8 Planning History Reveals that Might Boost Your Application

If you’re investigating a plot’s viability or finding out what you might be permitted to build, start by looking at the site’s planning history. Each council has an online planning register that allows anyone to review past applications, expired consents and refusals. A simple search can be done with the reference number (if you know it) a keyword, postcode or line of an address. You might need to try more than one option as sometimes the search doesn’t pick up certain details.

A plot’s planning history could contain floorplans, elevations, relevant surveys, objections, a design and access statement. The information might be found in an approved application, an expired consent, or a planning refusal. The decision notice is the key document as it outlines details of the planning permission with conditions, or reasons for refusal. Aim for an application that addresses problems and reflects the positives.

1. House appearance

If your goal is to replace an existing property, then there’s a chance you might have to build to the same footprint, volume and height of the current building. An empty site may have more scope, but ultimately planning will be looking at plot size, location, neighbouring properties, objections, to determine the look and size of the new property. Historical refusals will reveal what planning don’t want to see. The design and access statement in an expired or live consent will provide reasoning for the design that’s been approved.

2. Ecological restrictions

You may discover a plot with its many trees has some with TPOs (tree protection orders) just where you want to build, which means they can’t be removed. Old farm buildings and houses could be a site for roosting bats, needing a survey at a certain point in the year, which could hold up your project. Ponds that could be a habitat for protected wildlife will require a survey too.

3. Local heritage conditions

A listed building close to the land is likely to require a heritage statement to determine how the property design will respect its history and minimise visual impact. You may find information about external materials that must be used or restrictions to the height or volume of the proposed house.

4. Highways requirements

This report assesses the safety of access and parking both before the building work begins and after the house is finished. This might mean moving the access, making an existing one bigger, or, more recently, adding a charge point for an electric car. Access work must be completed before vehicles, machinery and deliveries start coming to site.

5. Poor soil conditions and flood risk

An old industrial site might have been flagged for potential contamination, or the plot has poor drainage so take a close look at the assessment and planning’s response to it. Likewise, if the land is in an area at risk of flooding. Often a resolution is possible but it might mean extensive groundworks and complex foundations that will push up your costs.

6. Objections

The local parish council or neighbours may have expressed reservations about a previous design causing minor or major changes or even an outright application refusal. Tackle concerns head on by engaging all parties during the design process to keep them informed and involved. Check in with everyone during the build too.

7. Existing consent

If you intend on building the approved design, read the decision notice carefully so you understand what further information is required. For example, one of the conditions might be to show planning material samples for approval. Check the expiry date and if you plan to extend in the future, make sure permitted development rights are still in place.

8. Local approvals and refusals

A previous application may reference size, appearance or materials in approved planning consents for nearby properties. If there’s no planning history, you can do this too. Look for similarities and align your design to help support your application.