Perplexed by planning? Here’s everything you need to know about the planning process in one place.
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What is a Local Planning Authority (LPA)?
Your Local Planning Authority is usually your local council’s planning department. They're responsible for deciding whether development proposals, like new buildings, changes of land use, or intensive livestock units, get permission to go ahead.
What powers do LPAs have?
LPAs can:
- Approve or reject planning applications
- Impose conditions on developments
- Enforce planning breaches (if something is built or operated without permission)
They make decisions based on local planning policy, national planning guidance (like the National Planning Policy Framework, or NPPF), and what are called material planning considerations (such as traffic, pollution, landscape impact, etc.).
What are the stages of a planning application?
- Submission: Developer submits the application.
- Validation: LPA checks all documents are in order.
- Public consultation: Local residents and organisations are invited to comment (usually 21 days).
- Assessment: Planning officers review the application and write a report.
- Decision: Either delegated to officers or referred to the planning committee for a vote.
- Outcome: Approved, approved with conditions, or refused.
How do I object to an application?
Public consultation is a core part of the planning process and anyone can submit a comment - you don’t need to live next door or be a planning expert. Your response becomes part of the public record and can influence whether the development is approved, amended, or refused.
You can usually submit your objection or comment online through your local council’s planning portal, by email, or in writing. Be sure to include the application reference number and stick to planning-related concerns (see our Activist Toolkit for help with this). Even if it's unclear when the official consultation period or if it's ended - it's still important to submit a comment as councils are obliged to take all relevant information into account in their decision.
How can I register to speak at a planning committee meeting?
If the application goes to committee, most councils allow members of the public to register to speak. You usually have to:
- Register in advance (sometimes up to 2–3 working days before the meeting)
- Stick to a strict time limit, often just 2–3 minutes
- Focus only on planning-related concerns
Check your council’s website or call the planning department to confirm the rules.
What is the Planning Officer’s Report?
This is the written report produced by the council’s planning officer. It:
- Summarises the application
- Reviews policy compliance
- Considers public objections
- Recommends approval or refusal
Councillors often base their decisions on this report, especially if they’re not experts on the subject. However, a recommendation in the officers report does not always align with the final decision made at committee meetings – that is up to the elected councillors to decide.
Who makes the final decision?
- For smaller or less controversial applications, the planning officer can decide under “delegated powers.”
- For larger, complex, or contentious applications, the decision goes to a planning committee of elected councillors.
In rare cases, national bodies (like the Planning Inspectorate or even the Secretary of State) can get involved, usually during appeals or major infrastructure developments.
Can I appeal a planning decision?
You can’t appeal if you're a member of the public and the application is approved. Only the developer has the right to appeal if their application is refused.
However, you can:
- Request a judicial review (in cases e.g. if the process was legally flawed). Environmental campaigners have had success challenging developments via judicial review - River Action recently brought a judicial review against Shropshire Council for alleged unlawful decision making in respect of a chicken mega-farm.
- Get in touch with us and continue campaigning, especially if there are permit breaches, conditions not met, or new planning applications follow later.
Is the planning system the same across the UK?
No. Planning is a devolved matter, which means each of the four UK nations has its own system, policies, and processes. While the overall purpose is similar, managing land use and development - the rules, decision-makers, and terminology - can vary.
England
- Governed by the National Planning Policy Framework (NPPF).
- Local Planning Authorities (usually district, borough or unitary councils) decide most applications.
- Strong focus on local plans and "presumption in favour of sustainable development."
Scotland
- Planning is governed by the Town and Country Planning (Scotland) Act and national policies like NPF4.
- Local councils and Scottish Ministers can make decisions.
- Third parties can’t appeal approved applications, but the public has the right to be consulted.
Wales
- Uses a unified planning framework called Planning Policy Wales (PPW).
- Decisions made by local planning authorities and Planning and Environment Decisions Wales (PEDW).
- Emphasises sustainable development and wellbeing under the Well-being of Future Generations Act.
Northern Ireland
- Guided by the Strategic Planning Policy Statement (SPPS).
- Most decisions made by local councils, but Department for Infrastructure handles regionally significant projects.
- Public participation is encouraged but decision-making is more centralised than in other nations.
Are there changes coming to the planning system?
Yes. In England, the planning system is undergoing significant reforms under the Planning and Infrastructure Bill, introduced in March 2025. These changes aim to accelerate development, particularly for housing and major infrastructure projects, and are expected to come into full effect over the next two years.
