Planning Permission Advice

1. Is it worth buying land without planning permission for my self-build?

It’s a risk – a big risk. You could be dealing with a site located outside the local development boundary, with a history of planning refusals. These include problems with access, poor ground conditions, a site of historical significance. Occasionally the risk pays off. Perhaps the land is just outside the development boundary and you have a robust case to self-build. These includethings like caring for family members or to work on the land – but there are still no guarantees. A safer approach would be to strike a deal with the landowner whereby you have first refusal to buy the plot for a pre-agreed price if you get planning consent for your project. Lapsed planning has a better chance of being successful because of historical support.

 

2. Do I need planning permission to extend my home?

This depends on where you live and how big you want to go. Houses located in an area of outstanding natural beauty (AONB), a national park, a conservation area, or world heritage site will need permission to preserve the character of the property. Otherwise, you can build a single storey rear extension of up to four metres onto a detached house; or up to three metres for other houses. Going two storey, building on the front, to the side, or a wraparound extension needs planning approval. Check out the details on the planning portal or the Government’s guidance on permitted development rights for householders.

 

3. Should I use a planning consultant for my self-build?

No, not necessarily. Although, there’s value in using one especially if they have a good relationship with the local planners. If you have a tricky plot, a design that’s pushing the boundaries of what’s usually approved or you’re building in a conservation area or AONB. They will have a detailed understanding of local policy and can advise on the design during the design process.

 

4. I’m buying a plot with planning consent for a house, do I need to build the design that’s been approved?

It depends on the consent. Full consent refers to a specific design so you would need to resubmit if you wanted to do something different. Outline consent is less detailed and is generally an agreement in principal that a property can be built on the site. This gives you scope to do your own design and submit your own planning application.

 

5. What research can I do to make sure my planning application is in good shape before I submit?

A planning officer’s job when they assess applications for self-builds and large extensions is to make sure the design, size, volume and location of the building falls within current planning policy and won’t have a detrimental effect on the surrounding area. Look at local historical planning applications on the council’s website to see what’s been approved – and rejected. If your plot has outline consent then check the expiry date and the details to make sure your design complies.

 

6. Should I have a pre-application meeting with the planner?

If you’ve done your homework and got a feel for what might be approved, sometimes it’s useful to gauge feedback on a sketch from the planning officer before you develop the design any further. Or wait until your architect has given you several options. If you’re further into the design process, it’s worth noting you can withdraw your application if you think it might be refused and re-submit for free.

 

7. Who might object to my application?

It’s courteous to talk to neighbours about your plans before you do anything. Keep them involved throughout the design process, showing them the drawings so they’re kept informed and there are no surprises. Once you submit your application, the planning department informs all parties – including your neighbours – with a vested interest in your project. Other queries that might arise could come from Conservation (listed buildings, conservation areas); Highways (safe access from the road, adequate parking, turning circle);  Ecology (loss of trees, protected trees, plants and species); Environment (flood zone).

 

8. How can I mitigate objections?

Check if any big trees on your land have a Tree Preservation Order. This can be found by asking the council to see their list. Commission an ecology survey if you suspect bats, badgers or newts on your property. Use the Environment Agency flood map to check if you’re in a flood zone – you’ll need a risk assessment if you are.

 

9. Is permitted development quicker than planning approval?

You can start your project straightaway as long as Building Control has been notified. This is because your project will still need to comply with building regulations. Currently, the government website states planning applications are decided within eight weeks. Or in England, up to thirteen weeks for large or complex projects. If the decision takes longer that this, you have the right to appeal.

 

10. When would I need prior approval? Or a lawful development certificate (LDC)?

Prior approval is a form of permitted development and permission permits an additional storey or larger rear extension of up to eight metres (detached) and six metres (other). An LDC is assurance that your project meets all the legal requirements and has been built within your permitted development rights.