A Beginner’s Guide to Planning Permission
When planning a home extension or taking on a self-build, there are a lot of things to consider. From the cost of an architect to creating a more sustainable property, it can prove daunting to even those with a little knowledge. But there is one topic that is often the most complex yet crucial – planning permission.
In this guide to planning permission, we’re going to answer the questions we hear most from our clients. From understanding the purpose of planning permission to getting your head around the process of obtaining planning permission, this guide will allow you to begin your project with more confidence and less anxiety.
What is Planning Permission?
In simple terms, planning permission is the local authority giving you ‘the nod’ to undergo development on either an existing property or piece of land. Planning permission plays an important role in both urban and rural areas, with its purpose being:
Protecting Heritage: Some existing properties are protected due to them being of significant “architectural or historic interest”. This could include the remains of buildings, such as those of the Old Gorthambury House in St Albans, as well as buildings that remain in use today, such as the Church of St Mary in Watford.
Suitable Use: Whether it’s an existing property that somebody intends to use for different purposes or a piece of land that hasn’t been built on previously, it’s crucial to ensure it’s suitable for the intended use. As well as protecting the nearby environment, local authorities must ensure the necessary infrastructure is in place.
Maintaining Aesthetics: Certain areas have iconic aesthetics that’s can often be traced back to their origins as a village, town, or city. Many local authorities require any changes to existing buildings or construction of new buildings to share the same aesthetics and be in keeping with the surrounding area.
Environmental Protection: As crucial in urban areas such as Stevenage as it is in rural locations like Marlow, a key consideration for local authorities is what impact a development will have on the environment. It is not simply the existence of the property that’s accounted for, but also the impact of several months of construction too.
Supporting Infrastructure: Many developments, such as those that introduce offices or warehouses to an area, will place further strain on the local infrastructure. It is, therefore, important that local authorities ensure nearby roads, bridges, sewer systems, and more can withstand any new developments.
Which Developments Need Planning Permission?
Planning permission is usually required when a development entails building something new, making a major change to an existing building, or changing the use of an existing building. If your development falls into any of these, it’s possible that you’ll require householder planning permission.
But in recent years, the Government has broadened the scope of ‘permitted development rights’. These rights allow you to undertake certain work without applying for planning permission when specific conditions are met. This could include extending a home, adding a conservatory, converting a garage, and more.
Due to the nuances involved with both planning permission and permitted development, we recommend referring to the Planning Portal’s guidance on various common projects. This will provide clarity as to whether your development is covered by permitted development and, if so, what conditions must be met.
How Do You Obtain Planning Permission?
The process followed to gain householder planning permission involves four steps (or five steps if you need to appeal a decision). As you may suspect, it can take some time to get through these steps. This is particularly if your local authority receives a high volume of applications, your development is in a conservation area or on a listed building, or your development is of a large scale.
Pre-application Advice: As you’ll need to pay for each application, it’s best to get a little guidance beforehand. This can be obtained from your local authority themselves, who will give a sense as to whether the application is likely to be successful or if there are any obvious issues you’ll need to address. Alternatively, an architect will be able to provide independent advice that takes into consideration the unique elements of your development.
Application Submission: Once you’re confident that you have considered and addressed any pitfalls, you can submit your application to the local authorities. The fee will be dependent upon the type of application, so try the Planning Portal’s handy fee calculator. What you’ll need to submit will also depend upon your application, with additional details required for listed buildings as well as developments in conservation areas.
Consultation: With your application submitted, the local authority will begin a process of consultation. As well as nearby residents, they will seek the opinions of other consultees. These may include the National Highways, the Environment Agency, and others. Any feedback from these parties as well as the council’s own considerations will determine the success of your application.
Decision: If the various consultees have no issues with your application, you can expect it to be given. Although, it’s not unusual for permission to only be granted if further conditions are met. Should any of the consultees have had any major concerns, permission may not be granted. You will be given a detailed explanation as to why permission hasn’t been granted for you to make changes or appeal.
Appeal: If your application has been refused or you consider any conditions to be unacceptable, you have the right of appeal. You have up to six months to enter an appeal, although this is reduced to 28 days if you’ve received an enforcement notice. Appealing a planning decision is free and it can take several weeks or months before a decision is made again.
Need Advice on Your Development?
Due to both the complexity of planning laws and uniqueness of each development, you’ll likely benefit from one-to-one advice. Whilst your local authority can provide some guidance, this may not consider the unique aspects of your development and will lack advice on how to overcome any foreseeable issues.
As a team of experienced architects in Berkhamsted, we’ve helped both homeowners and developers overcome the numerous hurdles they face. Plus, as well as a wealth of knowledge in planning laws we are also able to conceptualise your project and manage it from start to finish. Therefore, creating a space that you’ll love whilst avoiding any headaches along the way.
To learn more, simply get in touch or book an architect home visit.