The Role and Purpose of the Planning System in the UK
The British planning system exists to ensure that appropriate development happens in the right place at the right time, to benefit communities and protect nature.
A planning system aims to balance economic growth (homes, jobs and facilities) with protection for the environment. The UK planning system is plan-led, which means most decisions should follow the policies in the local development plan.
History of the UK Planning System
In 1909, planning legislation was introduced to improve poor housing conditions. Major suburban expansion followed in the 1930s. The UK planning system was established by the Town and Country Planning Act 1947, which gave public authorities control of development rather than private landowners. Planning law made planning permission compulsory to manage growth and prevent urban sprawl.
Other important milestones include the New Towns Act 1946, post-war reconstruction, the introduction of Green Belts in 1955 and the National Planning Policy Framework in 2012, which prioritises sustainable growth.
The current `plan-led’ system is guided by local, regional and national policy. The Planning and Compulsory Purchase Act 2004 introduced Regional Spatial Strategies.
The Planning System in England
How are Planning Applications Decided?
Under English planning law, most planning decisions on whether to grant consent are made by local councils, known as Local Planning Authorities. The planning system is applied by local government according to the government’s planning practice guidance and national policy statements.
In England, many areas have 3 tiers of local government:
- County Councils: prepare local plans, determine planning applications, conduct enforcement against unlawful development and deal with transport, minerals and waste planning.
- District, Borough or City Councils: manage most planning matters. Single-tier authorities have responsibility for district and county-level planning concerns, making them public through the planning portal.
- Parish and Town Councils: a neighbourhood forum can comment on planning applications and produce neighbourhood plans.
Under England’s planning system, in London, the Mayor of London can decide certain strategically important applications. In National Parks, the National Park Authority carries out planning functions.
Councillors and Planning Committees
Elected councillors represent the views of local residents. Some councillors sit on a planning committee, which decides larger or more controversial applications. They should adhere to statutory time limits for determining applications.
Planning Officers
Professional planning officers are employed by most councils. Most planning applications (usually small, straightforward ones) are decided by officers under delegated powers. Larger or sensitive proposals are normally decided by the planning committee, guided by planning advice, good practice guidelines and an officer recommendation.
Secretary of State for Housing, Communities and Local Government
The Secretary of State will take a direct role in a minor number of appeal decisions, the call-in process and nationally significant infrastructure projects.
National Planning Policy
The National Planning Policy Framework
National policy is set out in the National Planning Policy Framework (NPPF). A key part of the English planning system, it provides a national approach to planning across:
- Economic Needs
- Social Needs
- Environmental Protection
The NPPF sets the rules and priorities that Local Plans should follow and must be considered when councils write Local Plans and decide applications. When assessing a proposal, planning officers may give a different weight to various factors depending on the circumstances and context.
Presumption in Favour of Sustainable Growth
A key principle in the NPPF is the presumption in favour of sustainable development. While this means that development that is sustainable should normally be supported, it does not mean ‘development at any cost’. As well as Green Belt safeguards, site-specific policies and strong protections for valued landscapes, heritage and nature are included.
Local Plans: The Starting Point for Decisions
What is a Local Plan?
A Local Plan is the main document used by a unitary authority to guide future development. This plan-making strategy plays an important role in England’s planning system and sets out:
- Areas for housing and land use
- The infrastructure needed
- How the local economy should grow
- How the environment will be protected
- Design standards and place-making priorities
Local Plans should be developed following public consultation with input from communities, landowners, developers and other stakeholders.
Independent Examination
Before it can be adopted, a Local Plan must be examined by an independent planning inspector who checks that it meets legal requirements and is considered `sound’. Local Plans must be justified, effective and consistent with national policy.
Housing Supply
Local Plans are expected to meet housing needs as far as possible, including maintaining a 5-year supply of deliverable housing sites, updated each year. This usually includes a buffer to ensure flexibility.
