Planning permission is a critical step in increasing land value, developing land, or altering a property. Without planning consent, you risk being forced to demolish your development, so it’s essential to understand why you need it and how you can apply for planning permission.
If you are building from scratch, also known as ground-up development, or renovating an existing property, particular renovations require planning permission from your local planning authority before any building work takes place. Adding a loft conversion or extension might impact your neighbors’ space and privacy; therefore, permission is required to prevent developers or self-builders from building in areas that would be detrimental to others.
At Finbri Development Finance, Stephen Clark says, “Obtaining planning permission is essential in ensuring a property development’s success. If you carry out work requiring planning permission but have not applied for it or had the application rejected, you risk being served with an “enforcement notice,” ordering you to reverse all changes you’ve made. Ignoring enforcement notices is illegal, so you risk having your project fail if you don’t obtain successful planning permission.”
This simple guide will take you through how to get planning permission to ensure you are fully aware of the process.
Step 1 – Determine what it is and whether you need it
Planning permission is necessary for any building or development project that may cause disruptions for those in the surrounding area.
If you want to build a new property or make significant changes to your existing structure, you will almost certainly need planning permission.
Step 2: Contact the planning department of your local government
You should seek advice from your local authority’s planning department before beginning the application process. This can help you determine whether your application will be accepted in the first instance and highlight any changes you can make to increase the application’s chances of success.
Planning permission is usually required from your local council when adding extensions or additions to your property, such as loft conversions. Keep in mind when planning the project’s timeframe as this process can take up to three months.
If you’re inexperienced with planning, you can seek formalized pre-planning advice from your local authority, which is an essential part of the planning process. The earlier you start these discussions, the better – it’s worthwhile doing so before you submit a planning application.
Preplanning advice can help you by:
- Giving you advice about the acceptability of your proposed development
- Identifying any problems which you may need to solve
- Identifying financial contributions
- Avoiding abortive work
- Providing greater certainty about your application
- Speeding up the application process.
For some significant developments, it’s advised that you consider using Planning Performance Agreements. These agreements set out how the developer and the council will approach the application process, the resources to be allocated, and the timescales.
How to apply for pre-application advice?
Most pre-application advice services require you to complete an online advice form from your local authority.
In addition to pre-planning advice from local government, you can also seek guidance from organizations such as Planning Aid England, which can offer impartial advice and support to help individuals and communities plan their local area.
Step 3: Submit your application to your council
After consulting with your local council’s planning department and making any necessary changes to your plans to improve your chances of success, the next step is to submit a planning permission application.
You must submit the planning application to your local planning authority. Most planning and building control applications are submitted online through the Planning Portal.
When submitting your planning application, you must include the following supporting information for your building/development project:
- The necessary plans for the site
- The required supporting documentation
- The completed form
- The correct fee
Applicants will receive an email once their application is submitted and the correct fee has been paid. The cost for this application will vary depending on the application’s specifics.
Step 4 – Application evaluation
Once your application is submitted, it will need to be reviewed by the appropriate local planning authority, which will decide to approve or reject an application. The outcome will be based on various factors, including, but not limited to, the following:
- Noise and disturbance resulting from the use
- Privacy invasion
- Effect on listed buildings and conservation area
- The design’s appearance and materials
- Impact on listed buildings and conservation area
- Local, strategic, regional, and national planning policies
- Previous planning choices
- Loss of light or overshadowing
- Visual amenity
- Adequacy of turning/loading/parking
- Traffic generation
- Highway safety
- Smells
- Hazardous materials
- Disabled persons’ access
- Loss of trees
When a planning committee assesses an application, neighboring residents may be contacted about an application’s development plans. If neighbors object to these plans, they will only be considered if they are consistent with any of the “material planning considerations” listed above.
Step 5 – Making a decision
Once a planning consultant has properly evaluated an application, the application will either be accepted or rejected. If the outline planning permission is accepted, the developments proposed in the application can proceed. However, you mustn’t proceed with the project if your application is rejected.
As previously stated, failure to comply with the local authorities on this matter may result in an enforcement notice, which means you will be required to undo any developments made on the project.
Instead, if your planning permission application is rejected and you believe the decision was incorrect, you have the right to appeal. However, remember that this can be lengthy and costly; therefore, it’s a good idea to seek the appropriate professional advice before proceeding with an appeal decision.
What kinds of developments or renovations need planning consent?
You may require planning permission when building or developing something to the outside of a building or site; this includes the following:
- Additional rooms, such as extensions
- Additional levels, such as lofts or basements
- Loft conversions Extensions to a building
- Kitchen additions
- Separate garages
- For alterations to a listed building
Planning permission is usually required here because it may cause inconvenience to some of the nearby residents. Adding an extra floor to a property, for example, could block sunlight from entering a neighboring home, driveway, or otherwise.
Because adding exterior elements to a site within a specific area can cause a slew of complications, permission from the relevant local council is required.
What is not subject to planning permission?
Planning permission may not be required for projects focusing on plans that fall with permitted development or existing structures’ interiors. For example, if you choose to renovate a room in a property, you are unlikely to need planning permission.
This includes the following:
- Creating a room out of an existing garage
- Renovation of a bedroom, bathroom, or kitchen
- Breaking through an internal wall
- Adding a conservatory of fewer than 10 meters in length
Except for some noise, internal developments will not cause as much disruption to neighbors as external projects. However, when making particular renovations, such as converting a garage into a room, it is best to seek professional advice as this may potentially impact those in surrounding areas.
What is permitted development?
Permitted development rights allow for the renovation or extension of properties without the need to apply for planning permission where that would be out of proportion with the impact of works carried out.
What could permit development include?
While there are limits imposed, the type of work that falls within permitted development includes:
- Rear extension
- Side extension
- Wraparound extension
- Two-story extension
- Garage conversion
- Loft conversion
- Building a new storey or flat onto your property
Larger single-story rear extensions are subject to a neighbor consultation scheme. The Ministry of Housing, Communities, and Local Government has produced this technical guide to assist homeowners in understanding how to exercise their right to carry out development while safeguarding the interests of their neighbors and the larger environment.
How long will it take to get planning permission?
The majority of planning permission applications take about eight weeks to process. However, if the proposed project is large or complex, you could see this timeframe extended to up to 13 weeks.
How much does it cost to get planning permission?
When submitting a planning permission application, there will almost always be a planning application fee. However, no application fee is required for some properties, such as listed buildings and planning permission for relevant demolition in a conservation area.
