How To Get Planning Permission

The desire to modify your property to better suit your needs can be exciting. But before that dream shed or loft conversion becomes a reality, you might need to navigate the world of planning permission. Don’t worry, this seemingly complex process can be tackled with the right knowledge and approach. This guide will equip you with a step-by-step guide to obtaining planning permission, empowering you to approach your project with confidence.

What is planning permission?

Planning permission is the process by the council, which determines whether extensions on a terraced, semi detached or detached property are lawful. So any rear extensions, side extensions, loft extensions, changes to the front porches or converting a garage are always all covered by planning permission, otherwise they will be deemed unlawful, rather than illegal. The reason that it’s unlawful is because the extension doesn’t yet have permission, but if you put in an application it would have passed.

Typically you require planning permission for any changes to your house. The only reason you would not need to apply for planning permission is if the work’s covered by permitted development.

– Yoop Architects

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Do I require planning permission?

Typically you require planning permission for any changes to your house. The only reason you would not require planning permission to add an extension to your home is if you seek a certificate of lawfulness, which is also called permitted development.

Understanding Planning Permission: When is it Required?

Planning permission is a formal authorization granted by your local planning authority (LPA) to carry out specific development work on your property. Here’s a general guideline:

• Always Double-Check: It’s crucial to confirm whether your project requires planning permission before proceeding. Not all building work falls under this category.
• Permitted Development Rights: Certain minor extensions, alterations, and outbuildings might qualify for permitted development rights, allowing you to proceed without a full planning application. Check your local council’s website for details.
• When in Doubt, Consult Your LPA: If you’re unsure if your project needs planning permission, contact your local planning department. They can advise you on the regulations and whether you need to submit a formal application

Permitted Development vs. Applications

The world of planning permission can seem complex, but here’s a breakdown of the two main approaches relevant to most homeowners:

Permitted Development: A Streamlined Process for Minor Changes

• Permitted development rights allow homeowners to undertake minor modifications to their properties without formal planning approval from the local council.

• This streamlined process aims to free up council resources for more complex projects.

  • Examples of permitted development:
    • Rear extensions
    • Side extensions
    • Loft extensions
    • Porch extensions
    • Window replacements
    • Satellite dish installations

• Important limitations exist:

  • Permitted development rights are not applicable in conservation areas, listed buildings, or locally listed buildings.
  • The rules are strict and leave little room for interpretation. Extensions must strictly comply with the regulations to qualify.

• To ensure your project falls under permitted development, applying for a certificate of lawfulness is recommended. The council will assess your plans and confirm their compliance with permitted development regulations.

Householder Planning Applications: The Standard Route for Homeowners

• For projects exceeding permitted development limitations, a householder planning application is typically required.

• Compared to full planning permission, householder applications demand less information, making them a more accessible option for homeowners.

  • Householder applications are suitable for:
    • Standard extensions a homeowner might propose (e.g., extensions, loft conversions)

• In contrast, full planning permission applies to larger-scale developments like shopping centers or new houses.

The Planning Application Process: A Step-by-Step Guide

Once you’ve confirmed your project requires planning permission, here’s a breakdown of the typical application process:

• Gather Required Documents: This typically includes a completed application form, detailed plans of your proposed development drawn to scale, and a site location plan. Additional documents like ownership details or heritage reports might be required depending on your project.
• Planning Application Fees: There will be a fee associated with submitting a planning application. The exact cost varies depending on the nature and scale of your project. Check with your local council for details.
• Submitting Your Application: Most local planning authorities offer online application portals for submitting planning applications. You might also have the option to submit a paper application.
• Public Consultation: Your local planning authority will typically consult with your neighbours and relevant stakeholders about your proposal. This allows them to consider potential impacts on the surrounding area.

What Documents Are Included in a Householder Planning Application?

Obtaining planning permission for your home renovation project requires a householder planning application. But what exactly goes into this application? Here’s a breakdown of the key documents you’ll need to submit:

• Site Plan or Location Plan: This plan, typically based on an ordnance survey map, outlines the extent of your property. It will have a red line around the boundary and likely show two surrounding streets for clear identification.