Neighbourhood Planning
Neighbourhood planning gives communities the chance to shape development in their area. A neighbourhood plan can include limited design policies or a full set of policies and site allocations. Neighbourhood plans must:
- be independently examined
- be supported by local people through a referendum
- fit with national policy and the Local Plan
Once ‘made’ by the Local Planning Authority, the neighbourhood plan becomes part of the legal development plan used to decide planning applications.
Planning Contributions and Community Benefits
New housing development often creates extra demand for roads, schools, open space and services. To help with this, councils can use:
Community Infrastructure Levy (CIL)
CIL is a charge paid by many new developments, based on size and type. It helps fund the infrastructure needed to support growth.
A proportion of CIL must be passed to local communities:
- 15% to the parish council (where relevant)
- 25% if a neighbourhood plan is in place
Section 106 Planning Obligations
Planning obligations (often called Section 106 agreements) are used to make development acceptable. They can secure things like:
- affordable housing
- highway works
- funding for local services
To be valid, obligations must be necessary, directly related to the development and fair in scale.
Permitted Development Rights
Some types of development are already allowed nationally through permitted development rights. These allow certain works to go ahead without a full planning application if conditions and limits are met. If a proposal goes beyond what is permitted, planning permission is needed.
The Planning Application Process
On receiving an application for planning permission, in the first instance, the council will:
- Register the Application
- Publicise It (site notices, neighbour letters, public consultation)
- Allow Comments from Interested Parties (normally 21 days)
- Assess It Against the Development Plan and Other `Material Considerations’
Minor individual planning applications are usually decided within 8 weeks, and major developments within 13 weeks.
Enforcement Action, Planning Appeals and `Call-In’
Planning Enforcement
Councils also enforce planning control, investigating unauthorised development and taking action where needed. Enforcement action should be proportionate, and retrospective applications can sometimes be made.
Planning Appeals
If an application is refused (or delayed), applicants can appeal to the Planning Inspectorate. The executive agency will then act on behalf of the Secretary of State to provide its own determination on the case.
Recovery and Call-In
In a small number of cases, the Secretary of State may:
- Recover an Appeal for Their Own Decision, or
- Call-In an Application for National-Level Determination and a Final Decision
This normally only happens in rare cases for issues of more than local importance. A public inquiry may be required for controversial applications involving legal technicalities when an application is ‘called in’ by the relevant Secretary of State.
Once a final decision is reached, the only way to challenge it further is usually through a judicial review. The process doesn’t look at the merits of the project, but rather whether the local council followed the law correctly.
The Planning System in Wales
Wales’s planning strategy sets out the national rules and goals for development. It creates a framework that local councils must follow when preparing their own Local Plans and deciding planning applications.
The Welsh planning system supports sustainable placemaking, with clear guidelines that ensure local decisions are consistent with national goals.
The Main National Policy Documents
Planning Policy Wales (PPW)
- PPW is the core national planning policy in Wales
- It was first published in 2002 and is regularly updated; the latest version (Edition 11) was published in February 2021 and has been amended to reflect priorities like climate change and sustainable development
- PPW sets out principles and policies that councils must consider during decision-making and preparing local development plans
Planning Policy Wales
- Explains the Purpose of Planning in Wales
- Emphasises Placemaking: Creating Good-Quality, Safe and Attractive Places
- Outlines Sustainable Development Goals
- Covers Other Policies on Housing, Transport, Energy, Retail and the Natural and Historic Environment
Future Wales: The National Plan 2040
Alongside PPW, the Welsh Government has published Future Wales: the National Plan 2040. This national development framework sets out long-term priorities and spatial strategy for the whole of Wales. As Future Wales has development plan status, local planning policies and decisions must be consistent with it. Future Wales aims to:
- Identify Areas for Major Growth and Infrastructure
- Guide Local Planning and Regional Planning Processes
- Help Deliver National Objectives like Sustainable Transport, Strong Local Economies and Climate Action
The Planning System in Wales: National Policy in Practice
Local Plans Must Follow National Policy
Local councils prepare Local Development Plans (LDPs) that set detailed planning policies for their area. This plan-making process must be consistent with both PPW and Future Wales.
