Understanding Planning Permission: What You Need to Know

Planning permission is a crucial part of the building process. It’s the approval you need from your local authority to start a construction project or make significant changes to an existing building. Understanding the ins and outs of planning permission can help you avoid costly mistakes and ensure your project goes smoothly. This guide will walk you through everything you need to know about planning permission, from the basics to the more detailed aspects.

Key Takeaways

• Planning permission is required for most new buildings and major changes to existing ones.
• There are different types of planning permission, including outline, full, and householder.
• Factors like local policies, material considerations, and objections can affect the decision.
• The application process involves preparing and submitting detailed plans and documents.
• Professional help can be beneficial, especially for complex projects or those in special areas.

What is Planning Permission?

Definition and Purpose

Planning permission is official approval from your local authority to build something new or make significant changes to an existing building. This system helps ensure that developments are appropriate and meet local and national guidelines.

When is it Required?

You will need planning permission if you are:

• Building a new home
• Making large extensions or outbuildings
• Making significant home improvements
• Building on Designated Land or in a Conservation Area

Small changes to your property might not need planning permission if they fall under Permitted Development Rights.

Key Considerations

When applying for planning permission, consider the following:

• Loss of sunlight to neighboring properties
• Loss of privacy for neighbors
• Design and appearance of the new build
• Impact on local wildlife and trees
• Noise and air pollution
• Parking and local infrastructure

It’s important to check with your local authority to understand all the requirements and guidelines before starting your project.

Types of Planning Permission

When planning a building project, it’s important to know the different types of planning permission. Each type serves a specific purpose and is suited to different kinds of projects. Here are the main types you should be aware of:

Outline Planning Permission

Outline planning permission gives you an early indication from the local authority that the scale and type of development you propose would be acceptable. However, it doesn’t include specific details about the design. This type of permission is often used to explore whether a project is viable before investing in detailed plans. Once outline permission is granted, you’ll need to submit a ‘reserved matters’ application to get approval for the specifics like size, appearance, and layout.

Full Planning Permission

Full planning permission is more detailed and provides consent for a project based on a comprehensive design. Your project must meet all the planning conditions attached to the permission for it to be valid. These conditions must be formally discharged by the local authority before you can start work. This type of permission is usually required for larger projects, such as new buildings or significant extensions.

Householder Planning Permission

Householder planning permission is specifically for homeowners who want to make changes to their existing property. This could include extensions, loft conversions, or other alterations within the property boundary. It’s a simpler process compared to full planning permission and is designed to make it easier for homeowners to improve their homes.

Factors Affecting Planning Permission Decisions

Material Planning Considerations

When deciding on planning permission, local authorities look at several material planning considerations. These include:

• Loss of sunlight
• Loss of privacy
• Layout and density of buildings
• Design and appearance
• Impact on listed buildings
• Conservation areas
• Trees and wildlife conservation
• Noise and air pollution
• Parking and local highways
• Local infrastructure

Local and National Policies

Local and national policies play a big role in planning decisions. Local plans set out the rules for land use in a specific area, while national policies provide broader guidelines. Both must be considered when making a decision.

Objections and Appeals

Neighbors and other interested parties can object to a planning application. These objections are only considered if they are based on material considerations. If your application is denied, you can appeal the decision, but this can be a long and costly process.

It’s important to address any objections based on planning policies and ensure they align with recent decisions in the area.

How to Apply for Planning Permission

Preparing Your Application

Before you start, it’s a good idea to contact your local authority’s planning department. They can give you advice on whether your application is likely to be accepted and suggest changes to improve your chances. For projects like loft conversions or extensions, you will usually need planning permission from your local council. The process can take up to three months to get a decision.

Submitting Your Application

After getting advice and making any necessary changes, the next step is to fill in the application for planning permission. Most applications are completed online using the Planning Portal. When filling in your application, you will need to provide supporting information, including:

• Location and site plan
• Ownership certificate
• Agricultural holdings certificate
• Application fee

Once submitted, you will receive a receipt via email. The fee varies depending on the details of your application. You can use the Planning Portal fee calculator to get an idea of the cost.

Common Mistakes to Avoid

1. Not consulting with the local authority: This can lead to avoidable rejections.
2. Incomplete applications: Missing documents or incorrect forms can delay the process.
3. Ignoring local policies: Make sure your project complies with local and national policies.

Remember, you can apply for planning permission even if you don’t own the site yet. Just make sure to negotiate a formal option to purchase or lease the land before applying.

Duration and Validity of Planning Permission

Typical Timeframes

Planning permission usually lasts for a set period. In England, the standard duration of a full planning permission before it must be implemented is three years. You must start building within this period unless your approval document states otherwise. If you don’t begin your project within this timeframe, your permission will expire, and you’ll need to reapply.

