Understand Your Planning Options
The Planning Assistant helps you understand how the planning system is likely to apply to your project, what information a planning authority will expect, and which questions to put to a planning consultant.
How the planning process works
Most projects in England follow a similar path, although timescales and requirements vary by local planning authority (LPA) and project type. Wales, Scotland and Northern Ireland operate separate systems.
- Establish whether planning permission, prior approval or a permitted development route applies
- Review the local plan, site designations and planning history
- Consider pre-application advice from the LPA
- Commission the surveys the application is likely to need
- Prepare drawings, statements and the application forms
- Validation, consultation and determination by the LPA
- Discharge any planning conditions before or during construction
Preparing a planning application
A well-prepared application reduces the risk of invalidation and delay. Requirements are set nationally and supplemented by each LPA's local validation list.
- Site location plan and block plan
- Existing and proposed plans, elevations and sections
- Design and Access Statement where required
- Supporting surveys: ecology, trees, flood risk, heritage, highways, drainage
- Application fee and ownership certificates
Site constraints and information gathering
Constraints do not automatically prevent development, but they shape what is achievable and what evidence is needed. The assistant will help you list the constraints to check for your site.
- Green Belt, AONB / National Landscape and conservation areas
- Listed buildings and other heritage assets
- Flood zones and surface water risk
- Protected trees (TPOs) and ecology
- Access, visibility and parking
- Drainage, utilities and ground conditions
Common planning terminology
Planning has its own vocabulary. Ask the assistant to explain any term in plain English — for example: outline vs full permission, reserved matters, permitted development, prior approval, Section 106, Community Infrastructure Levy (CIL), material considerations and planning conditions.
General guidance versus a site-specific planning opinion
The Planning Assistant gives general, preliminary guidance. It cannot confirm that permission will be granted and does not replace a site-specific planning appraisal by a qualified professional. Where interpretation of policy matters, the assistant will say so and recommend professional input.
Official planning resources
Always confirm requirements with your LPA and current national guidance. Useful starting points include the Planning Portal (planningportal.co.uk), the National Planning Policy Framework and Planning Practice Guidance on GOV.UK, and your LPA's local plan and validation list.
Frequently asked questions
This page provides general, preliminary information. It is not a planning decision, formal valuation or professional appointment. Appropriate checks and current planning information may be required. Last reviewed 2026-06-01.