From Preparation to Validation: Top Mistakes to Avoid When Submitting a Planning Application

When you have a project in mind that requires planning permission, few things are more frustrating than unexpected costs and time delays. Even small errors can lead to significant setbacks. By understanding and avoiding common mistakes throughout the process - from preparation to validation - you can ensure a smoother application process.

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Preparation

1.      Comprehensive Understanding of the Development Plan and Other Material Considerations

A comprehensive understanding of the Development Plan and any material considerations is essential for a successful planning application. Planning applications must comply with Section 38(6) of the Planning and Compulsory Purchase Act 2004, which mandates that decisions are made in accordance with the Development Plan unless material considerations suggest otherwise.

Applicants should refer to the relevant Local Plan and Neighbourhood Plan for local policies and consider how any other material considerations, such as the National Planning Policy Framework (NPPF) and Supplementary Planning Documents (SPDs), affect their proposal.

2.      To Pre-App or Not to Pre-App?

One common pitfall during the preparation stage is skipping pre-application advice, particularly for contentious proposals, developments in sensitive areas or large-scale projects. Pre-application advice provides valuable insights into the Local Planning Authority’s position that can help address potential issues before they arise, saving time, resources and possible costs. It can also be a tool to understand the relevant policies and material considerations for your project.

While pre-application consultations may initially appear time-consuming, addressing potential issues early can ultimately prevent unforeseen expenses and delays.

For more information on pre-application advice, see our blog post ‘Pre-Application Advice: A Smart Move or a Step You Can Skip?’.

3.      Lack of Clarity in Design or Use

Another mistake that often causes delays and additional costs is a lack of clarity in design and intended use at the outset. Even minor design/use changes can trigger a domino effect, impacting surveys or reports that may have already been completed. Although changes are sometimes unavoidable, thorough site surveys and clear proposals from the start help avoid these setbacks. Regularly coordinating with the design team and consultants helps to ensure all aspects of the proposal are in alignment and could avoid any unexpected changes further into the project.

4.      Survey and Report Timeframes

It can be difficult to navigate which survey or reports should be conducted for your project and in what order to do them. Refer to the relevant validation checklist to identify the necessary reports.

Prioritise surveys and reports that are likely to have the greatest impact on your proposal, for example, topographical surveys will normally be the basis of any plans, while some surveys, such as ecological, drainage or highways, may have an impact on the design of your proposal. 

It is also crucial to schedule the appropriate surveys at the correct times - bat surveys, for instance, are restricted to specific months. Out of date or missing surveys can undermine your application and cause delays.

Validation of Submission

Submitting a valid application requires careful attention to detail. Missing or incomplete information is a common cause of invalid applications. Prioritising accuracy and adhering to all relevant and necessary validation requirements are essential to ensure the application is successfully validated.

1.      Validation Checklists

As Alyssa highlights in her blog post ‘Why Validation Checklists Are Your Best Friend in Planning' consulting the appropriate validation checklist is vital for understanding the National and Local validation requirements for your application. These checklists - which are available on the Local Planning Authority (LPA) website - are used by LPAs validation team to ensure that all necessary forms, plans and reports supporting the application are submitted. In some cases, LPAs require a completed validation checklist form (tick-box form) to accompany the application, specifying which of the documents you are submitted with the application and providing reasons for any omissions.

2.      Application Forms

Accuracy and honesty are paramount when completing application forms, ensuring all information is correct to the best of your knowledge will avoid any delays relating to dishonesty. Additionally, verify that all applicant and site details are correct to avoid issues down the line, including ensuring proper notices are served regarding site ownership.

3.      Accuracy of Plans

Ensure that all plans are accurately prepared, correctly scaled, and include necessary details like a scale bar and north point. Pay close attention to consistency and accuracy across plans - any mis-matched measurements are likely to cause a delay in validation and confusion of the proposed development.

4.      File Formats and Submission Fees

If submitting through the planning portal, applicants should familiarise themselves with the accepted file formats to avoid technical issues. Lastly, don’t overlook the submission fee - ensuring the correct amount is paid helps avoid delays in processing the application.

In summary, navigating the planning application process can be complex, but careful preparation and attention to detail can make all the difference. By understanding the Development Plan, considering relevant material policies, utilising pre-application advice and ensuring clarity, consistency and effective time-management in the design process, applicants can reduce risks of delays and unexpected costs. Consulting with the validation checklist and ensuring all required forms, plans, details and fee payments are correct you will be well on your way to submitting a valid application.

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At Bluestone Planning, we are committed to supporting you throughout every stage of the planning application process, ensuring a seamless and efficient experience. Our expertise allows us to help you navigate complex planning policies and material considerations with confidence, providing tailored advice to suit your specific needs. By addressing potential issues early, double-checking documents for accuracy and aligning your proposal with both national and local requirements, we aim to minimise risks, avoid unnecessary delays and save you time and resources.

For more information on how we can assist you with planning permissions, contact us at Bluestone Planning by calling +44 1235 766825 or emailing admin@bluestoneplanning.co.uk.