The diagram below provides a quick overview of the planning application process. The Local Planning Authority should guide you through the process if a Planning Consultant has not been appointed.
Pre-App discussions with the LPA
Before submitting an application whether Full or Outline, you would need to arrange a meeting with the Local Planning Authority and discuss your development proposals. This will enable you to understand what the LPA thinks that could be an obstacle for its approval. They will also provide useful guidance to address any issues at a very early stage and improve the chances of approval. 
Application type
The type of application that will be submitted (Full / Outline / Reserved Matters etc) depends on the project and the overall strategy. Read more on the types of applications available here.
Submission
Once the application package has been put together (in large projects a Planning Consultant would probably have been appointed by the Client to coordinate this) it can be submitted online either through the Planning Portal or in paper to the LPA. The correct fees need to have been calculated as well at the time of the submission, to avoid delays.
Validation
The application package is validated by the LPA against their checklist of required documents and drawings. If there is anything missing, the LPA will request for it before registering the application.
Acknowledgement
The LPA acknowledges the submission of the valid application package and registers it.
Publicising, consultation, representations
The application is publicised and can now be accessible to the public online on the LPA’s website using a unique reference number or in a paper copy. The LPA contacts the key statutory consultees to receive opinions on the proposals.
The general public can comment on the proposals (representations) and may affect the decision outcome, especially for sensitive projects.
Consideration
A Planning Officer (with delegated powers) is appointed to the application OR if the project is complex a Planning Committee will make the decision.
Application outcome
There are four possible outcomes on the decision:
- Refused, reasons are provided
- Application not decided in 8 weeks (* or the timescale associated with the project specifics, ie requiring an EIA). Read more on LPA response times
- Granted with conditions
- Granted
Start construction
If permission is granted, you can start with construction immediately. It is not required to start immediately, however the permission has a specific period for which it will be valid, after which it will expire. Read more on planning permission duration.
Appeal on a decision
If the Client doesn’t agree with the application decision or would like to remove conditions set with granting the permission, he could appeal to the Secretary of State.
