Getting planning permission is a major milestone, but it does not necessarily mean that construction can start the following morning.
The decision notice confirms what has been approved from a planning perspective. Between that approval and work beginning on site, there can still be planning conditions to satisfy, technical drawings to prepare, structural calculations to complete, Building Regulations approval to arrange and other project-specific requirements to resolve.
This is where the project moves from “Can we build it?” to “How are we actually going to build it?”
AC Design Solution’s Marsden Manor New Build in Prestbury is a useful real example.
Planning permission for the replacement dwelling had already been secured when AC Design Solution was appointed in 2022. The next stage was turning that approved concept into coordinated technical information that could be built.
That involved architectural design, structural engineering, M&E services, drainage, Building Regulations, discharge of planning conditions and construction-stage coordination.
The project demonstrates an important point for homeowners and developers:
Planning approval is not the end of the design process. In many projects, it is the point at which the detailed technical work really begins.
What Should You Do After Planning Permission Is Granted?
The first step is not appointing a contractor.
It is reading the decision notice, approved drawings and conditions carefully.
A sensible post-approval sequence usually involves checking:
| Stage | What needs checking |
|---|---|
| Planning decision | Approved drawings, conditions, time limits and informatives |
| Conditions | Which must be satisfied before work starts or at later stages |
| Technical design | Construction details, structure, drainage and building services |
| Building Regulations | Appropriate Building Control approval route |
| Other requirements | Party Wall, CIL, Section 106, highways or other project-specific matters |
| Construction | Contractor information, sequencing and site coordination |
Not every project needs every item.
A straightforward house extension can have a considerably simpler post-planning process than a new-build house, basement or commercial development.
The decision notice is therefore the starting point.
1. Read the Planning Decision Notice Carefully
A planning approval normally refers to a defined set of drawings and includes conditions controlling how the development is implemented.
Do not treat the approval letter simply as a “yes”.
Check:
- which drawings have been approved;
- whether materials or details still require approval;
- whether there are pre-commencement conditions;
- whether there are conditions that apply during construction;
- whether anything must be approved before occupation;
- and the time limit for commencing the permission.
Government planning guidance explains that conditions can be used to make a development acceptable where it might otherwise need to be refused. Conditions should be necessary, relevant, enforceable, precise and reasonable.
Official guidance: GOV.UK – Use of planning conditions
This is also why two projects with planning permission for apparently similar developments can have very different requirements before construction.
2. Identify Any Pre-Commencement Conditions
Some planning conditions contain wording such as:
“No development shall commence until…”
or
“Prior to commencement…”
These are important because the required information needs to be dealt with at the correct stage.
Government guidance states that development carried out without complying with a valid pre-commencement condition can be unlawful and may be subject to enforcement action.
The information required depends entirely on the development.
Conditions can deal with matters such as materials, landscaping, ecology, drainage, construction management, ground levels, tree protection or specialist technical details.
The safest approach is therefore to create a conditions schedule directly from the planning decision rather than relying on a generic checklist.
What Does “Discharge of Planning Conditions” Mean?
Where a condition requires details to be submitted to and approved by the local planning authority, the applicant normally makes an application for approval of details reserved by condition.
In everyday project language, this is usually called discharging a planning condition.
The submission needs to address what the actual condition asks for.
If a condition requires detailed material information, sending only the original planning elevation may not be enough.
If it requires an ecological strategy, the appropriate ecological information needs to be prepared.
Government guidance says requests for approval of details required by conditions should be made in writing with the relevant supporting information. It also states that local authorities should normally determine condition-discharge requests within eight weeks, unless a longer period is agreed; different timing applies in some EIA cases.
A current application fee may also apply depending on the request.
Current fee guidance: GOV.UK – Fees for planning applications
Real Project: Discharging Conditions at Marsden Manor
Marsden Manor shows what this process looks like on an actual project.
The property at 54 Macclesfield Road, Prestbury was already benefiting from planning permission for the replacement of the existing dwelling when AC Design Solution joined the project.
Rather than starting again with the planning concept, the team’s role was to move the approved scheme towards construction.
The site had mature tree cover and was subject to a Tree Preservation Order, so the planning permission contained a substantial conditions package.
AC Design Solution managed condition-discharge applications directly as the client’s agent.
Application 23/0739D dealt with Condition 11, the Breeding Bird Survey, and Condition 12, the Ecological Enhancement Strategy. Those conditions were formally discharged, with the decision notice dated 16 March 2023.
Other parts of the condition-discharge programme addressed matters including ground levels, facing and roofing materials, construction methodology and tree-protection information.
This is a good example of why receiving planning approval does not always mean the planning work has finished.
The approved building still needed the conditions attached to that approval to be worked through before and during delivery.
3. Move From Planning Drawings to Technical Design
One of the biggest mistakes after planning approval is assuming that the planning drawings automatically provide everything a contractor needs to construct the building.
They often do not.
Planning drawings primarily communicate the development needed for the planning decision: its scale, appearance, layout and relationship with the site and neighbouring properties.
