What is planning?

Planning is about how we plan for, and make decisions about, the future of our cities, towns and countryside in order to create better places to live.

The planning system is needed to control development in your area.

Over time, a formal way of making these decisions was set up leading to the establishment of the local planning authorities who are now responsible for deciding whether a development - anything from an extension on a house to a new housing estate - should go ahead.

The local planning authority usually means the district or borough council and not the parish or town council.

The plan-led system

The planning system in England and Wales follows a plan-led system. This involves preparing plans that set out what can be built and where. The plan-led system is supported by legislation which is regularly updated and there are currently two main levels of plan.

• Regional Spatial Strategies - each Regional Planning Body (such as the north-east of England) is preparing a Regional Spatial Strategy. This will identify things such as how many homes are needed to meet the future needs of people in the region, or whether the region needs a new major shopping centre.
• Local Development Frameworks - Each local planning authority is preparing a Local Development Framework. This sets out how your local area may change over the next few years.

Sustainable communities

All plans must take account of the sustainable needs of future communities. They must take account of the environment as well as setting out the sorts of development needed to help people live and work in the area.

Development control

Most new buildings or major changes to existing buildings or to the local environment need consent which is known as planning permission. Each application for planning permission is made to the local planning authority for the area (see our factsheet on Making a Planning Application for more information).

The application must include enough detail for the authority to see what effect the development could have on the area.

If the planning application is in line with the approved plan, the applicant can usually expect to receive planning permission within eight weeks for householders. Approval for larger, commercial developments often takes longer.

Some types of minor building work, such as a small extension, do not need planning permission and this is known as permitted development.

The effect of these developments on neighbours or the environment is likely to be small, and the government has issued a general planning permission to authorise them (see our factsheet on Permitted Development for more information).

Special protection

Some areas have special protection against certain developments because they contain attractive landscape (like national parks), ancient monuments or because we need to control the spread of towns and villages into open countryside (like the greenbelt).

Some buildings are specially protected or listed because of their architectural or historic interest.

Planning permission is more tightly controlled for these areas and buildings and permitted developments rights are often either reduced or withdrawn. 

Getting involved

Most people only come into contact with the planning system when decisions have to be taken about whether something can be built in their area.

However, it is also important that individuals and communities get involved when local or regional plans are prepared so that you can have a say in how you would like your community to be planned.

All members of the community (you, businesses, community groups and other members of the public) can contribute to the process of preparing plans.

More information about planning in your area

The planning system can look complicated and can put people off getting involved in the planning process. If you want your views to count, then you will need to make yourself heard.

For specific information about your own area, your local council website or the Planning Portal website are good places to start.

For personal contact , the staff in your local planning authority are always there to help.You can also contact the following:

• Planning Aid - a charity set up by planners to offer free and unbiased advice.
• Professional advice, such as from a qualified planning agent or consultant.
• Your local elected councillor or Member of Parliament.
• The Commissioner for Local Administration if you feel that the local council has made a mistake in its decision-making process.