A quick summary of the planning system in England

Last updated: 2 July 2025

The planning system, sometimes called town and country planning or land use planning, is all about managing the development of land and buildings in our towns, cities and countryside. Its purpose is to balance the needs of private individuals, businesses, and the public sector with the impacts that development may have on us and the environment.  

Planning should make sure that the right development happens in the right place. It plays an important role in delivering sustainable development, by ensuring that any new development protects the environment while still meeting social and economic needs. 

The planning system in the UK, which differs slightly across the four devolved nations, is a plan-led system. In England, any new development is guided by planning policy set out in local plans. When a planning application for a new development is submitted, to be successful it must follow the planning policies for the area. 

One type of development not covered by town and country planning is national infrastructure (for example power plants, large renewable energy projects or major road developments). This is dealt with under a separate system for Nationally Significant Infrastructure Projects (NSIPs) managed by the Planning Inspectorate and set out under the Planning Act 2008.  

The Town and Country Planning Act 1990 defines development as:   

• Operational development – which includes building, engineering or mining operations but not internal building works) 

• Change of use – which means a material (significant) change in the use of buildings, for example a barn to a house, and/or land, for example a greenfield site being used for new housing (planning ‘uses’ are classified in the Use Classes Order) 

Some types of development, known as permitted development, can be carried out without planning permission. 

Your local planning authority (LPA) is responsible for managing the planning process. The LPA will be the district, borough, city or metropolitan council, or unitary authority, for the area. In National Parks, the national park authority is the LPA although its planning functions are usually shared with the local council. 

The area in which you live is divided into different wards, which are represented by one or more elected councillors. These wards are split into a number of parishes, each with its own parish/town council and elected councillors.  

Two-tier council areas include a district, borough or city council who deal with most planning applications, and a county council that is responsible for minerals and waste applications. In single tier areas, also known as unitary areas, the relevant authority is responsible for all planning applications.  

Some parts of England have another tier of local government – town and parish councils.  

These councils must be notified of planning applications that have been submitted in their areas and given the opportunity to comment on them if they wish. However, they do not have the power to make a decision on planning applications.  

Plan-making is the process of preparing, testing through public consultation and ultimately adopting a development plan containing the all-important planning policies for the area. The development plan that every LPA must produce for its area is called a local plan. It contains a series of maps and policies setting out what can be built and where, and other matters including how biodiversity will be protected from local development and enhanced in line with national policies and legislation. 

Decision-taking is deciding which planning applications received by the LPA for development go ahead in its area. Every valid planning application must be registered, publicised, properly considered against relevant planning policy, and decided in accordance with the development plan, national policies and various procedural requirements. 

If a planning application is refused by the LPA, the applicant may appeal that decision. Appeals are dealt with by the Planning Inspectorate, a government agency who deals with planning appeals, national infrastructure planning applications and the examination of local plans. Planning and appeal decisions may be subject to legal challenge.  

To learn more about the different elements of the planning system, take a look at our reference guides on the England planning system landing page.

Government guidance – what is development 

Your local plan: what is it and when can you get involved?

Planning policy: the backbone of the planning system 

Planning application process: a step-by-step guide