Planning application descriptions should be:
- accurate,
- clear, and
- precise.
Applicants can include more detailed information within the supporting documents.
Why is the description important?
The description is used by the council to notify neighbours and consultees. The purpose of the description is to explain what is being applied for with sufficient clarity. This is so that a person who is not familiar with the site can understand your proposal.
If a description does not accurately or concisely describe the proposed development:
- Minor amendments - the Validation Officer will amend the description;
- For other amendments - the Validation Officer will seek approval before the application can be validated.
What not to include in the description
Descriptions should identify all parts of the proposal needing planning permission.
They should not:
- include irrelevant details (see examples below)
- justify the proposed development
- include the site addresses
- Include personal or sensitive information e.g. names, ages or medical conditions
- include any manufacturer names. Common examples include: Velux windows should be roof lights. Portacabin should be temporary or movable building.
Examples by application type
We have provided good practice examples to help you describe your development proposal.
Householder applications
Extensions
Include the key elements, scale and location of the proposal:
- Two storey extension to rear and single storey extension to side
- First floor extension to rear
- Part single storey, part two storey extension to side
- Dormer window extension to front/side/rear
- Hip to gable roof extension with dormer windows to front and rear
- Convert existing integral garage into habitable living space; single storey side extension forming double garage; new dropped kerb to front
- Single storey extension to side to form residential annexe
Garages/outbuildings
State the scale, purpose and location of the building:
- Detached single/double garage to rear
- Detached single storey residential annexe
Access
State the type of access and location:
- New vehicular/pedestrian access to Station Road
Gates, walls and fences
State the height, materials, type of boundary treatment and location:
- 1.5 metre high fence to rear boundary
Residential developments
Full applications
State the type and number of units:
- Construction of one dwelling (and garage)
- Construction of 24 dwellings and new vehicular access off Kings Road
Demolition works
Demolition works require planning permission. Please include demolition of an existing building(s) in the description:
- Demolition of existing dwelling and construction of one dwelling
Outline applications
State the number of units proposed (where known), size of the site and the matters to be considered:
- Outline application for residential development of land (site area 1.0 ha) with all matters reserved
- Outline application for residential development of land for up to 24 dwellings with all matters reserved
- Outline application for residential development of land including (delete as applicable) layout, scale, appearance, landscape and access
Reserved matters
Specify the matters to be considered:
- Reserved matters application for 50 dwellings approved by outline permission (enter outline reference) including layout, scale, appearance, landscape and access (delete as applicable)
- Reserved matters application including layout, scale, appearance and landscaping for 28 dwellings (pursuant to outline approval PAxx/xxxxx
Permission in Principle applications
The amount of residential development must be expressed as a range, indicating the minimum and maximum. This must take into account any existing dwellings on the site.
- Permission in Principle for construction of one dwelling (minimum 1, maximum 1).
- Application for Permission in Principle for the construction of affordable-led housing development (minimum 4, maximum 6)
If the development includes non-residential development, the description must include:
- the type of development (for example by indicating the use classes of the buildings or land) and
- the scale of development
Change of use applications
State both the existing and proposed use. Including the relevant use class as set out within the Town & Country Planning (Use Classes Order) 1987 (as amended).
You can find a list of use classes on the Planning Portal.
Planning Portal list of use classes
Please include any other key external alterations and extensions:
- Change of use of use from hotel C1 to dwelling house (C3)Industrial, commercial or other premises
Non-residential developments
New buildings
State the scale and purpose of the building:
- Single storey office block for light industry and office use
- Part single and part two storey warehouse building
- New general purpose agricultural building to include housing of livestock
- Community sports centre with flood lit artificial sports pitch, car park and formation of vehicular access
Extensions
State the nature, scale and location of the proposal in relation to the existing building(s):
- Single storey extension to industrial premises to form offices
- Second floor extension to office
- Single storey rear extension to shop
External alterations
State the nature and location of the alterations:
- Installation of windows to rear elevation and walling up of existing openings to side/front/rear elevation
- Installation of air conditioning unit to rear elevation
- Installation of shop front
- Replacement shop front and (material) (type) external security shutters
- Alterations to shopfront
Advertisements
It is important that applications for advertisements clearly indicate which advertisements will be illuminated i.e. internally or externally. State the type of sign(s), the position they will be installed on the building and whether they will be illuminated. You also need to state how they will be illuminated and the location:
- Three 48 sheet hoardings on Falmouth Road frontage
- One externally illuminated projecting sign to front elevation
- Six internally illuminated fascia signs to the front and side elevations
- One non illuminated banner sign to front elevation
- Four freestanding flag advertisements on the forecourt
Listed building consent
When a proposal includes works to a listed building, you should include the alterations and/or extensions that require listed building consent. Any internal demolition works that require listed building consent should also be specified:
- Single storey extension to rear
- External alterations including single storey rear extension and installation of rooflights to front and rear
- Internal alterations including installation of replacement staircase and removal of load bearing wall
- External and internal alterations including replacement windows, formation of door and window openings and changes to internal layout
Applications to amend an existing planning permission
Variation or removal of an existing planning conditions(s) (S73)
- (Insert existing approved description) without compliance with Condition (insert condition number (s)) of decision notice (insert decision number) dated (insert date on decision notice)
Holiday use to residential
- Use of existing building as a dwelling
Amendments to an existing planning permission (full application)
Specify the planning permission reference and the proposed changes:
- Amendment to design of house type on Plot 1 (revised details to planning permission PAxx/xxxxx)
- Change of use, alteration and extension of agricultural building to form dwelling and formation of vehicular access (revised details to planning permission PAxx/xxxxx)
Non material amendments
- Non-material amendment in relation to decision notice (insert decision number) dated (insert date on decision notice) for (insert what you are seeking to change)
Other
Application for the submission of details
- Submission of details to discharge condition(s) (insert condition number (s)) in relation to Decision notice (insert decision number) dated (insert date on decision notice)
Certificate of lawfulness applications
Descriptions must include:
- Which certificate is being applied for i.e. existing or proposed;
- Describe what the certificate is seeking to achieve i.e. works carried out are lawful or works to be carried out would be lawful;
- Describe precisely what is being applied for and not just the use class;
- Fully describe any works carried out;
- Where seeking confirmation of commencement of a permission, include the expiry date of that permission
Retrospective applications
Where all or part of the proposal has been built this should be clearly referred to in the description as “retrospective”:
- Retrospective application for the erection of a single storey side extension
Self and custom build developments
If you are seeking to use the self and custom build exemption for BNG, the description of development must include ‘self and custom build’.
- Self-build development for construction of one dwelling