• Existing and Proposed Drawings: A full set of detailed drawings is crucial for the planning officer to understand your project. This includes:

  • Existing Plans: These plans accurately depict the current layout of your property.
  • Existing Elevations: Drawings showing the external appearance of your property from different angles at its current state.
  • Proposed Plans: These plans detail the intended layout of your property after the renovation.
  • Proposed Elevations: Drawings showcasing the proposed external appearance of your property after the renovation.

• Additional Documents for Complex Projects:

  • Design and Access Statement: In conservation areas or for more intricate projects, a written document explaining the design choices and how they consider accessibility might be required.

• Optional Documents:

  • Planning Statement: While not always necessary, a planning statement can be used to elaborate on the reasoning behind your project and address any potential concerns.

Enhancing Clarity with 3D Visualisations:

At Yoop Architects, we leverage the power of 3D modeling to provide even clearer communication within your application. We include 3D views of your property’s exterior, both in its existing state and the proposed design. This approach offers several benefits:

• Improved Homeowner Understanding: 3D visualizations allow homeowners to better grasp the final outcome of their renovation project.
• Enhanced Planning Officer Evaluation: These visuals provide valuable context for the planning officer, aiding them in assessing the project’s impact on the surrounding area.

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The Planning Application Journey: From Submission to Decision

When you submit a planning application through Yoop Architects, it embarks on a journey through the local authority’s system. Here’s a breakdown of the key stages involved in the decision-making process:

First Stage: Application Registration and Validation (Week 1)

• Your application is submitted to the local authority.
• A validation team meticulously checks for all required documents:
  • Site plans and location plans
  • Existing and proposed drawings
• If any information is missing, the application becomes invalid, and you’ll be notified to provide the necessary details.
• Specific situations might require additional information, such as flood risk assessments or ecological surveys (e.g., bat surveys near forests).

Second Stage: Consultation Period (Weeks 2-4)

• Once validated, the application enters a 21-day consultation period.
• The local authority publicizes the application through green notices on lamp posts and similar objects.
• Adjacent neighbors and the wider community are notified, offering them the opportunity to comment or object to the proposed project.

Third Stage: Site Visit and Assessment (Week 5)

• A dedicated case officer visits the site to verify the accuracy of the submitted drawings.
• They ensure the plans accurately reflect the property’s location and context within the surrounding area.
• Additionally, the case officer might check for nearby trees and any potential tree preservation orders that might influence the project.

Fourth Stage: Pre-Decision Discussions (Week 6)

• Around week six, Yoop Architects typically reaches out to the planning department to discuss the application’s progress.
• This communication aims to identify any potential concerns, objections, or need for minor tweaks to the proposal.

Fifth Stage: Decision and Notice (Week 8)

• If the proposal aligns with local authority guidelines and policies, the case officer can approve it under delegated powers.
• Unlike major applications that go before a planning committee, householder applications are typically decided by the planning officer with their team leader.
• By week eight, you’ll receive a formal decision notice outlining the outcome of your planning application.

It will never be recommended by any architect that you carry out any works without planning approval. Your builder only needs to build 100 millimeters too big this way or 100 millimeters too high and then it will not be covered by permitted development – it’s very black and white.

– Yoop Architects

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What Happens After a Planning Application Refusal?

Even with careful planning and professional guidance, there’s a chance your planning application might be refused. Here’s what Yoop Architects does to navigate this situation:

Post-Decision Communication (Week 8)

• At the eight-week mark, Yoop Architects strives to connect with the case officer to discuss the decision.
• Building strong relationships with planning officers can be beneficial in such situations.

Addressing Minor Issues

• If the refusal stems from minor concerns, like objections from neighbors or minor design tweaks requested by the officer (e.g., obscure glazing on a window or adjusting a wall by 300 millimeters), there’s often room for adjustments.
• Yoop Architects can revise the drawings based on the feedback and resubmit the application for approval.

