Planning Application Process Guide | Cardiff Step-by-Step Support
Understanding the Planning Application Process
The planning application process involves multiple stages, each critical to securing approval. Below, we break down the 7 key steps, incorporating national guidelines and local authority requirements for Cardiff, South Wales, and South England.
1. Pre-Application Advice
Why it matters:
Identifies red flags early (e.g., conservation area restrictions or flood risks).
Improves approval chances by aligning with local policies.
Saves time/money by avoiding invalid applications.
How it works:
Most councils (including Cardiff, Vale of Glamorgan, and South England authorities) offer paid pre-app services.
Receive a non-binding letter outlining key considerations.
Optional site meetings with planning officers (available in most regions).
2. Application Preparation
Required documents:
Location plans (1:1250/1:2500 scale with red/blue boundaries).
Design & Access Statements (mandatory for major projects).
Specialist reports (e.g., flood risk, ecology, or heritage assessments).
Local Validation Lists:
Each council publishes specific requirements. For example:
Cardiff: Requires tree surveys for sites with mature vegetation.
South England: Often needs Sustainable Drainage (SuDS) reports.
3. Submission & Validation
Key steps:
Submit via the Planning Portal (England/Wales) or council websites.
Pay fees based on project type (e.g., £462 for householder apps in England).
Validation timeline:
Councils check completeness within 5-10 working days.
Invalid apps are paused until missing info is provided.
4. Consultation & Publicity
Statutory requirements:
Neighbour notifications: Letters sent to adjoining properties.
Site notices: Displayed for 21 days (minimum).
Press ads: Required for major developments.
Who gets consulted:
Statutory bodies: Highways Agency, Environment Agency.
Local groups: Parish councils, heritage societies.
5. Site Visit & Assessment
What happens:
Case officer inspection: Checks site constraints (e.g., trees, access).
Policy review: Assesses against local plans (e.g., Cardiff’s RLDP).
6. Decision Making
Timelines:
Householder apps: 8 weeks (standard).
Major developments: 13 weeks.
EIA projects: 16 weeks.
Decision types:
Delegated: Approved by senior officers (most cases).
Committee: Required for controversial/large-scale projects.
7. Post-Decision Actions
Approvals:
Conditions: Typically 3-5 per permit (e.g., materials approval).
Section 106 Agreements: For infrastructure contributions.
Refusals:
Appeal options: Written representations, hearings, or inquiries.
Deadline: 6 months (householder) or 12 weeks (adverts).
Local Authority Variations
| Council | Pre-App Fees | Key Requirements |
|---|---|---|
| Cardiff | £300-£1,500[^local^] | RLDP compliance, One Planet sustainability |
| Vale of Glamorgan | £150-£2,000 | Heritage statements for conservation areas |
| South England | £50-£3,000 | SuDS compliance, CIL forms |
Why Choose Our Planning Support?
CIAT-accredited experts with regional council experience.
95% validation success rate for first-time submissions.
Fixed-fee packages covering pre-apps to appeals.
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