As soon as you have planning permission (or listed building consent) on an application, assuming you want to build out the scheme, then you want to get cracking on site as soon as possible. Even if you are selling on after obtaining planning, the less delay that there is to a builder or purchaser, then the less cost and friction in the deal and the more you can sell it for in return.
The process of Council officers validating planning applications is integral to this objective as it helps to secure consent quicker, reduces the need for pre-commencement planning conditions, and enables a quicker and smoother start on site.
Furthermore, all developers and investors will work to a budget and your architect or planning consultant will need to advise you as to how much you may need to expect to spend on preparing and submitting a planning application.
This article looks at a number of basic steps with most planning applications. This will vary slightly depending on the size and complexity of proposals and uniqueness of the site. PD and prior approval applications are not considered here as they are based on a slightly different approach.
Step 1: Have a process for recording and monitoring requirements
Most planning applications require the preparation of a suite of documents, which might typically include such things as:
• Plans and drawings
• CIL Additional Form 1
• Planning Statement/ Design and Access Statement
• Sunlight and Daylight reports
• Preliminary Ecological Assessment (i.e. Biodiversity ‘baseline’)
• Biodiversity Net Gain Survey and Report
• Biodiversity Net Gain Assessment and DEFRA Matrix
• Transport Statement or car parking survey
• Noise assessment and report
• Contamination report (Stage 1)
• Flood Risk Assessment
This list will barely scratch the surface on more complicated applications, where for instance, financial viability assessments and affordable housing statements are required, heritage statements and conservation method statements are relevant or construction methodology, utilities and fire risk or sustainability matters are engaged.
