Retrospective planning applications allow you to regularise unauthorised developments, but the process is subject to the same scrutiny as standard planning applications. Success depends heavily on submitting a thorough and well-prepared application that addresses both regulatory requirements and potential concerns from the Local Planning Authority (LPA).
What is a Retrospective Planning Application?
A retrospective application seeks permission for development that has already been carried out without prior approval. While the LPA assesses these applications as if the development had not yet occurred, unauthorised work may still result in enforcement action if the application is refused.
Don’t complicate your case further by submitting a retrospective application alone…Let us help you!
We have great success rates at securing planning consent for retrospective planning applications!
Key Components of a Comprehensive Submission
- Application Form
- Clearly indicate the application is retrospective.
- Provide a detailed timeline of the development: when construction began, why prior approval was not sought, and any changes made since completion.
- Detailed Plans and Drawings
- Site Location Plan: Show the exact position of the development within its wider context.
- Block Plan: Include property boundaries, neighbouring buildings, and access points.
- Elevations and Floor Plans: Provide clear dimensions, materials, and architectural details of the unauthorised structure.
- Topographic Surveys: Particularly important for raised decking or developments affecting ground levels.
- Photographs
- Provide high-resolution images of the development from multiple angles, including:
- Close-ups showing construction details.
- Contextual views illustrating the relationship to surrounding properties.
- Include before-and-after images to clarify the changes made.
- Provide high-resolution images of the development from multiple angles, including:
- Planning Statement
- Explain how the development aligns with national and local planning policies, such as design, environmental impact, and amenity considerations.
- Highlight benefits to the community or property, such as improved accessibility or aesthetics.
- Supporting Documentation
Depending on the type of development, include:- Heritage Statement: For developments in conservation areas or near listed buildings.
- Ecological Surveys: Address impacts on wildlife or natural habitats.
- Flood Risk Assessment: If the property is in a flood-prone area.
- Neighbour Engagement Evidence
- Document consultations with neighbours, including letters or agreements to address concerns such as privacy or noise.
- Fees
- Ensure the correct fee is submitted with the application. Retrospective applications are often charged at the same rate as standard planning applications.
Challenges in Submitting Retrospective Applications
- LPAs may decline to determine an application if enforcement action has already begun.
- Submitting incomplete or inaccurate information can lead to delays or rejection.
Pro Tip
Engaging a planning consultant early in the process can significantly enhance your application by addressing potential objections and ensuring compliance with all submission requirements.
