Securing planning permission is often one of the most important stages in bringing a project to life. Whether you’re a homeowner planning an extension, a landlord considering a conversion, or a developer promoting land, understanding the planning process is essential to avoid delays and unnecessary costs.
At Wignalls, we’ve supported clients across residential, commercial, agricultural and mixed-use developments for over 30 years. Here, we’ve broken down the planning permission process step by step, highlighting common pitfalls and how to avoid them.
Step 1: Feasibility and Early Advice
Before committing to drawings or applications, it’s worth establishing whether your project is realistic under the current planning policy. Feasibility checks take into account:
- Local and national planning policy
- Site-specific constraints (such as conservation areas, flood risk, or listed buildings)
- Previous planning decisions in the area
A feasibility review at the outset can save a huge amount of time and money, helping you understand where the risks lie and whether adjustments to the scheme may be required. One of the most common mistakes applicants make is diving straight into a formal submission without testing their idea against planning policy. This often results in refusals that could have been avoided with early professional input.
Step 2: Pre-application Advice
Engaging with the local planning authority before making a formal submission can be invaluable. Most councils offer a pre-application advice service, where a planning officer will give an initial view on your proposal.
This stage allows you to:
- Gain feedback on the acceptability of your scheme
- Understand what supporting documents will be required
- Adjust your design to address likely concerns
At Wignalls, we prepare and submit pre-application requests on behalf of our clients, ensuring they are clear, professionally presented, and supported by the right information. Taking this step can significantly improve your chances of a successful outcome.
Step 3: Preparing and Submitting Your Application
Once you are confident in your proposal, the next stage is preparing the planning application itself. Depending on the project, this might be a full application, a householder application, or an outline submission.
A typical application will include:
- Site location and block plans
- Existing and proposed drawings
- Design and Access Statement
- Relevant supporting reports (for example, flood risk or heritage assessments)
The most common reason for delay at this stage is incomplete or inaccurate documentation. Councils will not validate applications without all the required materials. Working with an experienced planning consultant ensures that your submission is comprehensive and professionally compiled.
Step 4: Liaising with the Planning Authority
After submission, the application is validated by the local authority and allocated to a planning officer. During this time, the officer may request clarifications or suggest amendments.
At Wignalls, we maintain direct communication with planning officers, responding quickly to queries and negotiating adjustments where needed. This collaborative approach often prevents minor issues from becoming full-blown refusals.
A common mistake for applicants handling their own case is not engaging with the council during this stage, which can result in concerns going unaddressed and the application being rejected.
Step 5: The Decision
Once the consultation period has ended and the planning officer has assessed the proposal, a decision will be issued. This will either:
- Approve the application (sometimes with conditions), or
- Refuse the application with stated reasons
If permission is granted with conditions, these must be discharged before the development can commence. If refused, you may have grounds to appeal.
Step 6: Discharge of Conditions
Most approvals come with planning conditions attached. These can cover anything from materials and landscaping to drainage systems or ecological considerations. It is essential to comply with these conditions, and in most cases they must be formally discharged by the council prior to development commencing.
We manage this process on behalf of our clients, ensuring the correct documentation is submitted and liaising with the planning authority to secure approval. Neglecting this stage is a common error that can lead to enforcement action or costly delays to the project.
Common Mistakes to Avoid
Through decades of experience, we’ve seen the same planning pitfalls catch applicants out time and again. Here are some of the most frequent issues:
- Submitting incomplete applications that councils refuse to validate
- Failing to consider local policy constraints, such as conservation areas or flood zones
- Overlooking the importance of pre-application advice
- Ignoring planning conditions attached to approvals
- Not engaging with the planning officer during the assessment stage
By seeking professional planning permission advice early on, you can sidestep these mistakes and move through the process with confidence.
Why Work With Wignalls for Planning Permission
Founded in 2020, our team grew during challenging times and has built its reputation on resilience, transparency, and technical competence. We’re proud of being a “one stop shop” for property services, offering a wide range of support through our in-house team of RICS-registered Valuers, Chartered Town Planners and Chartered Surveyors.
At Wignalls, our team of qualified planning permission surveyors provide expert advice and hands-on support at every stage. Whether you are a homeowner, landlord, or developer, we’ll help you navigate the process smoothly and achieve the best possible outcome.
Contact us today for tailored planning permission advice and take the first step towards turning your plans into reality.
