Planning Stages Timeline
In order to optimise results from a potential development oppotunity it is vital to understand the various processes that are involved, to devise and apply the optimal strategy, to exploit opportunities and to avoid pitfalls.
Every opportunity has different characteristics and demands different strategies. Each project will require some planning involvement, from ensuring existing permission is optimal to taking the project all the way through the planning system. As Strategic Development Consultants, determining the right planning input and the right parties to undertake this work is our expert, professional role.​
The diagram below shows some of the key planning policy milestones and the key activities within a project if applicable at that time. Many strategic projects will encompass all of these stages, whereas more immediate projects will either already have a Local Plan allocation, or not require one in order for a planning application to be made. To find out where your land or property might fall within the planning process please contact us for a confidential discussion.
Steps, Stages and Options
Planning System
Local Plan Preparation
Evidence gathering and call for sites
Issues and Options public consultation - 'Reg 18'
Draft local Plan consultations - 'Reg 19'
Submission of Draft Plan to Planning Inspectorate
Local Plan Adopted
Formal Pre-application discussions, potential Planning Performance Agreement
Planning Application Process
Planning application received and assessed
Planning officer recommendations, application decided under delegate powers or by planning committee
Resolution to Grant, followed by Section 106 negotiations
Planning Permission Issued
Judicial Review Window
Project Stages
Project Activity
PROMOTION STAGE
PLANNING STAGE
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Assess Owner's portfolio to identify opportunities and understand Owner objectives
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Initial contact with LPA to understand Local Plan objectives
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Examine existing policies and plans
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Appoint Promotion Partner to undertake Promotion Activity discussion.
Assess feasibility of Planning application prior to site allocation:
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where local plan is out of date
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where development is consistent with existing policies
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where development is consistent with Neighbourhood Plan
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where permitted development rights may allow development
Promotion Activities:
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Engagement with LPA, Lobbying key stakeholders
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Promotional materials, vision documents, development briefs
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Technical site investigations e.g. ecology, landscape, highways, flooding etc.
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Proactive and reactive engagement with objectors, secure scheme advocates
Secure Allocation in the Local Plan for the site
Revisit Project Strategy
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Explore appointing house builder to undertake planning
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Ensure Development Agreement optimal
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Agree planning strategy and development composition
Where appropriate, a PPA can be used to structure the timescales, actions and costs of the application process.
Planning application drafted:
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masterplans, design and access statement, environmental statements, highways and infrastructure, landscape and visual impact assessments, design codes, flood risk assessments, biodiversity net gain assessments and mitigations, infrastructure design, statements of community involvement etc.
Submit planning application
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The application may be 'Full' or Outline, with details Reserved for later confirmation
If Application refused or not determined in acceptable timeframe then investigate formally appealing decision
If a housebuilder is already involved in the project then sale contract and price negotiations commence.
If no housebuilder involved then marketing strategy devised and agreed to secure the best possible outcomes for the landowner.
Post planning works - e.g. insurance, 3rd party land options, consultant report assignments, obtaining vacant possession of the land
Completion typically subject to expiry of JR period and obtaining vacant possession.
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Ongoing monitoring of land to ensure deferred payments, uplift and overages, repayment of section 106 contributions, where appropriate.
COMPLETION
If you would like to discuss the optimal process of progressing your development project please contact Hambleden for a no-obligation discussion. Email us on enquiries@hambleden.co.uk or call George Newcombe on 01491 714 071