ARCHITECTS FROM LONDON Prior Approval
Applications for Residential Projects
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Prior Approval Applications for Residential Projects
Some types of development can be carried out under permitted development rights but still require the local planning authority to approve certain details before work begins.
This process is known as prior approval.
It is different from a full planning application because the authority is usually limited to assessing specific matters set out in the relevant permitted development rules.
Tholos can help prepare the drawings and supporting information required for prior approval applications and establish whether this is the correct route for your project.
Prior Approval explained
What Is Prior Approval?
Prior approval is a planning process used for certain categories of permitted development.
Instead of asking the local authority to assess the entire project against normal planning policy, the authority considers only the matters identified within the relevant permitted development right.
Depending on the type of project, these may include:
- impact on neighbouring properties
- transport and highways
- flooding
- contamination
- external appearance
- design
- natural light
- noise
- other specific planning considerations
The requirements vary considerably depending on the development being proposed.
Prior Approval
Is Prior Approval the Same as Planning Permission?
No.
A full planning application allows the local planning authority to consider the proposal against the wider planning framework.
Prior approval is narrower.
The principle of the development may already be allowed through permitted development rights, but the authority still needs to approve certain specific aspects before the work can proceed.
This distinction is important because the application process, information required and matters that can be considered may all be different.
Prior Approval
Is Prior Approval the Same as Planning Permission?
Prior approval is a planning process used for certain categories of permitted development.
Instead of asking the local authority to assess the entire project against normal planning policy, the authority considers only the matters identified within the relevant permitted development right.
Depending on the type of project, these may include:
- impact on neighbouring properties
- transport and highways
- flooding
- contamination
- external appearance
- design
- natural light
- noise
- other specific planning considerations
The correct route should therefore be established before drawings or applications are prepared.
Prior Approval
When Might Prior Approval Be Required?
Prior approval can apply to several different types of development.
For residential property owners, one of the most familiar examples has historically been certain larger home extensions where the relevant permitted development process requires neighbour consultation.
Other prior approval routes can relate to matters such as:
- changes of use
- additional storeys
- demolition
- certain agricultural or commercial development
- telecommunications infrastructure
- solar equipment
- other development covered by specific permitted development rights
The exact rules depend on the type of development proposed and the planning legislation applying to the property.
Prior Approval
Prior Approval for Larger Home Extensions
Certain larger home extensions may fall within a permitted development route that requires the local authority to follow a prior approval process.
Depending on the applicable rules, the authority may notify adjoining owners or occupiers and consider the impact of the proposed extension on neighbouring amenity.
The drawings need to show the proposal clearly, including relevant dimensions and its relationship with the existing property and neighbouring homes.
Typical information may include:
- existing floor plans
- proposed floor plans
- existing elevations
- proposed elevations
- extension depth
- extension height
- eaves height
- boundaries
- neighbouring relationships
- site information
Prior Approval
What Drawings Are Needed for Prior Approval?
The exact drawing requirements depend on the prior approval route being used.
A residential application may require some combination of:
- location plan
- site plan
- existing floor plans
- proposed floor plans
- existing elevations
- proposed elevations
- roof plans
- sections
- dimensions
- site relationships
- supporting statements
The drawings should clearly demonstrate the development being proposed and address the matters the local authority is entitled to assess.
Existing and Proposed Plans
Existing and proposed plans are often important because they make the scale of the change easy to understand.
They can show:
- the current property
- the proposed development
- altered room layouts
- extensions
- changes to openings
- additional floors
- changes in footprint
Where the development is subject to dimensional limits, accurate plans can also help demonstrate compliance with the relevant permitted development rules.
Neighbour Consultation
Some prior approval procedures involve consultation with neighbouring properties.
Where this applies, the local authority may notify adjoining owners or occupiers and give them an opportunity to comment.
The authority’s ability to consider those comments is usually limited to the matters covered by the relevant prior approval process.
For example, the assessment may focus on the impact of a proposed extension on neighbouring amenity rather than reopening every aspect of the design for consideration.
Prior Approval
What Does the Local Authority Assess?
This depends entirely on the particular permitted development right.
The authority may be limited to assessing matters such as:
- impact on adjoining properties
- overlooking
- loss of privacy
- daylight
- external appearance
- transport impact
- flooding
- contamination
- noise
For another type of prior approval, the list may be completely different.
This is why prior approval applications should be prepared specifically for the route being used rather than treated as simplified planning applications.
Prior Approval
Prior Approval and Design
Although permitted development may establish the principle of the development, design can still matter.
Where external appearance or impact on neighbouring properties forms part of the assessment, drawings need to communicate the proposal carefully.
This may involve considering:
- height
- scale
- proportions
- windows
- materials
- relationship with neighbouring buildings
- roof form
Resolving these matters before submission can reduce the risk of avoidable objections or requests for clarification.
Prior Approval
Prior Approval vs Lawful Development Certificate
These are two different planning processes.
A Lawful Development Certificate asks the local authority to confirm that development is lawful.
Prior approval is required where a particular permitted development right says that specified matters must first be approved by the authority.
Some projects may therefore need prior approval rather than an LDC.
