Planning Pitfalls — And How to Avoid Them

Delays in planning cost builders more than just time—they eat into margins, disrupt schedules, and strain client relationships. At Bashkal, we work with developers across the UK to eliminate these delays before they become expensive mistakes.

In this guide, we break down the seven most common planning pitfalls that catch builders off guard—and provide practical strategies to avoid them. Whether you’re managing a modest extension or a full residential scheme, these insights could save you weeks of delays and thousands in rework or appeals.

1. Ignoring Local Planning Policies

Many developers go straight to design without checking the local authority’s policies—only to be refused later.

Each council has detailed rules on:

• Maximum extension sizes

• Garden space requirements

• Parking provision

• Design and materials in conservation areas

Solution: Before commissioning drawings, review the Local Plan and any relevant Supplementary Planning Documents (SPDs). Better yet, consult a planner who’s familiar with your borough’s interpretation of these policies.

2. Assuming Permitted Development Rights Apply

Permitted development (PD) can fast-track projects, but applying it incorrectly can lead to enforcement, refusal, or costly redesign.

Common mistakes:

• Misjudging the property’s PD eligibility (e.g. flats, conservation areas)

• Combining PD rights improperly

• Building over constraints like flood zones or protected trees

Solution: Always apply for a Certificate of Lawful Development to confirm PD rights before building. For ambitious projects, consider a hybrid strategy combining PD and planning permission for maximum flexibility.

3. Weak or Incomplete Drawings

Substandard drawings are a red flag for planning officers. Applications are often delayed or rejected outright due to:

• Missing north points or scale bars

• Lack of context (e.g. neighbouring buildings, boundary treatments)

• Vague or inconsistent elevations

Solution: Submit detailed, professionally scaled plans. Include contextual elevations, material specifications, and sections. It’s not just about compliance—it’s about conveying professionalism and forethought.

4. Skipping Pre-Application Engagement

Pre-app advice is often seen as optional or expensive—but skipping it can be a costly mistake.

Why it matters:

• It de-risks contentious proposals early

• Identifies showstoppers before you spend on consultants

• Helps build rapport with officers—especially in complex boroughs

Solution: Use pre-apps strategically. For high-impact or sensitive sites, a pre-app can make all the difference. Bring clear drawings, site photos, and a planning rationale. You may not get written support, but you'll gain valuable insight.

5. Underestimating Biodiversity & Sustainability Requirements

Sustainability policies are no longer a box-ticking exercise—especially in London and major cities.

Missed considerations:

• Biodiversity Net Gain (BNG) requirements

• Urban Greening Factors (UGFs)

• Carbon-reduction and energy statements

Solution: Incorporate green infrastructure early in the design. Roof gardens, permeable surfaces, and on-site ecology can shift a borderline scheme into approval territory. Always check the borough’s sustainability SPD.

6. Failing to Address Building Regs at the Planning Stage

Some teams treat Building Regulations and planning as separate hurdles—but misalignment causes rework.

Example issues:

• Floor-to-ceiling heights that don’t comply with fire regs

• Stairs or landings that don’t meet Part K

• Insufficient insulation thicknesses affecting façade treatments

Solution: Involve a building control consultant or architect early to ensure your scheme is buildable, not just approvable. Don’t design in isolation.

7. Not Preparing for Neighbours and Statutory Consultees

Even the strongest design can be derailed by:

• Neighbour objections

• Comments from Thames Water, highways, conservation officers

• Surprise conditions after validation

Solution: Proactively engage with affected neighbours before submission. Also, check the council’s list of consultees and pre-empt their concerns with specialist reports (e.g. transport assessments, arboricultural impact studies).

Involve a Consultant Sooner

The most effective strategy is early engagement. Why it works:

• Spot risks before fees are sunk into drawings

• Identify the most likely route to approval

• Reduce the chance of redesigns, rejections, or appeals

The cost of early advice is often less than the price of a two-week delay on site—or a failed application.

Final Word

In planning, proactive beats reactive every time. These seven pitfalls are avoidable—but only if you structure your project right from day one. At Bashkal, we help developers, builders, and homeowners navigate planning with confidence—minimising delays and maximising approvals.

Need expert advice on your next build? Contact us for a free initial consultation, or explore more insights at Bashkal.com/journal.