Technical design goes considerably further.
Wall and roof build-ups, structural openings, foundation arrangements, insulation, drainage, fire requirements, ventilation, junctions and construction details all need to be resolved to the level required for the particular project.
AC Design Solution’s architectural services cover this transition from planning through to technical design and Building Control.
The firm’s own architectural workflow describes technical design as the stage after planning where full construction information is prepared and coordinated with structural engineering.
This distinction is also covered in the existing guide to Planning Permission vs Building Regulations, so the new article does not need to duplicate that topic in depth.
4. Complete the Structural Engineering
Where the approved development involves structural work, the next stage may include structural analysis, calculations and detailed drawings.
The planning approval does not confirm whether a particular beam, foundation, column or structural frame is adequate.
Those are engineering questions.
At Marsden Manor, site investigation identified poor ground conditions that made conventional shallow foundations unsuitable for the principal building.
The structural response involved sheet piling to support the excavation, while the permanent substructure and principal frame were developed using reinforced concrete, including basement walls, columns and associated capping beams.
The detached garage had a different structural requirement and was designed separately as a steel-framed structure.
The structural design therefore followed the realities of the site rather than assuming that the planning drawings dictated a standard foundation solution.
For projects requiring structural design, AC Design Solution prepares structural drawings and calculations covering the relevant loads, members, foundations and structural details.
5. Obtain the Appropriate Building Regulations Approval
Planning permission and Building Regulations approval are separate.
You can have planning permission and still need Building Regulations approval before or during the construction process.
Government guidance explicitly states that Building Regulations approval is different from planning permission and that a project may require both.
Official guidance: GOV.UK – Building Regulations approval
For projects that are not higher-risk buildings, applications can generally be made through a local authority Building Control service or a registered building control approver in England. Different procedures apply where a higher-risk building is involved.
The exact technical requirements depend on the development.
For Marsden Manor, AC Design Solution produced full Building Regulation drawings covering the relevant structural, thermal, drainage and fire-compliance requirements.
This is where an approved architectural concept becomes a detailed construction package.
6. Coordinate Drainage, Mechanical and Electrical Design
Technical coordination becomes increasingly important as a project gets larger.
A structural solution that works perfectly on its own may conflict with a drainage route.
A ventilation duct may need to pass through the same zone occupied by a beam.
A ceiling build-up may not have enough space for the mechanical services proposed later.
These problems are much easier to solve on coordinated drawings than on a construction site.
At Marsden Manor, architectural, structural and building-services information was developed together.
The M&E scope included public-health engineering for above- and below-ground drainage, MVHR, heating and air-conditioning design, electrical load calculations and exterior lighting.
Structural openings, drainage routes and services could therefore be considered while the architectural and engineering information was being developed.
That is a much stronger post-planning process than allowing every consultant to issue isolated drawings and expecting the contractor to identify conflicts later.
7. Check Whether Other Consents or Obligations Apply
Planning permission should not be treated as overriding every other requirement connected with a construction project.
Depending on the property and development, there may still be additional matters to deal with.
For example, projects can involve Party Wall procedures, Community Infrastructure Levy requirements, Section 106 obligations, highways approvals, listed building consent requirements or other specialist approvals.
Not every project will have these.
The important point is to check them rather than assume planning permission covers everything.
For example, a house extension close to neighbouring foundations might require consideration under the Party Wall etc. Act 1996 even though the planning application itself has already been approved.
Likewise, some developments may have CIL or planning-obligation requirements that need to be dealt with at particular stages.
A recent Brent Council post-decision guide similarly notes that planning approval does not always mean work can begin immediately, because planning conditions, CIL and Section 106 requirements can remain relevant after the decision.
8. Do Not Quietly Change the Approved Design
Construction projects evolve.
A contractor may suggest moving a window.
A client may want a different roof arrangement.
Structural design may show that a detail needs changing.
But a change that appears small from a construction perspective is not automatically irrelevant in planning terms.
The right route depends on the nature of the change.
Some amendments may potentially be dealt with through a non-material amendment. Others may require a Section 73 application, while more substantial alterations can require a new planning application.
AC Design Solution already has a dedicated guide explaining how to make changes to a planning application or approved permission.
That existing article should handle the amendment search intent rather than duplicating all of it here.
The important post-approval rule is simple:
Check the planning position before building something materially different from the approved scheme.
9. Check the Permission’s Commencement Requirements
Planning permission does not remain available indefinitely unless it has been lawfully implemented.
The actual decision notice should be checked for the commencement condition applying to the permission.
Government guidance recommends placing the time-limit condition at the beginning of the conditions schedule and then identifying approved drawings, pre-commencement conditions and later-stage conditions clearly.
The commencement question can become particularly important where technical design, funding, condition discharge or contractor procurement takes longer than expected.
However, merely rushing onto site to carry out nominal work is not a substitute for understanding whether the development has been lawfully commenced.
The planning conditions and approved development need to be considered together.
Can You Start Building Immediately After Planning Permission?
