Understanding the UK Planning System: A Quick Guide

The UK planning system has a reputation for being slow, complex and unpredictable — but once you understand how decisions are made, it becomes far more structured and manageable. Whether you're a new developer or scaling your portfolio, knowing how the system works is the foundation of successful planning strategy.

This guide breaks down the UK planning system in a practical, developer-focused way, showing you how councils really make decisions and how you can navigate the process with confidence.

How the UK Planning System Works

The planning system can seem complicated, but having the right consultant on hand can help you navigate the hurdles.

Planning law is currently formed of acts and secondary legislation which set the legal foundation of planning. They define:

• What counts as 'development'

• When planning permission is required

• How Councils determine applications

• How enforcement works

• How applications must be submitted

• What information is needed

• Which types of development have pre-approved national permission (PD Rights)

The rules and regulations form an essential starting point for development proposals.

National Planning Policy Framework (NPPF)

The NPPF guides councils to plan positively for housing, sustainability, design and economic growth. It is a key national document which directs how Councils should make their local plans, and serves as a material consideration for the determination of planning applications. It becomes even more important where Council's cannot demonstrate a suitable supply of housing land (5-year land supply) or where the local plan is very old.

At Cedar Planning we are well versed in the requirements of the NPPF and use this to aid your case.

Local Plans

Local Plans are made by Councils, or groups of Councils, and set out the planning policies for an area. Each planning application is determined against these policies, and as such it is important to understand what types of applications the Council will support. It sets out:

• The Need for Different Types of Development

• Housing Allocations

• Density Expectations

• Character Guidelines

• Design Policies

• Infrastructure Requirements

• Environmental Protections

• Employment Land Designations

Local Plans can be formed of a single document, or multiple documents. They may also be called Core Strategies, or Unitary Development Plans in old money.

Neighbourhood Plans offer groups such as Parish Councils the opportunity to create their own plans for their area, which sit alongside Local Plans.

At Cedar Planning our planning consultants have worked in hundreds of Council areas, and know how to navigate different local plans.

Material Planning Considerations: What Councils Can Actually Assess

When a Council decides your planning application, they can only consider the relevant planning policies and material considerations. Materials considerations can include:

• design & appearance

• character and density

• highways safety

• access and parking

• impact on neighbours

• flood risk

• heritage impact

• ecology & BNG

• noise and environmental impact

• sustainability

• policy compliance

Please note that the above is not an exhaustive list.

They cannot consider:

• loss of property value

• personal issues between neighbours

• loss of a view (unless this is a direct amenity issue or heritage issue)

How Planning Consultants Can Help You Navigate the System

A good planning consultancy adds value by:

• conducting planning feasibility assessments

• interpreting Local Plan constraints

• advising on development potential

• identifying planning risks early

• preparing planning statements

• coordinating specialist reports

• negotiating with planning officers

• representing you at planning committees

• handling planning appeals

Developer Checklist: Before You Submit a Planning Application

1. Check whether the proposal is lawful development, Permitted Development or requires full permission

2. Review the Local Plan, design guide and SPDs

3. Identify all constraints (heritage, flooding, ecology, highways)

4. Order required surveys and evidence early

5. Prepare a planning-led design

6. Produce a policy-driven planning statement

7. Review the planning history of the site and area

8. Conduct neighbour impact assessment

9. Consider pre-application engagement

Need Professional Planning Advice?

If you’re preparing a planning application, assessing a site or seeking expert guidance, our planning consultancy provides:

• Planning feasibility assessments

• Planning statements and design justification

• Planning strategy advice

• Planning appeals and representations

• Support with Green Belt and complex sites

• Full application management