When a council decides whether to grant planning permission, it must consider:
- Its Own Local Plan
- Planning Policy Wales
- The National Plan and Other National Guidance
Material Considerations
Factors called `material considerations’ can also be taken into account in decision-making: these include things like traffic impact, design quality, environmental effects and community views.
Key Principles of Welsh Policy
Sustainable Development
At the heart of planning strategy in Wales is the idea of sustainable growth: the government’s planning policies aim to ensure that development today doesn’t undermine the ability of future generations to meet their needs.
This plan-making process includes:
- Building Homes Where They’re Needed
- Supporting Jobs and Services
- Protecting Nature and Cultural Heritage
- Planning Transport to Encourage Walking, Cycling and Public Transport Use
Natural Resources and the Environment
Protecting the natural environment, conservation areas, managing flood risk and conserving biodiversity are central parts of national policy. Planning decisions must safeguard valuable landscapes and habitats while allowing appropriate development.
Reviewing and Updating Planning Rules
The Welsh Government regularly updates PPW and Future Wales to reflect new priorities and changes in law.
The Planning System in Scotland
Planning Policy in Scotland
Planning strategy in Scotland combines national policy and local plans to shape development. It guides decisions about new homes, existing buildings, jobs, infrastructure and protecting the natural and built environment.
The system aims to ensure that development is sustainable, in the public interest and contributes to creating attractive places and quality of life.
Why Does Scotland Have a Planning Policy?
Planning guidelines exist to support:
- Economic Growth
- Sustainable Communities
- Environmental Protection
- Good Quality Places to Live and Work
Key Planning Documents
National Planning Framework 4
The National Planning Framework 4 (NPF4) is the most important national planning document in Scotland. The Scottish government published it in February 2023, and it brings together:
- Long-Term Planning Strategy
- National Planning Policy
- Priorities for Different Parts of the Country.
NPF4 replaces the older Scottish Planning Policy and National Planning Framework 3. It is now part of the statutory development plan, meaning it must be considered in local planning decision-making.
NPF4 sets out spatial principles and priorities for Scotland’s future up to around 2045, with a strong focus on sustainability, climate change and placemaking.
Leadership and Legislation
The planning system in Scotland is shaped by several key laws, including:
- Town and Country Planning (Scotland) Act 1997: the main legal framework for planning
- Planning (Scotland) Act 2019: introduced major reforms to modernise planning.
The Scottish Government leads national policy, supports good practice and oversees the planning system. It also issues additional guidance on specific topics.
Development Plans
A development plan sets out how land should be used in a local area. It identifies:
- Where New Homes, Jobs and Services Should Go
- Areas That Should Be Protected
- Policies That Guide Planning Decisions.
Councils and national park authorities must prepare a development plan regularly (at least every five years). These plans form the basis for deciding planning applications.
Local and National Policy Together
Planning decisions must follow the development plan unless other significant `material considerations’ exist. Material considerations include:
- National Planning Policy (such as NPF4)
- Design Quality
- Impacts on the Environment
- Community Needs and Infrastructure
Development Management
Development management refers to the system of deciding planning applications. This includes:
- Assessing Each Proposal
- Consulting the Public and Other Bodies
- Granting or Refusing Permission
Most proposed development requires planning permission, but some minor applications (like certain house extensions) may be allowed without a full application under `permitted development rights’.
Enforcement
When development happens without the right permission, local authorities have enforcement powers to stop or correct unauthorised works.
Principles of the Scottish Planning Strategy
Scottish policy focuses on three overarching themes:
- Sustainable Places: Proposed developments should be environmentally responsible, support climate goals and preserve nature.
- Liveable Places: Good design, community well-being and accessibility are key aims of planning.
- Productive Places: Planning should support economic growth, infrastructure and services for communities.
