How To Apply For Planning Permission

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What Is Planning Permission?

Planning permission is official approval from your Local Planning Authority (LPA) to carry out certain types of development—including building a custom new home. It’s there to ensure that any new build aligns with local policies, infrastructure, and community needs.

If you’re planning a brand-new house, then planning permission is almost certainly required. While some alterations fall under permitted development rights, a full new-build does not.

According to Government statistics, approximately 87% of planning applications in England were approved in 2023. So, with the right approach, you stand a strong chance of success.

Outline vs Full Planning Permission

There are two main types of planning permission to be aware of:

  • Outline Planning Permission (OPP): This gives a general sense of whether your proposed development is likely to be accepted. It allows you to get feedback before committing to detailed plans.
  • Full Planning Permission: This covers every aspect of your project, including design, materials, and layout. This is the permission you need to begin construction.

At Winrose Construction, we often recommend starting with outline permission for complex or sensitive sites before moving forward with a full application.

custom build house

Step-by-Step: How To Apply for Planning Permission in England

1. Check Local Planning Policies

Before submitting anything, visit your local authority’s planning page and review their Local Plan. Each council has its own policies that guide what can be built and where.

Look for restrictions related to:

  • Green belt or agricultural land
  • Conservation areas or listed buildings
  • Site-specific constraints like flood risk or protected trees

You can find your council via:
www.gov.uk/find-local-council

2. Assemble Your Team

A successful application depends heavily on preparation and presentation. We advise working with:

  • An architect familiar with your LPA’s preferences
  • A planning consultant (especially for challenging plots)
  • A structural or civil engineer (if ground conditions are unclear)

At Winrose Construction, we work closely with trusted professionals to ensure your application meets every technical requirement.

3. Prepare Your Application

Your application will need to include:

  • Application forms (available on the Planning Portal)
  • A location plan and block/site plan
  • A detailed Design and Access Statement
  • Architectural drawings and elevations
  • Site surveys (topographical, ecological, flood risk, etc.)
  • Drainage and highways plans (if relevant)

The Planning Portal is the central resource for submitting applications:
www.planningportal.co.uk

4. Submit via the Planning Portal

You’ll submit your application online through the Planning Portal. The fee for a new single dwelling in England is currently £462.

After submission:

  • The LPA will validate your application (typically within 10 working days)
  • They’ll carry out consultations with local bodies and neighbours
  • A case officer will assess the scheme against planning policy
5. Wait for a Decision

In most cases:

  • Minor applications (like one-off homes) are decided within 8 weeks
  • Major applications may take up to 13 weeks

If your application is approved, you typically have 3 years to begin work.

If refused, you’ll receive detailed reasons. You can either revise and resubmit, or appeal through the Planning Inspectorate.

How To Apply For Planning Permission

How To Improve Your Chances of Approval

At Winrose Construction, we’ve submitted and supported dozens of successful applications. Here are our top tips to maximise your success:

Seek Pre-Application Advice

Most LPAs offer pre-app services. This informal consultation allows you to test your ideas and get feedback from planning officers before spending money on full plans.

The National Planning Policy Framework (NPPF) encourages early engagement to improve decision-making outcomes.

Respect the Local Character

Planning authorities favour designs that fit the surrounding area. Ensure your proposal is sympathetic in terms of:

  • Height and scale
  • Building materials
  • Rooflines and street alignment
  • Landscape design

Custom doesn’t have to mean out-of-place. Many of our successful projects blend modern interiors with traditional exteriors to meet both personal taste and local policy.

Consider Neighbour Impact

Common concerns from neighbours include:

  • Loss of privacy
  • Overlooking windows
  • Overshadowing or blocked sunlight
  • Increased traffic

Addressing these in your application shows you’re considerate—and may prevent objections that delay your decision.

Emphasise Sustainability

Sustainable design is now a major priority in planning decisions. Consider integrating:

  • Renewable energy sources like solar panels or heat pumps
  • Low-carbon building materials
  • Sustainable drainage systems (SuDS)
  • Passive solar design and insulation

Local plans often include targets for carbon reduction or environmental net gain. Demonstrating commitment to these goals can give your application a clear advantage.

Craft a Strong Design and Access Statement

Your Design and Access Statement should explain:

  • Why the design is appropriate for the site
  • How access will work for all users
  • How the building integrates with its environment

Think of this as your opportunity to show the decision-makers that your project is well considered and thoroughly planned.

Common Reasons for Refusal

Avoid these red flags:

  • Overdevelopment or excessive scale
  • Incongruous design out of step with surroundings
  • Insufficient parking or poor highway access
  • Loss of biodiversity or protected habitats
  • Ignoring site constraints (e.g. flood zone)
  • Neighbour objections that haven’t been addressed

At Winrose Construction, we review all these factors before submitting any application to reduce the risk of delays or rejections.

If Your Application is Refused

You’ve got a few options:

  • Revise and resubmit: This is usually free within 12 months and often the quickest solution.
  • Appeal the decision: You have 6 months to appeal through the Planning Inspectorate:
    www.gov.uk/appeal-planning-decision

Appeals can be time-consuming, so we usually recommend trying a revised application first.

FAQs

Do I always need planning permission to build a house?
Yes. Unlike extensions or small outbuildings, building a new home is not covered under permitted development rights.

How long does planning permission last?
Generally, you must begin construction within 3 years of approval.

Can I start building before permission is granted?
No. Doing so may result in enforcement action, including a stop notice or demolition order.

Is Winrose Construction able to help with planning?
Absolutely. We can manage the entire planning process on your behalf, working with architects and consultants to give your project the best possible chance of success.

Moving Forward with Confidence

Applying for planning permission might seem daunting, but it’s entirely manageable with the right preparation—and the right support. At Winrose Construction, we’re here to guide you through every step of the process, from initial consultations to final approval.

With years of experience delivering bespoke homes across England, we know how to navigate local policies, balance design and practicality, and present compelling planning applications that stand up to scrutiny.

Thinking about building your own home? Contact us today to discuss your project—and let’s take the first step together.

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