Most planning applications submitted to local authorities in the United Kingdom require a location plan.
However, it is one of the most commonly misfiled documents by applicants who are not fully aware of what it needs to demonstrate and why the requirements are in place.
The consequences of an incorrect location plan can range from a request to resubmit the plan to the application stalling while awaiting a compliant plan.
Knowing what a location plan map should include, where common errors occur, and which sources of mapping data are acceptable under the law will save time and money when they are in short supply.
What a Location Plan Must Show
A location plan is a specific, defined part of a planning application.
It places the application site in a geographical context, showing its position relative to surrounding roads, buildings, and landscape features, at a scale that clearly locates the site.
The Town and Country Planning (Development Management Procedure) Order calls for location plans to be drawn up from Ordnance Survey data at a scale of 1:1250 for urban sites and 1:2500 for rural sites, and provide sufficient surrounding context to enable the location to be identified.
The boundary of the application site should be outlined in red, and any other land owned by the applicant in the close vicinity should be outlined in blue.
Why Ordnance Survey Data Is Specifically Required
OS data is not just picked at random for location plans. Other mapping data do not provide the authoritative reference for land parcels, boundaries, and geographical features in the United Kingdom that OS mapping provides.
A planning officer is working on a location plan that references OS data as part of a framework for identifying the application site and its relationship to other parcels, road layouts, and planning designations.
A location plan generated from non-OS information might look the same. Still, it does not carry the same legal standing or coordinate accuracy as OS information and is thus a technical deficiency that planning authorities have the right to refuse.
Common Mistakes and Their Consequences
There are common mistakes in location plans submitted by property owners who do not use professional services.
Plans generated from images taken by consumer services on the internet, rather than licensed OS data, are superficially similar to compliant plans but do not meet the data source requirement.
If the site boundary is not shown at an appropriate scale, the plan will not provide sufficient context for the site location.
It is common practice not to include the blue land edging for other land owned by the applicant, and this can cause issues as the application progresses.
Each of these errors can be prevented at the outset of a project through proper specification; each causes delays if it is discovered during the planning officer’s validation check.
The Validation Check and Its Implications
Before planning applications are registered and enter the formal determination period, they have to be validated.
If the location plan does not meet validation requirements, the application is returned as invalid, and the determination clock will not start running until a valid application is submitted.
This delay can have direct financial implications for applications with time-sensitive commercial implications. The delay may affect the availability of certain household applications where the thresholds are near the permitted levels.
The first time it is submitted, it is not just about tidiness. It is a practical requirement for applicants whose applications require proceeding without unnecessary delay.
Digital Submission and File Requirements
For mapping documents, there are file formats and size limitations for planning applications submitted via online portals.
A location plan submitted as an image file with insufficient resolution or in an image format that the portal cannot read is a technical issue, distinct from the substantive requirements of the plan itself.
By understanding the content and tile format requirements of the relevant local planning authority’s portal, a correctly produced location plan will be submitted, rather than due to a technical validation failure caused by the map’s content.
When Professional Assistance Adds Value
Producers of simple applications may find it easy to create location plans without hiring an engineer or architect, as they can use a reputable mapping service that offers licensed OS data at the appropriate scale.
In more complex applications, with an irregular site boundary or other land ownership involved, professional assistance in creating the location plan will minimise the risk of errors that would otherwise take more time and incur higher professional fees to correct than the original assistance would have. The cost of a good location plan is small compared to that of an inadequate one.