Conditions and Extensions

Sometimes, planning permissions come with specific conditions that must be met. These conditions can include starting the project within a certain period or completing certain tasks before beginning construction. If you need more time, you can apply for an extension, but this isn’t always guaranteed. It’s important to keep track of these conditions to avoid any issues.

Retrospective Planning Permission

If you make changes to a property without getting planning approval first, you might need to apply for retrospective planning permission. This means you are asking for permission after the work has already been done. If your application is denied, you may have to undo the changes and return the property to its original state.

Always check the specific conditions and timeframes on your planning permission approval document to ensure compliance and avoid complications.

Special Requirements and Surveys

Accessibility Statements

When planning a new building or major renovation, you might need to include an Accessibility Statement. This document explains how your project will be accessible to everyone, including people with disabilities. It covers aspects like ramps, door widths, and accessible restrooms.

Environmental Impact Assessments

An Environmental Impact Assessment (EIA) is often required for larger projects. This assessment looks at how your project will affect the environment. It includes studies on air quality, noise, and wildlife. For example, if your project could harm local wildlife, you might need to make changes to your plans.

Specialist Surveys Needed

Some projects need specialist surveys before you can submit your planning application. These surveys help ensure compliance with local building codes, zoning laws, and environmental regulations. Here are some common types:

• Tree Survey: If your project involves cutting down trees, you may need a tree survey to show the impact on the local environment.
• Ecological Survey: This is needed if your project could affect protected species like bats or badgers.
• Drainage Survey: Ensures that your project can handle foul and surface water drainage.
• Land Survey: Accurate surveys provide the necessary documentation to show compliance with local regulations.

It’s important to commission these surveys early in the planning process to avoid delays.

In summary, understanding and preparing for these special requirements and surveys can make the planning permission process smoother and more efficient.

Costs Involved in Planning Permission

Application Fees

The cost of submitting a planning application varies across the UK. Here are the current fees:

If you’re granted planning permission with conditions, further costs will be incurred to approve details and materials, typically at £116 per application.

Additional Costs

Besides the application fee, there are other costs to consider:

• Specialist consultant’s report: Usually a couple of thousand pounds.
• Planning drawings: For a new house, these can range from £3,000 to over £10,000.

You are unlikely to make a planning application for a single dwelling for less than £25,000. An application for a modest domestic extension will be much less, around £2,000-£3,000.

Budgeting Tips

• Plan ahead: Cutting corners might save you a few pounds initially, but errors can be more expensive in the long run.
• Consult professionals: Their advice can help avoid costly mistakes.

The average planning permission cost is approximately £462. Discover what this means for your project.

Using Professional Help

When to Hire a Consultant

Hiring a consultant can be a smart move, especially if you’re new to the planning process or dealing with a complex project. Consultants bring expertise that can help you navigate the rules and regulations more easily. They can also assist in identifying valid reasons for objecting to a planning application, which can be crucial if you’re facing opposition.

Benefits of Professional Advice

Professional advice can save you time and money. Consultants often have established relationships with local authorities, which can speed up the approval process. They can also help you avoid common pitfalls that could delay your project. Here are some benefits:

• Expert knowledge of planning laws
• Faster approval times
• Avoidance of common mistakes
• Better chances of approval

Choosing the Right Expert

Selecting the right consultant is essential. Look for someone with experience in your type of project and a good track record. Ask for references and check their credentials. It’s also a good idea to have a clear contract outlining their services and fees.

Hiring a consultant can make the planning process smoother and more efficient, helping you achieve your project goals with less stress.

Conclusion

Understanding planning permission is crucial for anyone looking to build or make significant changes to a property. It might seem complicated at first, but knowing the basics can save you a lot of time and trouble. Always check if you need planning permission before starting any project. Remember, getting the right permissions not only ensures your project is legal but also helps avoid future problems. So, do your research, follow the rules, and you’ll be on your way to a successful build.

Frequently Asked Questions

What factors can affect the granting of planning permission?

Several factors can influence the decision, such as loss of sunlight, privacy concerns, building design, noise, air pollution, parking, and local policies. Objections from neighbors and the impact on wildlife and infrastructure are also considered.

Do I need an accessibility statement?

Yes, if you are creating new homes or converting buildings, you need an accessibility statement. This shows how your project meets basic needs for accessibility and inclusivity in the neighborhood.

How long does planning permission last?

Planning permission is usually valid for three years. You need to start building within this period unless stated otherwise in your approval document.

When would retrospective planning permission apply?

You need retrospective planning permission if you have made changes to a property without prior approval. If your application is denied, you may have to undo the changes.

Are there different types of planning permission?

Yes, the main types are Outline Planning Permission and Full Planning Permission. Outline permission gives a general idea that a development is acceptable, while full permission approves specific details.

What should I include in a planning permission application?

Your application should include the signed ownership certificate, application forms, project plans, and the correct fee. Additional documents like a Design and Access Statement or surveys may also be required.