Others may benefit from a Lawful Development Certificate where prior approval is not required.
Can I Apply for a Lawful Development Certificate After Prior Approval?
Depending on the circumstances and development route, formal evidence confirming the planning status of the completed or proposed work may still be useful.
However, whether a Lawful Development Certificate is appropriate depends on the specific project and what has already been approved.
The planning route should be considered as a whole rather than submitting multiple applications unnecessarily.
Does Prior Approval Guarantee the Project Can Be Built?
Not necessarily.
Even if prior approval is granted, other requirements may still apply.
These can include:
- Building Regulations
- structural design
- Party Wall requirements
- leasehold consent
- restrictive covenants
- drainage approvals
- other technical or legal requirements
Planning status is only one part of preparing a project for construction.
Prior Approval
Prior Approval and Building Regulations
Prior approval does not replace Building Regulations approval.
A project may be acceptable under planning legislation but still need to comply with technical requirements relating to:
- structure
- fire safety
- insulation
- ventilation
- drainage
- accessibility
- glazing
- electrical safety
- other construction standards
These should be addressed separately before or during the construction process, depending on the approval route used.
Prior Approval and Structural Design
Where the proposal involves extensions, additional floors, structural openings or significant alterations, structural design may also be needed.
This can include:
- foundations
- beams
- columns
- roof alterations
- floor strengthening
- structural openings
- connections with the existing building
Architectural and structural information should be coordinated before construction begins.
Prior Approval
What Happens After a Prior Approval Application Is Submitted?
The local authority reviews the application against the specific matters allowed under the relevant permitted development legislation.
Depending on the route, the process may include:
- validation
- neighbour notification
- consultation
- assessment of submitted drawings
- requests for further information
- formal decision
Different prior approval routes have different procedures and timescales.
It is therefore important to identify the correct process before submission.
Can Prior Approval Be Refused?
Yes.
Prior approval may be refused if the local authority considers that the proposal is unacceptable in relation to one or more of the specific matters it is permitted to assess.
It may also fail if the proposal does not satisfy the underlying permitted development requirements.
If that happens, possible next steps may include:
- revising the proposal
- making a new prior approval application
- applying for planning permission
- considering an appeal where appropriate
The correct response depends on the reason for refusal.
What If My Project Does Not Qualify for Prior Approval?
If the work falls outside the permitted development route, you may need to submit a normal planning application instead.
That does not necessarily mean the design cannot proceed.
It simply means the proposal needs to be assessed through a different planning process.
Prior Approval
Prior Approval and Pre-Application Advice
For some more complex proposals, particularly where the correct planning route is uncertain, pre-application advice may help clarify the local authority’s likely approach.
This may be useful where:
- the property has a complicated planning history
- several permitted development routes might apply
- the proposal is close to dimensional limits
- the site is sensitive
- the project involves unusual development
Pre-application advice does not guarantee approval, but it can help identify potential issues before a formal submission is made.
Prior Approval
From Prior Approval to Construction
Once the planning route has been resolved, the project may still need to progress through several technical stages.
Depending on the work, these may include:
- detailed architectural drawings
- Building Regulations
- structural design
- technical construction drawings
- specifications
- tender information
- builder quotations
- construction
Receiving prior approval does not automatically mean the project is ready to hand to a builder.
Prior Approval
Already Have a Prior Approval Decision?
If prior approval has already been granted, Tholos can review the approved drawings and help establish what information is still required before construction begins.
If the application has been refused, we can also review the project information and help identify what the next appropriate route may be.
Need Help With Prior Approval?
Tell us what you are planning, what type of property you have and what information or approvals are already in place.
We can help establish whether prior approval is relevant and prepare the drawings and supporting information needed for the application.
Client experience
"
Lorem ipsum dolor sit amet, consectetur adipiscing elit. We had a vision for our home but no idea how to realise it. Tholos Interiors took complete ownership of the project — every detail was considered, every decision explained. The result exceeded everything we had imagined.
– Lawrence Ipsum, Homeowner · London –
Frequently Asked Questions
Do all permitted development projects need prior approval?
No. Some permitted development can proceed without prior approval, while other categories specifically require it.
What drawings are needed for prior approval?
This depends on the type of development, but applications can require floor plans, elevations, site plans, sections and accurate dimensions.
Can neighbours object to a prior approval application?
Some prior approval procedures include neighbour consultation. Whether and how neighbour comments can affect the decision depends on the particular prior approval route.
Does prior approval replace Building Regulations?
No. Building Regulations are separate and may still apply.
What happens if prior approval is refused?
You may be able to revise the proposal, submit another application, apply for full planning permission or consider an appeal, depending on the reason for refusal.
Can Tholos prepare a prior approval application?
Yes. We can review the project, identify the likely planning route and prepare the architectural drawings and supporting project information required.
Disclaimer
This article is part of a series created by our dynamic marketing team for informational purposes only. While we strive to review all content thoroughly, occasional oversights may occur, even after publication. Therefore, we cannot accept liability for any interpretations or use of the information provided. For the most up-to-date information or to report any discrepancies, please contact us at hello@tholos-architects.com.
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