What is a planning application?

A planning application is a formal request made to the Local Planning Authority seeking permission to carry out development or changes to land or buildings.

Planning permission may be required for works such as extensions, alterations, new builds, changes of use, commercial developments, and some external alterations.

Do I always need planning permission?

Not always. Some projects may fall under Permitted Development Rights, meaning formal planning permission may not be required.

However, this depends on several factors, including:

• The type and size of the proposed works

• Property location

• Previous extensions or alterations

• Whether the property is listed or in a conservation area

• Local planning restrictions or Article 4 Directions

We can assess your proposal and advise whether planning permission is required.

What is the difference between Planning Permission and Building Regulations?

Planning Permission relates to the principle of development, including:

• Size and appearance

• Impact on neighbours

• Land use

• Highways and parking considerations

• Impact on the surrounding area

Building Regulations relate to how the building is constructed and whether it complies with technical and safety standards, including:

• Structural stability

• Fire safety

• Energy efficiency

• Ventilation and drainage

• Accessibility

Many projects require both approvals.

What types of planning applications do you deal with?

We can assist with a wide range of planning applications, including:

• Householder extensions and alterations

• Loft and garage conversions

• New build dwellings

• Change of use applications

• Commercial developments and fit-outs

• Mixed-use developments

• Listed building consent applications

• Retrospective planning applications

What is permitted development?

Permitted Development Rights allow certain building works and changes to be carried out without requiring full planning permission, subject to size limits and conditions.

Common examples may include:

• Small extensions

• Loft conversions

• Outbuildings and garden rooms

• Certain internal alterations

We can advise whether your project falls within permitted development and, where appropriate, prepare Lawful Development Certificate applications.

What information is needed for a planning application?

Planning applications typically require:

• Existing and proposed drawings

• Site and location plans

• Supporting planning information

• Design and access statements (where applicable)

• Technical reports or specialist input (depending on the project)

C W Johnson Limited can prepare and coordinate all required information.

How long does a planning application take?

Typical planning timescales are:

• Householder Applications: Approximately 8 weeks

• Minor Developments: Approximately 8–13 weeks

• Major Developments: Typically longer depending on complexity

Timescales can vary depending on Local Authority workloads and whether amendments are required.

Can you deal with the council on my behalf?

Yes. We can prepare, submit, and manage planning applications and liaise directly with the Local Planning Authority throughout the process.

This includes responding to planning queries, negotiating amendments, and helping address any concerns raised during the application.

What happens if planning permission is refused?

If planning permission is refused, we can review the reasons for refusal and advise on the most appropriate next steps, which may include:

• Revising and resubmitting the proposal

• Negotiating amendments

• Submitting a planning appeal where appropriate

Can you help after planning permission is approved?

Yes. Once planning permission has been granted, we can continue supporting your project through:

• Building Regulations drawings and approvals

• Technical design development

• Contract administration and project management

• Construction monitoring and professional advice

This provides continuity from concept through to completion.

Do you work on residential and commercial projects?

Yes. We provide planning services for:

• Residential properties

• Commercial premises

• Mixed-use developments

• Landowners and developers

C W Johnson Limited Chartered Surveyors is a RICS-regulated practice. All services are provided in accordance with the RICS Global Professional and Ethical Standards, relevant RICS professional statements, and applicable guidance notes ensuring that our services are delivered with integrity, independence, and a commitment to best practice. Clients can be confident that our advice is professional, transparent, and compliant with current RICS guidance.

The information provided on this website is for general guidance only and does not constitute specific professional advice. Formal advice will only be provided following receipt of written instructions and confirmation of agreed terms of engagement.

Any opinions expressed are based on information available at the time of instruction and may be subject to change as further information becomes available or circumstances alter.

No responsibility is accepted to third parties who rely on information contained on this website without our prior written consent.

C W Johnson Limited Chartered Surveyors operates a formal Complaints Handling Procedure in accordance with RICS requirements. Details are available on request.

Professional Indemnity Insurance is maintained in accordance with RICS regulations.