The Planning System in Northern Ireland
Planning strategy in Northern Ireland combines regional direction through the Strategic Planning Policy Statement and long-term strategy with local detail in the Local Development Plans. It helps ensure that development supports sustainable communities, protects the environment and reflects both regional and local priorities. Planners and councils must take this policy into account when shaping the places where people live, work and enjoy recreation.
Part 1 of the Planning Act (Northern Ireland) 2011 requires the Department for Infrastructure (DfI) to prepare and co-ordinate these policies to secure the consistent development of land. The Act underpins the planning system and supports a two-tier approach with councils handling most local decisions.
The Strategic Planning Policy Statement
The Strategic Planning Policy Statement (SPPS) is the main set of regional planning policies in Northern Ireland. It was most recently updated with Edition 2, published in December 2025.
The SPPS:
- Sets out policy principles and priorities that apply across Northern Ireland
- Provides the basis for councils to develop more detailed policies in their local development plans
- Is designed to support sustainable projects, balancing social, economic and environmental goals
- Includes updated sections on key topics such as renewable and low-carbon energy.
All planning decisions and local plans must take the SPPS into account. Where the SPPS and older planning policies conflict, the SPPS has greater weight.
Local Development Plans
Each of Northern Ireland’s 11 local councils prepares its own Local Development Plan (LDP). These LDPs:
- Set out detailed planning policies for their council area
- Identify land for housing, business, infrastructure and other uses
- Help planners decide whether development proposals are acceptable
- Must reflect the SPPS and wider strategic priorities.
LDPs are shaped in consultation with local communities and must balance local needs with environmental protection and regional objectives.
Transitional Planning Policy
While councils prepare new Local Development Plans, retained planning policies continue to apply. These include a suite of older Planning Policy Statements (PPSs) and strategies that have been kept in place to ensure continuity. Once a council formally adopts its own plan strategy, the retained policies cease to apply in that area.
Regional Planning Strategy
In addition to the SPPS, policy works alongside the Regional Development Strategy (RDS) 2035. The RDS sets out a long-term vision for spatial development, including housing, transport and economic priorities for the whole of Northern Ireland up to 2035. Councils must take the RDS into account when preparing their local plans.
What Planning Policy Covers
Sustainable Development
A central aim of Northern Ireland’s planning outlook is to support sustainable schemes, ensuring that new development meets current needs without damaging opportunities for future generations. This includes considering housing, jobs, transport and environmental protection together.
Environment and Natural Heritage
Planning policy set by legislation incorporates protections for nature, landscapes and listed buildings. Plans and decisions must consider impacts on priority habitats, wildlife and other natural assets. Where development might harm such features, planners weigh the benefits and harms carefully and may require mitigation or alternatives.
Design, Infrastructure and Movement
Policies also address how buildings and places should be designed, how people and goods should move around and what infrastructure is needed to support communities.
Policy and Planning Decisions
When councils make planning decisions, they must consider:
- The SPPS
- The Relevant Local Development Plan
- Other Material Considerations such as Environmental Impacts, Design Quality, Traffic Effects and Community Views.
The planning system in Northern Ireland means that applications for new development must align with these policies to obtain full planning permission, unless there are strong, evidence-based reasons not to.
Guidance with Navigating the Planning System
It could be that your planning project takes place in England, Wales, Scotland or Northern Ireland. Wherever it is, you need to make sure that you move through the planning process in the correct way, especially as it could affect getting planning permission.
If you need help with getting the right development knowledge or making the correct decision, taking advice from our team would be the best way to go.
Contact Arbtech for Further Information and Advice
The team at Arbtech has helped with countless developments, guiding numerous developers and planners through each stage of the planning process and seeing planning applications accepted by local planning authorities all over the country.
From help with understanding the planning process and general planning advice to working out the next step to take or booking all sorts of surveys to support applications for planning permission, get in touch with us for expert help.
Speak to one of our team today by calling, emailing or filling out a quote form over on our contact page.
