Planning
Smart strategies for faster, smoother approvals.
What planning means for your project
Securing planning permission is often the most protracted and uncertain part of a project. Applications involve navigating national and local policies, design codes, heritage considerations and neighbour objections. Many clients underestimate how long it takes and assume that submitting an application means approval in eight or thirteen weeks. At GAA Design, we treat planning as a collaborative process rather than a tick‑box exercise, and we’re keen to deal with the negotiations on our clients’ behalf.
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Our planning process
At GAA Design, our planning strategy is proactive. Early in the concept stage we review relevant policies, design codes and planning histories. We then prepare a pre‑app submission comprising drawings, a written statement and key questions for officers. During the pre‑app meeting we listen carefully to feedback and aim to resolve issues before submitting the full application. For example, if officers express concern about height or massing, we will adjust the design and, if necessary, undertake additional studies (e.g., heritage, daylight).
We manage the consultant team to ensure all supporting documents (transport, sustainability, drainage, arboriculture) are delivered on time. We also plan for the statutory consultation period by briefing neighbours and ward councillors where appropriate. After submission we monitor the application’s progress, respond promptly to requests for clarification and, if necessary, negotiate minor changes. Importantly, we keep clients informed of realistic timeframes and advise on interim strategies to manage cashflow.
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A closer look at planning
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Pre-app planning
At GAA we view planning as a negotiation, and always recommend a pre‑application (pre‑app) meeting with the local authority before submitting a full planning application. This private engagement allows us to test ideas, understand officers’ concerns and adapt the design accordingly. Skipping the pre‑app is like walking into a negotiation without speaking to the other side first to get an idea of their objectives and challenges; you risk having your application refused and having to go back to step one of the process.
02
Planning and expectations
We manage our clients’ expectations candidly. In the case of extremely complex schemes, planning can take six to nine months (or even longer… two to three years for large developments). During that time we advise on how to mitigate costs in ways clients usually haven’t considered, such as by letting existing buildings while planning continues rather than demolishing them immediately. This ensures that income streams aren’t cut off prematurely, and will continue to support our clients until the project can move forward.
Our team prepares thorough submissions with clear drawings, planning statements and supporting reports. We maintain open dialogue with officers, respond quickly to queries and adjust proposals if required. By building relationships and being transparent about constraints, we achieve approvals faster and with fewer surprises.
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The process itself
The planning process is governed by statutory policies, including the National Planning Policy Framework and local development plans. Applications typically follow these steps:
- 1. Pre‑application advice
- 2. Preparation of drawings and reports
- 3. Submission of the planning application
- 4. Consultation with neighbours and statutory bodies
- 5. Determination by planning officers or committees; and
- 6. Discharge of conditions.
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Compliance and policy requirements
A planning application must demonstrate compliance with policy, respond to site context and address matters such as highways, ecology, heritage, sustainability and community infrastructure. On larger schemes, a Planning Performance Agreement may be agreed to set a timetable and resource allocation. Post‑decision, conditions may require further details before work can commence.
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How long does it take to get planning permission?
Government guidelines suggest eight to thirteen weeks, but complex schemes can take six to nine months or longer. Large or contentious developments can take years. Early engagement and thorough preparation can reduce these delays significantly.
Why do I need a pre‑application meeting?
Pre‑apps allow you to discuss your proposals privately with planning officers. You receive guidance on policy interpretation, potential objections and required reports. This helps you submit a more robust application and avoids unnecessary refusals.
Can’t I just submit a planning application and see what happens?
You can, but local authorities warn that applications may be refused if fundamental issues are not addressed. Pre‑apps cost money, but they can save months of delay and expense. In the overwhelming majority of cases, they more than pay for themselves.
What if my application is refused?
You can revise and resubmit or appeal. However, appeals are slow and uncertain. A better strategy is to engage early with officers, adjust the scheme and resubmit with stronger justification.
What do planning officers consider when assessing an application?
They consider national and local policy, design quality, impact on neighbours, heritage assets, ecology, highways, sustainability, affordability and community benefits. They also weigh public comments and may seek specialist advice.
How can I improve my chances of approval?
Invest in thorough pre‑application work, consult specialist consultants, align your proposal with policy and be willing to compromise. Provide clear drawings and robust supporting documents. Engage with neighbours and local stakeholders to build support.
Your next step
Whether you’re ready to get started or just exploring your options, we’d love to hear from you.
