before occupation, or before a specific part of the development is carried out.
If you need help working out how long does planning permission last for your permission, get in contact with Cedar Planning today.
08
Can a council withdraw planning permission?
Once granted, planning permission is usually secure, but there are limited exceptions.
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Can a council withdraw planning permission?
Once granted, planning permission is usually secure, but there are limited exceptions.
A council cannot normally simply withdraw planning permission because it changes its mind. However, issues can arise where there has been a legal error, misleading information, procedural defect or challenge through the courts.
If there is uncertainty, the decision notice, planning conditions and any relevant legal correspondence should be reviewed carefully.
09
When should I speak to a planning consultant?
The earlier planning advice is sought, the easier it is to shape a strong submission.
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When should I speak to a planning consultant?
The earlier planning advice is sought, the easier it is to shape a strong submission.
Professional planning advice is particularly valuable before buying land, preparing drawings, submitting an application, responding to officer concerns, dealing with objections or deciding what to do after a refusal.
Early advice can identify policy risks, improve the application strategy and reduce abortive design work.
Need help with a planning application?
Cedar Planning can review your proposal, prepare supporting statements, manage the application process and advise on the best route if planning permission has been refused.