Appealing a Refusal

• In cases where the refusal is based on more fundamental disagreements or a homeowner contesting the council’s interpretation of policies, an appeal can be considered.
• The householder application appeal process typically takes around 10 weeks.

Yoop Architects’ Approach

• Yoop Architects prioritizes working collaboratively with both the planning department and the homeowner to achieve a successful outcome on the first application.
• If a first-time approval isn’t possible, open communication with the planner is crucial to gain insights and potentially revise the proposal for resubmission.

By following these steps, Yoop Architects aims to maximize the chances of your planning application being approved, even in the face of an initial refusal. Remember, clear communication and a willingness to adapt can significantly improve your chances of obtaining planning permission.

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The Risks of Skipping Planning Approval

While it might seem tempting to expedite your renovation project, starting work without planning permission is a risky proposition. Here’s why Yoop Architects strongly recommends following the proper channels:

Uncertainty and Potential Revisions

• There’s no guarantee that your project will receive approval after construction begins.
• Even minor deviations from permitted development rights (e.g., exceeding dimensions by 100 millimeters) can render your project non-compliant.

Enforcement Action and Delays

• If you proceed without approval, the local council’s enforcement team can take action against you.
• The initial step typically involves a request to submit a planning application, essentially putting you back at square one.
• In worst-case scenarios where the project demonstrably cannot be approved, the council might require its demolition, causing significant delays and financial strain.

Appeals Processes Exist, But Prevention is Best

• While you have the right to appeal enforcement decisions, it’s a lengthy process.
• The hassle and potential costs associated with these situations far outweigh the time invested in obtaining planning approval upfront.

Yoop Architects prioritizes a smooth and stress-free renovation experience for its clients. By securing planning permission or a certificate of lawfulness before commencing work, you can avoid these complications and ensure a successful project from the start.

Understanding Planning Considerations: What the LPA Will Assess

The LPA will assess your planning application based on various considerations to ensure your project aligns with local planning policies. Here are some key factors:

• Design and Appearance: The LPA will consider how your development fits within the existing architectural style of the neighbourhood and the overall streetscape.
• Impact on Neighbours: The potential impact on your neighbours’ privacy, access to sunlight, or property value will be considered.
• Highway Access and Parking: The LPA will assess if your project creates additional traffic or parking concerns in the area.
• Environmental Impact: The potential impact on the environment, such as noise pollution or ecological disruption, might be factored in.

Addressing Concerns and Appealing Decisions

• Proactive Communication with Neighbours: Before submitting your application, consider having an informal conversation with your immediate neighbours to explain your plans and address any initial concerns.
• Responding to Objections: If neighbours raise objections during the public consultation stage, be prepared to address their concerns constructively. Consider potential modifications to your plans that could mitigate their worries.
• The Right to Appeal: If your planning application is rejected, you typically have the right to appeal the decision to the Planning Inspectorate. This process involves presenting your case to a qualified inspector who will make a final ruling.

Seeking Professional Help: When to Consider an Expert

While navigating the planning permission process can be done independently, here are some situations where seeking professional help from a planning consultant or architect might be beneficial:

• Complex Projects: For large-scale extensions, loft conversions, or projects with potential heritage considerations, a professional can guide you through the intricacies of the planning process.
• Maximizing Approval Chances: An experienced planning consultant can help ensure your application adheres to all regulations and is presented in a way that maximizes its chances of approval.
• Appealing a Rejection: If your application is rejected, a planning consultant or lawyer can guide you through the appeals process and significantly increase your chances of success.

Planning for Success – Knowledge is Power

Obtaining planning permission might seem daunting at first, but with the right knowledge and approach, it can be a smooth and successful journey. Remember, thorough research, clear communication, and a willingness to seek professional help when needed can significantly improve your chances of transforming your project vision into reality. So, take a deep breath, arm yourself with this knowledge, and embark on the exciting path of bringing your property dreams to life!