A planning application must progress through various stages of the local authority system. Professional planning application support can ensure compliance with policy and increase chances of success.
Last updated: March 2026
Editor at Arbtech, Rob is a content specialist who manages our ecology and arboriculture services copy to ensure it is accurate, up to date, and insightful for current and future clients.
Working through the planning application process doesn’t have to be a mystery. To get your project off the ground, you need to follow a clear path from your initial concept to a final decision.
We’ve broken down the four essential stages you’ll encounter:
Pre-Application Advice: Why it’s smarter to check feasibility before you spend a penny.
Submission Essentials: What you need to avoid common delays on the planning register.
Specialist Documentation: From ecology and tree surveys to BNG, we identify the reports your site might require.
The Assessment Window: Understanding how long officers take to reach a decision and what they look for.
Whether you are navigating local policies or technical constraints, we provide the expert, no-nonsense advice you need to simplify the complex. Check out the full guide to ensure your application is solid from day one.
Submitting a planning application can feel daunting if you are unfamiliar with the system. Whether you are a homeowner extending your property, a developer promoting land, or a commercial client delivering a larger scheme, understanding the planning process is essential.
At Arbtech, we provide clear, practical planning application guidance from start to finish. Below, we outline how a planning application typically progresses, what to expect at each stage and how professional planning application support can improve your chances of obtaining planning permission.
Before submitting a formal application, it is often beneficial to seek pre application advice from the local planning authority.
So, what is pre application advice? It is an informal process where you present outline proposals to the council and receive feedback before submitting a formal application for planning permission. This can help identify potential policy conflicts, clarify permitted development, planning history, older applications, technical requirements or design concerns early on.
Clients often ask: is pre application advice confidential? In most cases, yes. Pre-application discussions are typically not made public in the same way as a formal planning application, although this can vary between authorities.
Seeking an early planning application view does not guarantee planning permission, but a planning application view can significantly reduce risk, clarify expectations and shape a stronger proposal. As experienced planning application consultants, we regularly manage this stage on behalf of our clients.
Once the proposal has been refined, the next step in the planning application process is preparing and submitting the formal planning application form and documentation onto the online planning register. (The copyright owner of a planning application is usually the creator rather than the applicant.)
A valid planning application submission requires specific forms, ownership certificates, supporting statements and the correct planning application fees. Accuracy at this stage is essential, as errors can delay validation and extend overall planning application timescales.
Understanding what a planning application is in practical terms is important here: it’s a formal request for permission to carry out development, assessed against national and local planning policy. A complete and policy-led submission onto the online planning register forms the foundation of a successful outcome.
Most planning applications require specialist reports to address environmental, technical or policy considerations. These may include ecology surveys, tree surveys, flood risk assessments, transport statements, heritage statements and biodiversity net gain assessments.
High-quality planning application drawings are also critical. Site plans, location plans, elevations and design layouts must be accurate, scaled correctly and aligned with policy requirements.
At Arbtech, our in-house team provides comprehensive services for applications, including the coordination and preparation of supporting reports. Our planning application consultant team works closely with clients, architects and local authorities to ensure that all documentation is proportionate, compliant and professionally presented to the online planning register.
By integrating specialist input early, we streamline the process to help achieve planning permission.
After submission, the council validates the application on the planning register and begins its consultation process. Neighbours, statutory consultees and internal departments may be invited to view planning applications and comment.
During this period, a planning officer will assess the proposal against policy, review technical documentation and consider any representations received. Ongoing communication is often required and minor amendments may be requested on the planning portal. Each application is given a reference number and information submitted will be published online to enable members of the public to view and comment on application details. A decision will be made by delegated powers or a planning committee.
Proactive monitoring can positively influence outcomes. We track applications, liaise with case officers and respond to queries for extra information where necessary to keep applications moving forward.
Every site presents unique constraints. Green Belt designation, conservation areas, listed buildings, flood zones, planning history, access limitations and ecological sensitivities can all influence the determination of a planning application.
Policy compliance, design quality and supporting evidence are key considerations in the planning process. Early due diligence helps identify risks and informs a realistic development strategy.
Planning application fees are set nationally in England and vary depending on the type and scale of development proposed.
In addition to statutory fees payable to the local authority, applicants should also budget for professional planning application costs, including surveys, reports and consultant fees. Investing in professional input at the outset often reduces overall risk and prevents costly refusals or appeals.
The determination of a planning application is governed by planning legislation, national planning policy, the planning inspectorate and local development plans. Decisions must be made in accordance with the statutory framework unless material considerations indicate otherwise.
Understanding the legal context behind a planning application ensures that submissions are robust, policy-aligned and defensible. Our team provides clear planning application advice grounded in current legislation and best practice.
For most applications, the standard timescales are typically eight weeks for householder and minor applications and thirteen weeks for major developments. However, this can vary depending on complexity, consultation requirements and planning committee workload.
Delays often arise from invalid submissions, missing reports or late responses to officer queries. Effective project management helps maintain momentum throughout the planning process.
If you need help with a planning application in terms of preparation or strategy, professional support can make a measurable difference. From feasibility reviews to full project coordination, we guide clients through each stage with clarity and confidence.
Our tailored planning application support ensures that proposals are policy-compliant, evidence-based and professionally presented.
Arbtech provides a comprehensive range of services relating to planning applications, including:
Our integrated approach streamlines the planning application process and reduces risk at every stage.
Our experienced planning application consultant team works across residential, commercial and mixed-use projects nationwide. As trusted planning application consultants, we combine technical expertise with a practical understanding of local authority expectations.
We pride ourselves on delivering clear communication, realistic advice and measurable results.
If you are preparing to submit a planning application and the above guidance is relevant, seeking early planning application advice can improve certainty and save time.
At Arbtech, we provide honest, strategic and commercially aware planning application guidance tailored to your site and objectives. Whether you require full project management or targeted technical input, our team is here to help you achieve planning permission.
Contact Arbtech today to discuss your project and receive expert, reliable advice from planning application consultants.
Arbtech are your best asset when it comes to getting planning permission for your project. We cover the whole of the UK and we are waiting to get started on your project...
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