Guidance

Fact Sheet 2: How new homes are planned

Updated 11 January 2024

Applies to England

This fact sheet considers the process of planning for homes.

What is the process for planning new homes?

The process for planning and building new homes is set out in national policy and law. Local planning authorities have a statutory duty to plan for new homes and other development in their local area, which takes into account the views of the local community. In this way, the process for planning new homes reflects the needs and priorities of local areas. The process is:

1. The Government creates national legislation, policies, frameworks and guidance.

2. Local authorities prepare Local Plans, policies and strategies. Communities can also choose to develop Neighbourhood Plans.

3. Landowners, developers and housebuilders (or ‘applicants’) submit planning applications to propose new homes.

A range of specialists work together to make sure that building new homes balances local priorities with the need to comply with national legislation and frameworks. Within this plan-led process, there are opportunities for communities to shape plans for building homes in local areas.

Further information can be found in the Plain English Guide to the Planning System and the Housing Information Hub.

Where are new homes needed?

Local authorities review suitable locations for new homes when they are preparing their Local Plans. They usually consider factors such as transport links, nearby employment opportunities, land availability and financial viability of sites.

How can communities get involved and shape the development of new homes?

Local Plans

Set out where new homes will be built to deliver what the community needs. Local Plans should be reviewed and/or updated at least once every five years. In England, planning must be evidence-led, so research is gathered to help to understand local needs. Local Plans bring together advice from a range of specialists - from natural environment specialists to engineers, transport planners and economists. There will be multiple rounds of public consultation for Local Plans, during which the community can provide their views. Once a Local Plan is adopted by the local authority, it helps everyone to understand the local authority’s priorities, and it is used to determine the outcome of planning applications.

Neighbourhood Plans

Introduced by the Localism Act (2011), neighbourhood planning gives communities direct power to develop a shared vision and shape the development and growth of their local area. For instance, communities can choose where they want new homes, shops and offices to be built, have their say on what those new buildings should look like and what infrastructure should be provided, and grant planning permission for the new buildings they want to see go ahead.

Planning applications

Decisions on planning applications are made in accordance with the development plan, including the Local Plan and Neighbourhood Plan, where relevant. The National Planning Policy Framework (NPPF) is also a material consideration in planning decisions. For further information on how communities can be involved, the Government provides detailed guidance on the consultation of planning applications.

What is the planning application process?

There are different types and scales of development, which includes minor and major developments as defined by the Town and Country Planning Act. Housing and regeneration projects can be either minor or major developments, depending on their size and complexity. As such, they will require different levels of involvement from planning officers, the relevant Planning Committee, Statutory Consultees as well as public consultation. The process is:

1. Landowners and/or developers (usually referred to as ‘applicants’) have pre-application discussions with local authorities to engage with officers and to receive initial feedback on their proposals. Pre-application discussions are optional and are usually more common for proposals which are considered to be major developments.

2. Applicants submit planning applications to demonstrate how proposals align with national legislation, the Local Plan and the Neighbourhood Plan where relevant.

3. Communities can provide their views to applicants if a public consultation is held or directly to the local authority once the planning application is submitted.

4. Planning applications have a statutory consultation period where Statutory Consultees and local authority officers comment on the applications, covering specialisms such as transport, education, health, emergency services and waste management.

5. Planning officers then make a recommendation of whether the proposal should be granted planning permission. Guidance on how officers make planning decisions is published by the Department for Levelling Up, Housing and Communities.

6. ‘Delegated Powers’ enable planning officers to determine some planning applications themselves. The majority of, mainly minor, applications are dealt with in this way. In other circumstances, the planning officers’ recommendation may be reviewed by a Planning Committee of local elected members. The decision made by the Planning Committee may be appealed by the Applicant and could be ‘called in’ by the Secretary of State for review. In the case that the application is appealed or called in, the final decision is made by the Planning Inspectorate or Secretary of State.

What are Statutory Consultees?

A range of Statutory Consultees may be invited to comment on planning applications, to make sure that all areas of possible impact are considered, depending on the scheme’s type, size and location.

• Parish Councils: Have the right to be informed of planning applications, whilst they cannot approve or reject planning applications, they can comment on planning applications in the same way that individuals can
• Historic England: Consider the impacts on heritage assets
• National Highways: Assess the impacts on the national road network and consider how best to deliver development and minimise adverse impacts
• Environment Agency: Support delivery of climate resilient places and other environmental outcomes which enable sustainable development.
• Natural England: Consider impacts on the natural environment and the achievement of sustainable development
• Local government representatives: Including transport, health, education, waste and recreation services