🏛️ How Planning Permission Works
A complete visual guide to the UK planning application process — from submission to decision, week by week.
📋 Types of Planning Application
🏠
Householder
8 weeks
£548
🏗️
Full Planning
8 weeks (minor) / 13 weeks (major)
From £610
📜
Outline
8-13 weeks
From £610
🏰
Listed Building
8 weeks
Free
📄
Prior Approval
56 days
From £249
✅
LDC
8 weeks
Half normal fee
📅 What Happens After You Submit
Week 0 — Submission
📨 You Submit Your Application
Submit via the Planning Portal or directly to the council. Pay the fee. Upload all drawings, statements, and supporting documents.
💡 Submit Mon-Wed to avoid weekend validation delays
Week 1-2 — Validation
✅ Council Validates Your Application
The council checks your application has everything it needs — correct forms, fee paid, all required documents, red line boundary correct. If something's missing, they'll ask for it (this delays the clock).
⚠️ Common validation failures: wrong fee, missing ownership certificate, red line doesn't match description
Week 2 — Registration
📋 Application Registered & Reference Issued
Once validated, you get an LPA reference number (e.g. 2026/01234/FUL). The application appears on the council's public register. The 8-week clock starts NOW.
Week 2-5 — Consultation
📬 Neighbours & Consultees Notified
The council notifies neighbours by letter, posts a site notice, and consults statutory bodies (highways, drainage, conservation officer, etc.). Anyone can comment — for or against — for 21 days.
💡 Check the council website for comments. If objections appear, consider whether you need to respond
Week 4-6 — Officer Assessment
🔍 Case Officer Reviews Your Application
A planning officer is assigned to your case. They visit the site, read consultation responses, assess against policy, and may contact you with questions or requests for amendments.
💡 Call the case officer to introduce yourself. A good relationship helps
Week 5-7 — Negotiation (if needed)
🤝 Officer May Request Changes
If the officer has concerns, they may suggest amendments to make the scheme acceptable. This is normal — it's better to amend than get refused. You may need to submit revised drawings.
⚠️ Amended plans trigger re-consultation (14 days) which can push past the 8-week target
Week 7-8 — Recommendation
📝 Officer Writes Their Report
The officer writes a report recommending approval or refusal. Most applications are decided by the officer under delegated powers. Complex or controversial cases go to planning committee.
Week 8 — Decision
⚖️ Decision Issued
You receive the Decision Notice — either Approval (with conditions) or Refusal (with reasons). If approved, check the conditions carefully — some must be discharged before starting work.
If Refused
❌ Refused? You Have Options
Appeal to a government inspector (6 months for full, 12 weeks for householder). Resubmit a revised scheme (free within 12 months for one attempt). Negotiate with the officer about what would be acceptable.
💡 Use PlanningCore's Inspector View and Appeal Timeline tools
After Approval
✅ Approved? Next Steps
Discharge conditions — some must be done before building starts. Building Regulations — submit separately. Start within 3 years — or the permission expires. Notify the council when starting.
💡 Use the Condition Tracker to manage your conditions
Ready to Start?
PlanningCore guides you through every step — from first idea to permission.
About this tool: How Planning Permission Works
Plain-English guide to the planning process — who decides, the stages from validation to decision, and where applicants have influence.
When to use it
Use as a first read if you are new to planning, before choosing your application route.
Policy and guidance it draws on
Town and Country Planning Act 1990
Part of Route Intelligence
Use these tools to determine whether you need planning permission and which type of application to submit. Getting the consent route wrong wastes time and money. Check PD rights first, then consider whether prior approval or full planning is the better option.
Related tools
PD Rights CheckerChange of UsePrior ApprovalLDC CheckerListed BuildingEIA ScreeningGreen BeltAmendment AdvisorGuidance to help you prepare — not formal planning advice. Check the current policy text and your council's local plan before relying on it.