A Guide To Planning Permission
Planning permission, permitted development, prior approval? Seriously - what does it all mean!?
If you’re thinking of extending or changing things up at home, someone at some point has probably said the word “planning” and you’re probably now wondering about these terms.
Basically, when you’re making alterations to your house, you need to make sure you’re following the rules. But it can be confusing to figure out what exactly you need to do, especially with recent changes to the laws. Don’t stress though! Our guide to planning permission will help you understand it all.
Alright, let’s start with the basics. What are “permitted development” rights?
Permitted development, or “PD” rights basically give you the green light from the government to make certain changes to your home without having to go through the whole planning permission process. It’s like a shortcut to getting things done. It covers things like adding extensions, converting spaces, or building new structures, as long as you stick to the rules about how big they can be and how they might affect your neighbours. But remember, not every home qualifies for these rights and there are some restrictions, especially for older properties (those built before 1948), listed buildings or certain types of homes like flats/maisonettes.
Now, let’s talk about "prior approval"
Even though you might have permission to do some changes to your home without going through the whole planning process, certain bigger projects still need to be checked out by your local council first. This is where "prior approval" comes in. If we were going to make a recommendation here, we’d definitely suggest enquiring pretty early on to see if your project needs this extra level of scrutiny, as it can sometimes take a couple of months to get a decision.
You’ll need prior approval if you’re thinking about adding extra floors or doing a bigger rear extension than the standard permitted development rights allow for.
It usually takes about 8 weeks for the council to decide, and it might cost around £100 for a single extension. The good thing about prior approval is that it’s more straightforward than a full planning application. Instead of the council using their own rules to decide, they just check if your project meets certain legal requirements. So, it can be a lot easier to get the green light.
That brings us to something called a "lawful development certificate"
If your project fits the criteria for permitted development rights and doesn’t need prior approval, you might be tempted to skip the whole planning process altogether - and who can blame you. But hold your horses! It’s still crucial to make sure your project follows all the rules and is legally sound. Especially if you’re thinking of flipping the house afterwards - buyer’s and solicitors will want proof that it’s all lawful.
That’s where a lawful development certificate comes in handy. This piece of paper basically confirms that your project followed the rules when it was built. It’s like a safety net, protecting you in case the rules change later on. Without it, you could face serious consequences, like fines or even having to tear down what you’ve built.
Again, it usually takes about 8 weeks to get one and will cost around £100 depending on where you are in the UK. So, it's a small price to pay for peace of mind.
So, what about a “full planning” application?
Simply put, if your project doesn’t fit into the permitted development rights, you’ll have to go through the full planning process.
Unlike the simpler routes we’ve mentioned above, getting planning permission gives you more freedom to be creative with your project. But here’s the catch: it’s a bit more of a gamble. Different councils might have different opinions on what’s okay and what’s not. So, while one council might give you the thumbs up, another might say no.
For bigger or shall we say “controversial” projects, it’s usually best to have a chat with your planning officer before you apply. This gives you a chance to talk through your ideas and they can let you know of any potential issues you might run into. This is also known as Pre-application advice, or “Pre-App”.
We’ve made a simple checklist of what you’ll need to prepare for a full planning application:
An application form
A planning application form is a standard document and an application cannot be considered without one. It can be completed by either yourself (as the owner) or by us (as your agent). It will ask for details about what you want to do, where you want to do it, and usually why you want to do it too.
A site location plan and/or block plan
These are basically maps that shows exactly where your project is located. Depending on how big your project is, you will need to produce one or both, and the scales (how much the map shows) may change. They include details like nearby roads, buildings, and landmarks, so the council can see how your project fits into the surrounding area. These drawings help the planners understand the context of your proposal.
Architectural drawings including floor plans and elevations
A bit like these!
Oh, and don’t forget the fee!
The cost will depend on what you're proposing, but we can find this out for you, before you decide what to do. To give you a rough idea, in England, a planning application for an extension to a single house costs £258. If you’re looking at building a new house, it’s £578 per house (up to 10 houses).
It usually takes about 8 weeks for the council to make a decision on a full planning application, but it can sometimes take longer. Just keep in mind that there are lots of reasons why your application might get turned down, like if your project blocks your neighbour’s sunlight or looks totally out of place in the area. So, it’s important to get it right.
Pre-application advice
You may have seen this mentioned before and wondered what it’s all about. Well, if you know you project needs planning permission, but you’d like to know if it’s likely to get approved or not before submitting, you can get advice from the planners first. This is called Pre-Application Advice.
Here's what we suggest you include when asking for pre-application advice:
The form itself
A statement explaining what you want to do
Site location plan
Any drawings you have
Any surveys or reports you’ve done
Payment
The price for pre-application advice varies massively throughout the UK and will depend on both the size of your project and the local council. Some councils don’t charge at all for small projects, whereas others can charge several hundred pounds.
The planners will look at everything you’ve sent and get input from all the people involved in making the decision, before coming back to you with a summary and any advice. Just remember though, this form isn’t a replacement for a Lawful Development Certificate.
How we can help
An architectural practice that know their stuff can help you figure out the best way to get permission for your project. We’ll design your project so it follows all the rules and fits in with what's allowed. We can even handle all the paperwork for you and can talk to the council on your behalf, which means fewer mistakes and better chances of getting approved. If you're still not sure of what planning route to take, remember:
If your project fits within the permitted development rules. You’ll need a Lawful Development Certificate.
If your project includes adding a new floor or a doing big home extension. You’ll need Prior Approval.
For projects that don’t fit within the rules. You’ll need to do a Full Planning Application.