A Brief Synopsis: We at Abode Homes believe that it doesn't have to be difficult to obtain
planning authorisation. Based on 15 years of successful applications, here is what you
should know in 2025.
This year has seen some major changes to the planning system, many of which have been positive. We're here to guide you through these modifications, which are intended to improve efficiency and streamline the procedure.
• Digital first application: The Planning Portal has made everything available online.
• Stability focus: You must demonstrate a net gain of 10% in biodiversity, or, to put it simply, leave nature in a better state than when you found it.
• Community matters: councils want evidence that you have spoken with your neighbours.
Engaging with the community early on can save you from months of objections down the
line. You would be surprised how a cup of tea and an honest chat can go a long way in
building understanding and support for your project.
What works:
• Don't only hand out flyers; knock on doors in person.
• Display accurate drawings rather than technical plans.
• Pay close attention to issues and take action to resolve them.
• Make a note of the people you've spoken to.
Organise your environmental affairs
The new biodiversity regulations are here to stay. You will require:
• An appropriate environment survey (between £2 and £5k)
• Strategies for preserving the current wildlife
• Suggestions for incorporating green areas
• Someone capable of signing it all off
Pre-application meetings: Worth every penny
Yes, they cost (usually £500-2,000), but they're gold dust. You'll get:
• Early feedback from planners
• Clear list of what they need
• Heads-up on likely objections
• Sometimes, even support in the committee
The objection process is an element of every planning application. The good news? The
majority of issues have recurring themes, and you can effectively handle them if you are
ready with well-supported responses. These are the top three that we frequently encounter,
along with detailed instructions on how to deal with them.
"There will be traffic chaos"
The traditional objection. Your answer:
• Obtain an accurate transportation evaluation
• Display the current traffic data.
• Propose real solutions (not just words)
• Think of improved bike storage or car clubs.
"It does not fit the area or is not suitable for the area"
• Examine what already exists and make use of comparable heights and materials.
• Don't try to be overly creative with your design; instead, demonstrate how you've
addressed the situation.
"What about our privacy?"
• Make use of strategic window placement
• Think about using frosted glass when necessary.
• Display studies of sunlight and daytime.
• Perhaps include some thoughtful landscaping.
Important documents
Focus on:
1. Design and Access statement - Tell the story clearly
2. Planning statement - Tick every policy box
3. Drawings - Professional and accurate
4. Reports - From qualified experts
Dates (the real ones):
• Householder: 8-12 weeks
• Small developments: 3-4 months
• Major schemes: 6-12 months
• If it goes to committee: Add 2 months
Despite our imperfections, our success rate is self-evident:
• 98% approval rate over 15 years
• Zero enforcement actions in the last decade
• Average decision time: 20% faster than local averages
What's our secret? We invest upfront:
• Full-time planning team
• Appropriate community engagement
• Quality applications first-time
• Transparent all the way through]
• Planning takes longer than you may think, so get started early.
• Employ experts; low-cost consultants are more expensive in the long run.
• Be open and honest; covert goals are always revealed; remain adaptable; sometimes, compromise is the best course of action.
• Maintain documentation on everything.
Planning Portal - For applications
NPPF Guidance - The Bible of Planning
Local council planning pages - Your specific policies
