Project Milestone: Securing the necessary permissions and consents

Once the design development is complete, the necessary listed building consent and planning applications should be submitted to the Local Planning Authority for determination. These applications typically include detailed plans, specifications, and other documentation, demonstrating compliance with planning policy. Key documentation will be the Design and Access Statement and Heritage Statements. Each Local Planning Authority should have a planning application validation check list setting out specific application requirements.

The application(s) should clearly articulate the proposals, the relevant policy and how the proposals accord with these policies and other guidance. For historic buildings, it is typically important to evidence the process of reaching a preferred option, including through design development and viability considerations. Pre-application engagement with stakeholders such as the Local Planning Authority, to review this body of work, can help to de-risk this element by resolving key issues prior to submitting the application(s).

Once validated by the Local Planning Authority, they will likely commence a formal consultation period on the planning and listed building application(s). This provides the opportunity for statutory stakeholders (e.g. Historic England, Local Authority Highways Department, Environmental Health, Utility Providers etc) and members of the public to make comments on the application(s). Again, pre-application stakeholder engagement can reduce unforeseen comments.

Once comments have been resolved to the satisfaction of the Local Planning Authority and they are satisfied the proposals meet planning policy requirements, they will look to determine the application(s). This may be at the relevant Planning Committee or a delegated decision made by the planning case officer, where that sits within a particular Local Planning Authority’s scheme of delegated powers.