How Planning Works
A practical guide to the planning process — from early feasibility through to application, decision, and next steps. Understanding each stage helps property projects move forward clearly and efficiently.
The Planning Process — Stage by Stage
A planning application follows a structured process from initial enquiry through to decision. Each stage involves specific responsibilities, documentation requirements, and potential third-party input. Understanding the process helps manage expectations and prepare effectively.
Submit a Planning Enquiry
What you provide
- • Property address and type
- • Description of the proposed project
- • Any existing drawings or planning documents
- • Known planning history
- • Target timeline if applicable
What Contour reviews
- • Property context and site information
- • Likely planning route options
- • Initial constraints and considerations
- • What information is needed to proceed
What gets confirmed
- • Whether to proceed with a feasibility review, planning consultancy, or application support
Starting with a clear understanding of the property, proposal, and planning context avoids time and cost spent on the wrong route.
Clarify Property & Proposal Details
What you provide
- • Accurate property information
- • Title plan or boundary information
- • Existing drawings if available
- • Planning history and previous decisions
- • Design intentions and proposal scope
What Contour reviews
- • Site and boundary context
- • Proposal clarity and planning suitability
- • What drawings and documents will be needed
- • Advisory scope and recommended approach
What gets confirmed
- • Scope of work
- • What documentation is needed
- • Recommended planning route
Accurate property and proposal information is the foundation of effective planning advice. Recommendations depend on the completeness and accuracy of information provided.
Review Site Context & Planning History
What you provide
- • Access to property for site inspection (where required)
- • Known planning history
- • Any pre-application advice received
- • Title and ownership documents
What Contour reviews
- • Planning constraints (designations, listed status, Article 4)
- • Planning history on the public planning portal
- • Local planning policy and design guidance
- • Likely officer considerations and issues
What gets confirmed
- • Key constraints affecting the proposal
- • Planning policy context
- • Potential planning risks and issues to address
Understanding the site context and planning history before preparing drawings and documents avoids preparing information that cannot address known planning issues.
Identify Planning Route & Documentation Needs
What you provide
- • Confirmed proposal scope
- • Any specialist reports or surveys already obtained
- • Budget and timeline guidance
What Contour reviews
- • Most appropriate planning route
- • Whether permitted development is available
- • What application type is required
- • What drawings, plans, and documents are needed
- • Whether specialist reports are required
What gets confirmed
- • Planning route recommendation
- • Documentation list
- • Third-party report requirements
- • Estimated timescale for preparation
Identifying the correct planning route early saves time and avoids preparing an application for the wrong consent type.
Prepare Drawings & Supporting Information
What you provide
- • Existing survey drawings or measurements
- • Architect or designer drawings if in progress
- • Photographs of the property
- • Access for site inspection or survey
What Contour reviews
- • Drawing requirements for the application type
- • Planning drawing standards and conventions
- • Design intent and policy alignment
- • Supporting notes and application forms
What gets confirmed
- • Drawing set for the application
- • Supporting documentation package
- • Submission readiness
Well-prepared drawings and supporting information reduce the risk of invalid submission, officer queries, and delays.
Discuss Application Scope & Submission Readiness
What you provide
- • Confirmation of proposal details
- • Any outstanding specialist reports
- • Ownership and title confirmation
What Contour reviews
- • Validation checklist against local authority requirements
- • Completeness of documentation
- • Any outstanding items before submission
What gets confirmed
- • Application is ready for submission
- • Any remaining outstanding items
- • Application fee requirement
Invalid submissions delay the process and require resubmission. A pre-submission review reduces the risk of validation failure.
Support Local Authority Process
What you provide
- • Access to the property for site visits if requested by the officer
- • Additional information if requested
- • Response to consultation queries
What Contour reviews
- • Local authority correspondence and officer queries
- • Consultation responses received
- • Requests for further information (RFI)
- • Any proposed conditions or informatives
What gets confirmed
- • Response strategy to officer queries
- • Whether additional information or amended drawings are needed
The local authority may request further information or amended drawings during the application process. Prompt and appropriate responses help keep the application on track.
Review Responses, Revisions & Next Steps
What you provide
- • Decision notice or officer report received
- • Planning conditions if granted
- • Appeal details if applicable
What Contour reviews
- • Decision notice and conditions
- • Implications for the project
- • Whether conditions need to be discharged
- • Whether an appeal or revision is appropriate
What gets confirmed
- • Next steps following the decision
- • Condition discharge requirements
- • Appeal or revision options (where applicable and within scope)
A planning decision is not always the end of the process. Conditions may need to be discharged, and refused applications may be suitable for revision or appeal.
Types of Planning Consent
Full Planning Application
The standard route for most development proposals requiring planning permission. Assessed by the local planning authority against planning policy, material considerations, and representations.
Householder Planning Application
A simplified application type for alterations and extensions to an existing dwelling. Used where permitted development rights do not apply.
Permitted Development
Development that is permitted without a formal planning application, subject to conditions and limitations set out in the General Permitted Development Order. Rights may be removed or restricted.
Lawful Development Certificate
A formal certificate confirming that a proposed or existing use or operation is lawful — either under permitted development or as an established use. Provides legal certainty.
Prior Approval
A simplified consent process for specific types of development, such as certain changes of use or larger home extensions. The local planning authority considers specific matters rather than full planning merits.
Change of Use Application
Required when the use of a building or land is proposed to change from one planning use class to another in a way that is not permitted by permitted development rights.
This is a general overview only and does not constitute legal or planning advice. The appropriate route for any specific proposal depends on the property, proposal, and site context and should be confirmed individually.
What the Planning System Cannot Guarantee
Planning Outcomes Cannot Be Guaranteed
Planning outcomes, local authority decisions, timescales, objections, permitted development status, appeal outcomes, and approvals cannot be guaranteed. Each local planning authority has independent discretion in determining applications in accordance with planning policy, material considerations, and the specifics of each proposal.
Recommendations Depend on Property Context
Planning consultancy recommendations depend on property details, site context, planning history, constraints, local authority requirements, supporting documents, third-party input, and agreed advisory scope. Scope and recommendations are confirmed individually before work begins.
Specialist Advice
Legal, surveying, structural engineering, building control, party wall, ecology, heritage, highways, drainage, fire safety, and specialist planning advice should be obtained from appropriate qualified specialists where required. Contour Planning Consultants Ltd does not provide these specialist advisory services.
Client Responsibilities
Client responsibility includes providing accurate property information, drawings, title details, planning history, access, permissions, constraints, neighbour information, and relevant documentation. Recommendations depend on the accuracy and completeness of information provided.
Third-Party Input & Local Authority Requirements
Many planning applications and permitted development assessments require input from third parties including statutory consultees, specialist report authors, highway engineers, drainage engineers, heritage consultants, ecologists, and other specialists. Local authority requirements vary and may change. Third-party reports, surveys, and specialist input may add cost and time to the project.
Ready to Start Your Planning Project?
Tell us about your property and proposal. We will review the planning route, site context, and documentation needs — and confirm the scope and recommended approach.
Recommendations depend on property details, site context, planning history, constraints, and agreed advisory scope.