With large developments springing up across Southwark, it can be helpful to know how proposals get planning permission.
Who can apply for planning permission?
Individuals, small businesses and large businesses can all apply for planning permission.
They will often need to get planning permission when:
- Building something new
- Making a major change to a building
- Changing the use of a building
However, some plans may benefit from Permitted Development which allows some smaller projects, such as extensions, to go ahead without planning permission. Southwark Council provides a free service that can help prospective applicants find out if they need planning permission.
Large developments, such as those covering more than 1000m², will need planning permission.
Southwark Council offers applicants a pre-application advice service. This reduces the risk of planning permission being refused and can save applications time and money.
How do developers apply for planning permission?
Once plans are drawn up, usually with the assistance of architects, solicitors, and following pre-application advice talks with the council, the developer will submit an application.
This might take the form of a Full Planning Application or Outline Planning Application.
Developers prefer to know whether their project is likely to go ahead before committing time and money to it.
Outline Planning Applications give both the developer and the council ‘wriggle room’ by not specifying certain aspects of the development known as reserved matters. These are thrashed out at a later date.
The plans will explain the details of the development proposals including drawings showing the site.
Applications cost a fee. Generally, the bigger the development, the more expensive the application. Fees can cost applicants tens of thousands of pounds. Southwark Council has a planning application fee guide.
Who do they apply to?
Applications can be submitted through the planning portal.
The application is processed by council workers and given to a case worker. The application is then published online.
You can see the full range of projects seeking planning permission through Southwark’s Planning Register.
How are planning applications assessed?
There will be a formal consultation process that lasts 21 days where the council identifies and consults numerous groups.
The council must also publicise planning applications through:
- A site notice
- A press notice
- Neighbour notification letters
Local residents can then comment on the plans with regard to material considerations. These can include but are not limited to:
- Loss of privacy
- Loss of light
- Parking and traffic
- Noise
- Layout and design of building
- Effect on listed buildings and conservation areas
- Design, appearance and materials
- Nature conservation
- Planning policies
Commenting on the planning register is a good way of making sure your voice is heard. But you can also email the case officer, whose name is on the planning register application. Comments can also be sent by letter to the council.
How do they decide if it gets approved?
Developments of ten or more new homes, or covering 1000m² will have to go before a council committee before they are approved.
Before that, a council officer will review comments, national policy, regional policy, local development plans and other material planning considerations relevant to the proposal. After this, they will recommend to the council whether the plans should be approved or refused. Their recommendation is not legally binding.
The application will then be presented to either a planning committee or planning sub-committee. These committees are made up of local councillors. They are generally reflective of the political make-up of the borough.
For example, Southwark has 63 councillors. 52 are Labour councillors and 11 are Liberal Democrats. Southwark’s Planning Committee contains eight councillors, comprised of seven Labour councillors and one Liberal Democrat.
At the meetings, a council officer will outline the proposal. Objectors are given five minutes to express their concerns, the applicant responds to issues raised and a planning officer concludes the presentation by summarising the main issues from their report and presentations.
The councillors will then take a vote. For an application to be approved, it needs a simple majority meaning more than half must vote in favour.
If a proposal is rejected, the applicant may be able to resubmit their application for no additional fee through a ‘Free Go’ application. This can only be used once.