Planning Statement
A Planning Statement is the core document that sets out the case for why your proposed development should be granted planning permission. It is the document that planning officers will read most closely, and a well-written statement can make the difference between approval and refusal.
Typical Cost
£300 – £5,000+
Turnaround
1 – 6 weeks
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What is a Planning Statement?
A Planning Statement is a written document that describes the proposed development, explains how it relates to relevant planning policies at national and local level, and argues why planning permission should be granted. It is essentially your case for development — an opportunity to demonstrate that your proposal is acceptable in planning terms and complies with the relevant policy framework.
When is a Planning Statement required?
Most planning applications beyond the very simplest householder proposals benefit from a Planning Statement. Many local authorities include it on their validation checklist as a mandatory requirement for all major applications and for minor applications involving new dwellings, changes of use, or development in sensitive areas such as Green Belt, conservation areas, or the countryside. Even where not strictly required, submitting a planning statement helps the officer understand and support your proposal.
What does a Planning Statement include?
A comprehensive Planning Statement typically includes a description of the application site and its surroundings, an overview of relevant planning history, details of the proposed development, an assessment against the National Planning Policy Framework, analysis of relevant local plan policies, consideration of any material planning considerations, and a conclusion drawing together the planning case. For larger schemes, it may also address housing need, employment benefits, and community consultation outcomes.
How much does a Planning Statement cost?
Planning Statements are usually prepared by planning consultants. A statement for a straightforward householder application might cost between £500 and £1,000. For minor residential applications such as a single new dwelling, expect to pay £1,000 to £2,500. Major applications with complex policy considerations typically require statements costing £3,000 to £8,000 or more, depending on the scale and sensitivity of the scheme.
Who can prepare a Planning Statement?
Planning Statements are typically prepared by chartered town planners who are members of the Royal Town Planning Institute (RTPI). While there is no legal requirement for the author to hold specific qualifications, planning officers place greater weight on statements prepared by experienced professionals who demonstrate a thorough understanding of the policy framework and local planning context. Architects and applicants can also prepare their own statements.
How long does a Planning Statement take?
A simple Planning Statement can be drafted within a week. More complex statements requiring detailed policy analysis, pre-application feedback, and stakeholder input typically take 2 to 4 weeks to prepare. The timescale often depends on the availability of other supporting reports, as the Planning Statement needs to reference and draw together findings from technical assessments such as flood risk, ecology, and transport.
Frequently Asked Questions
What is the difference between a Planning Statement and a Design and Access Statement?
A Planning Statement focuses on planning policy compliance — it argues why the development is acceptable against the NPPF and local plan policies. A Design and Access Statement explains the design rationale and how the development will be accessible to all users. They serve different purposes, though there is some overlap. Some applications require both documents.
Can I write my own Planning Statement?
Yes, there is no legal requirement for a professional to prepare your Planning Statement. However, the quality of the statement significantly affects the outcome of your application. A well-argued statement that demonstrates thorough policy knowledge can be the deciding factor in borderline cases. If your application is straightforward and you understand the relevant policies, writing your own statement is feasible.
What planning policies should a Planning Statement cover?
At minimum, your statement should address the National Planning Policy Framework (NPPF), the adopted local plan policies relevant to your proposal, any emerging local plan policies that carry weight, and supplementary planning documents that apply to your site or development type. The most important policies to address are those relating to design, amenity, transport, and any site-specific designations.
How long should a Planning Statement be?
There is no set length requirement. A statement for a householder extension might be 5 to 10 pages. A statement for a major residential development could run to 30 or 40 pages. The key is to be thorough but concise — address all relevant policies without unnecessary padding. Planning officers appreciate clear, well-structured documents that get to the point.
Do I need a Planning Statement for a householder application?
It depends on your local authority. Some councils require a Planning Statement for all applications, while others only require them for major or minor applications. Even where not required, a brief statement explaining the proposal and its compliance with key policies can help speed up the decision-making process and reduce the chance of misunderstandings.
Should a Planning Statement include pre-application advice?
If you received pre-application advice from the council, it is helpful to reference it in your Planning Statement and explain how the proposal has evolved in response to that advice. This demonstrates engagement with the planning process and shows that concerns raised by officers have been addressed.
What happens if my Planning Statement is weak?
A weak Planning Statement will not necessarily lead to refusal if the development is otherwise acceptable, but it makes the officer's job harder and increases the risk of misunderstandings. The officer may request additional information, which delays the application. In marginal cases, a poorly argued statement can tip the balance toward refusal because the planning case has not been convincingly made.
Does a Planning Statement need to address neighbour objections?
Not at the time of submission, since objections have not yet been received. However, if you are aware of likely concerns from neighbours — perhaps from pre-application discussions or community engagement — it is good practice to address these proactively in your statement. This shows the planning officer that you have considered impacts on neighbours and designed the scheme accordingly.
Is a Planning Statement the same as a planning application form?
No. The planning application form is the official form submitted to the council with factual information about the site, applicant, and development. The Planning Statement is a separate supporting document that provides the planning justification for the proposal. Both are needed for most applications.
Can a Planning Statement be updated after submission?
Yes, it is possible to submit an amended or supplementary Planning Statement during the course of an application, particularly if the scheme is revised in response to officer comments or consultation responses. Your planning agent can usually agree the submission of additional information with the case officer.