Sometimes the post-approval requirements are relatively straightforward.
In other cases, no.
There is no universal waiting period after a planning approval during which every project must remain untouched.
Instead, the answer depends on what the decision notice and the project’s other requirements say.
If there is a valid pre-commencement condition requiring approval before development starts, that condition needs to be dealt with appropriately.
You may also need Building Regulations approval, Party Wall procedures or other documentation depending on the work.
The practical question is therefore not:
“How many days after planning approval can I start?”
It is:
“Have all the requirements that apply before commencement actually been satisfied?”
Why Coordinating Everything After Planning Matters
Once planning permission is granted, it can be tempting to split the project into individual packages.
Architectural drawings go to one consultant.
Structural calculations go to another.
Drainage is added later.
M&E follows after that.
The problem is that buildings do not operate in separate disciplines.
At Marsden Manor, AC Design Solution brought detailed architectural design, structural engineering, M&E, drainage, condition discharge and construction-stage support under one team.
This meant a structural opening could be reviewed against the proposed service route while both were still being designed.
A drainage run could be considered alongside foundations.
Construction queries could be answered against the coordinated package rather than through disconnected drawings.
For a five-bedroom new-build property with a basement, poor ground conditions, protected trees and a substantial planning-condition package, that coordination was a significant part of turning the existing planning consent into a buildable project.
A Practical Post-Planning Checklist
Once planning permission has been granted, work through these points before treating the development as ready for construction:
- Read the complete decision notice and approved drawings.
- Identify pre-commencement and later-stage planning conditions.
- Prepare and submit any information needed to discharge those conditions.
- Confirm whether the approved design needs any amendments.
- Develop the detailed architectural and construction drawings.
- Complete the required structural calculations and engineering design.
- Prepare the Building Regulations package and establish the Building Control route.
- Coordinate drainage, M&E and specialist design information.
- Check any Party Wall, CIL, Section 106 or other project-specific requirements.
- Confirm that the construction programme complies with the planning permission and relevant approvals.
The sequence can vary, and several stages often run in parallel.
What matters is that none is assumed to have been dealt with simply because planning permission has been granted.
Real Project Lesson: Marsden Manor
Marsden Manor is particularly useful because AC Design Solution did not enter the project at concept stage.
The planning permission was already there.
The challenge was what came afterwards.
The planning conditions needed managing.
The architectural design needed developing into technical information.
Poor ground conditions needed an engineered structural response.
Drainage and building services needed coordinating.
Building Regulations information needed preparing.
Contractor queries and revisions then had to remain aligned during construction.
That makes the project a direct example of the difference between having planning permission and having a coordinated design that is ready to build.
Construction is now approaching completion, with the approved concept developed into a five-bedroom Georgian-style residence through coordinated architectural, structural, M&E and drainage design.
Frequently Asked Questions
What happens immediately after planning permission is granted?
Start by reviewing the decision notice, approved plans, conditions and informatives. Identify anything that must be submitted or approved before work starts and then coordinate the project’s technical design, Building Regulations and any other relevant consents.
Can I start building as soon as planning permission is approved?
Not necessarily. If your permission contains pre-commencement conditions, those may need to be satisfied before development begins. Building Regulations and other project-specific requirements can also still apply.
How long does it take to discharge a planning condition?
Government guidance says local planning authorities should normally determine applications to discharge conditions within eight weeks, unless a longer period is agreed. Certain EIA-related applications have a different timeframe.
Do I need Building Regulations after planning permission?
Often, yes. Planning permission and Building Regulations are different systems. A project may need both approvals.
Do I need new drawings after planning permission?
Many projects require more detailed technical information after planning. Planning drawings may not contain all of the structural, construction, drainage, fire, thermal and services information required for Building Regulations and construction.
Do I need a structural engineer after planning approval?
It depends on the work. If the development involves structural alterations, new beams, foundations, retaining structures, major openings or other load-bearing work, structural design and calculations may be required.
What happens if I want to change the approved design?
The correct planning route depends on the scale and nature of the proposed change. It may involve a non-material amendment, Section 73 application or a new planning application. See AC Design Solution’s guide to changing a planning application before altering the approved scheme.
Are all planning conditions pre-commencement conditions?
No. Conditions can apply at different stages. Some must be dealt with before development starts, while others can regulate construction, require action before occupation or control the completed development.
Is planning permission the same as permission to build?
Planning permission deals with planning control. It does not replace Building Regulations or other legislation and consents that may apply to the proposed work.
Planning Permission Approved? Get the Project Ready to Build
Planning approval should be treated as a major project milestone, not the final technical sign-off.
The next stage is making sure the conditions, drawings, engineering and regulatory requirements all work together.
At Marsden Manor, that meant taking an already approved new-build scheme through condition discharge, detailed architectural design, structural drawings and calculations, M&E, drainage and Building Regulation drawings before and during construction.
If you have planning permission but are unsure what technical work is still required before construction, contact AC Design Solution to review the approval and next stages.
