Andrew Vallis, Head of Architecture
As an Architect who has been working in this field for nearly 20 years now, it is undeniable that in recent years there have been significant changes to the planning system. Some have been positive but many are having a huge effect on the deliverability of projects at a domestic level.
There has been significant change in the approach of Local Authorities in how planning applications are being dealt with. From our perspective, this stems from the Covid lockdowns, a time when many people redirected savings from social activities towards home improvements. This put huge pressure on planning departments, which were already disadvantaged by the complications of working in a lockdown environment. As a result, registration and determination times for applications skyrocketed. I remember vividly having to advise a client in 2021 that the particular Local Authority we were dealing with was currently working on a minimum six-month delay to the registration of applications!
Unfortunately, although the level of applications has decreased in recent years, the damage has been done. Local Authorities are no longer able to adhere to the eight-week determination target. So, something had to be done. This has resulted in a number of measures being introduced to try and stem the flow of application submissions and make these targets more achievable, much to the detriment of the humble householder application. A few reasons for this are mentioned below, but this is by no means an exhaustive list.
Historically, more often than not, you could gain access to pre-application advice relatively swiftly and informally. Now, pretty much universally, you have to submit this as a formal application and pay a fee to gain any type of input. These applications are not subject to any target and often it can take months to get even the simplest response. Quite often, authorities have also removed any requirement to engage with applicants to negotiate toward approval. This has led to a significant increase in applications being refused without any applicant consultation.
For many years we have adopted a different approach and have built relationships with all stakeholders involved on the planning side at the earliest possible opportunity. We explain the unique circumstances of each case and how we want to work in a collaborative, rather than an adversarial, fashion. Invariably this has a hugely positive effect and enables all parties to try and work on a “can do” basis. On many occasions we have even had planning officers expediting applications as best they can to ensure that delays are kept to a minimum. Indeed, our fastest application time of 4 weeks and 5 days will certainly take some beating!
The amount of surveys required for an application to be even registered has also increased significantly and needs to be factored in at the earliest possible stage. Whereas the need for additional reports, such as environmental surveys, used to be the exception, it is now often a requirement before an application is even registered. This allows delays to the registration and, therefore, delays the determination target.
Once these things are requested, an application cannot be determined until the surveys are submitted, effectively kicking the application into the long grass.
Additionally, the recent introduction of biodiversity net gain assessments, which evaluate the ecological impact of a development and require measures to improve biodiversity on or near the site, has done nothing but add to the costs applicants face when submitting applications.
As with many things in life, proper preparation prior to an application being submitted is always an integral part of a successful application or mitigating issues that might delay matters.
I suppose one of the key things everything above points to is an orchestrated move to treat domestic residential projects the same as larger commercial developments in an effort to stem the number of applications received and make targets more achievable.
Whilst larger projects have always had the luxury of time and resources to ensure a smooth application process, this is beyond the reach of most homeowners who are just looking for a little extra space or somewhere to house a family member who needs care. Whilst it may ease the pressure on Local Authorities to meet determination targets, it will make home improvement less attainable for many, especially as construction costs continue to rise. The effect of this will, I’m sure, be a shift in culture towards moving rather than improving.
Here at PLG, we are fortunate, as we have built excellent working relationships with Planning Authorities nationwide and have worked with many of them on numerous applications. This track record means that we are often able to navigate the complexities of the system. It does not mean that we are immune to the problems facing the entire industry, but ensures that by planning the planning applications as thoroughly as possible we can mitigate the problems that so many are facing.
Andrew Vallis,
PLG Consultants, 23rd January 2025
