What to Consider Before Submitting a Planning Application
Submitting a planning application can feel like a significant undertaking, particularly if it is your first time navigating the process. The good news is that with the right preparation, the chances of a straightforward approval are considerably improved. Understanding what local planning authorities look for, and doing the groundwork before you submit, can save time, money, and frustration.
Understand the Local Planning Policy Context
Every local authority in England operates within a framework of planning policies that guide decision-making. In Birmingham, this is set out primarily in the Birmingham Development Plan (BDP) and a range of supporting Supplementary Planning Documents (SPDs) covering topics such as householder extensions, design quality, and sustainability.
Familiarising yourself with the policies most relevant to your proposal, or working with an architect who already knows them (we are very experienced at Brophy Riaz and Partners) helps to ensure that your application is framed in a way that demonstrates compliance from the outset. Applications that clearly address relevant policy tests tend to progress more smoothly through the system.
Use the Pre-Application Advice Service
Birmingham City Council, like most local authorities, offers a pre-application advice service that allows homeowners and their architects to discuss a proposal informally with a planning officer before a formal application is submitted. This is a genuinely valuable step. It can flag potential issues early, give an indication of the likely acceptability of a scheme, and provide an opportunity to refine the design before committing to a full application.
There is typically a fee for this service, but the cost is usually modest relative to the expense of a refused application and the need to resubmit.
Prepare Thorough and Accurate Drawings
A planning application for a householder development, such as an extension or outbuilding, will generally require existing and proposed floor plans, elevations, and a site location plan. The quality and accuracy of these drawings matters. Poorly prepared or inconsistent drawings are a common reason for applications being held up or returned as invalid.
Drawings should be prepared to a recognised scale, clearly labelled, and consistent with one another. Any proposed materials should be specified clearly. If your property is in a conservation area or is listed, a Design and Access Statement may also be required, setting out the rationale for the design approach.
Consider Your Neighbours Early
Whilst the planning system does not give neighbours a veto over proposals, their representations carry weight and can influence the outcome of an application, particularly on matters of overlooking, loss of light, or scale. Engaging with your neighbours before you submit, keeping them informed of what you are proposing, and addressing any reasonable concerns in your design can reduce the likelihood of objections that might slow the process.
The Party Wall etc. Act 1996 is a separate matter from planning, but it is worth noting that any works affecting a shared wall or boundary will require a Party Wall Agreement with the relevant neighbours, independent of the planning outcome.
Allow Sufficient Time
The statutory determination period for a householder planning application is eight weeks from the date of validation. In practice, particularly where an application generates representations or requires additional information, this can extend. Building a realistic programme for your project, and not assuming works can begin the day after submission, helps to avoid unnecessary pressure.
What is the difference between planning permission and Building Regulations approval?
Planning permission considers whether the principle of development is acceptable in land use and design terms, essentially whether the proposed works are appropriate for the location. Building Regulations approval is a separate process that ensures the works meet the technical standards for structural integrity, fire safety, energy efficiency, and accessibility. Most projects will need both, but they are applied for and assessed independently.
How long does planning permission last?
In most cases, planning permission must be implemented within three years of the date of grant. If works do not commence within that period, the permission lapses and a fresh application would be required.
Can a planning application be refused?
Yes, and it is not uncommon. The most frequent grounds for refusal relate to scale and massing, impact on the street scene, overlooking or loss of light to neighbouring properties, and non-compliance with local policy. A refused application can be appealed to the Planning Inspectorate, though this adds time and cost to the process. Good preparation and professional guidance significantly reduce the likelihood of refusal.
About Brophy Riaz and Partners
Brophy Riaz and Partners are a RIBA Chartered architectural practice based in Birmingham, with over 28 years of experience helping homeowners across the West Midlands bring their residential projects to life. In that time, they have completed more than 3,000 projects, from modest extensions to full-scale home transformations, building a reputation for thoughtful design, practical guidance, and a genuine understanding of the local built environment.
Their work spans a wide range of residential projects across Birmingham and the surrounding area, and their team is well-versed in the specific planning and design considerations that come with the region’s varied housing stock, including its wealth of Victorian and Edwardian properties.
Whether you are at the very start of thinking about a project or ready to move forward, Brophy Riaz and Partners offer free, friendly advice with no obligation.