It’s always disheartening to find out that your planning application has been rejected or has received objections. A good way to avoid this, is to be aware of what local planners look out for when reviewing applications:

1. Consistency

When constructing your application make sure that you are following along with government and local council guidelines. Planners will look to see if they are being followed and for anything that may go against any polices. To check that you are being consistent with your application it’s worth researching any planning policies in place from the following:

• Government – Government planning policies differ between England, Wales and Scotland. Before building check the relevant country’s policy first. (England – National Planning Policy Framework – GOV.UK (www.gov.uk), Wales – Planning policy Wales | GOV.WALES, Scotland – Scottish Planning Policy – gov.scot (www.gov.scot))
• Local Council policies – Check local government policies and previous planning applications. What has been submitted previously? What were the objections if there were any?

Neighbourhood Plans – Some neighbourhoods may have neighbourhood plans in place which may impact on any applications that you might submit. Have a chat with your local planning officer beforehand and they should be able to point you in the right direction.

2. Controversy

Understanding what might be considered controversial for a planning application is important before submitting.

• Speak with your local planning officer, planners will have a fountain of knowledge who will be able to inform you of potential objections.
• Chat with your neighbors and the local community, see if they would have any objections before submitting your application. Doing this beforehand means you can go back to your designs and make adjusts before it gets objections.

3. Is your plot located in an area for employment or agriculture?

Sometimes land purchasers can be lulled into the beauty of buying a piece of farm land that in actual fact they might not be able to build on. Areas that are designed for agriculture, employment or even green belt land have a number of challenges when applying for planning. If this is the case then it is quite possible your fight for planning will be a long one, however don’t be put off as there are a couple of things you can do that might help:

• Get to know your planning officer. They can help by offering suggestions and ideas and will also help you understand what they are looking for.
• Research planning policies – is your piece of land on a green belt? Green belt areas are designed to remained undeveloped but can be built on with correct and professional help.
• Contact a professional architect or planning advisor. Either an architect or planning advisor would be able to advise on the potential push backs your application might have.

4. Scale and Size

Planners will look to see if your property is appropriate for the area that you are building in. Do your designs fit with the local vernacular?

• Look to see if there are any special controls or Article 4 directions that apply. Article 4 directions restrict the scope of permitted development rights either in relation to a particular area or site.
• Consult previous submitted applications. Check to see if the size and scale is similar to yours.

5. Does your plan effect your immediate surroundings?

Having nice neighbors makes life so much easier. Making sure that your application doesn’t impact on your next-door neighbors right to privacy will contribute to having your planning approved. Potentially have a conversation with them before hand and make sure that the neighbors have no objections.

6. Consultations

Consultations are a good way of making sure all your bases are covered when going to submit a planning application. It means that you have covered all the groups that might potentially bring an objection against your build. It helps with approval of applications if you can outline that you have spoken to any concerned parties. Some that you might want to consider are:

• Highways Department
• Local conservation officer
• Local Archaeologists
• Local Interest groups