Planning Permission Basics (UK)

Understanding the Planning System

The planning system in England and Wales exists to control development and ensure it happens in appropriate locations. For residential development projects, planning permission is typically required before construction can begin. Understanding how this system works is essential for anyone involved in property development.

Planning permission is granted by local planning authorities, which in England and Wales are usually district councils, unitary authorities, or national park authorities. In East Riding of Yorkshire, applications are determined by East Riding of Yorkshire Council.

Types of Planning Permission

There are two main types of planning permission: outline and full. Outline permission establishes the principle of development without detailed design. Full permission includes all details of the proposed scheme. For most residential developments, full planning permission is sought.

Some minor works may be permitted development and not require planning permission, but this is rare for new residential schemes. It is always advisable to check with the local planning authority or a planning consultant before assuming work is permitted.

Use Classes and Residential Development

Planning law categorises land uses into classes. Residential development falls under Use Class C3 (dwellinghouses). Understanding use classes helps determine whether a change of use requires permission and what type of development is acceptable in a particular location.

In Bridlington and East Riding of Yorkshire, the Local Plan sets out where residential development is expected and what form it should take. This includes allocations for specific sites and policies on design, density, and infrastructure requirements.

The Application Process

A planning application typically includes: location plan, site layout, house type drawings, design and access statement, and supporting technical reports. The local authority will consult neighbours, statutory consultees, and the public before making a decision.

Standard applications should be determined within eight weeks for minor developments, or thirteen weeks for major schemes. However, complex applications may take longer, especially if they require negotiation or additional information.

Common Considerations

Planning authorities assess applications against local and national policies. Key considerations include: impact on neighbours, design quality, access and highways, flood risk, ecology, and contribution to housing supply. For schemes in Bridlington, coastal character and local distinctiveness are also important.

Pre-application advice can help identify potential issues before submitting a formal application. Many local authorities, including East Riding of Yorkshire Council, offer this service for a fee.

Conditions and Obligations

Planning permissions often include conditions that must be met. These might relate to materials, landscaping, or phasing. For larger schemes, Section 106 agreements may require contributions to affordable housing, infrastructure, or open space.

Understanding these requirements early helps with project planning and budgeting. Conditions must be discharged before work can begin, and obligations must be fulfilled as set out in legal agreements.