Planning permission is a legal requirement for many building projects in the UK, such as new constructions, extensions, conversions or changes of use. It ensures that the development is in line with the local planning policies and does not harm the environment, the neighbours or the public interest.
Getting planning permission can be a complex and lengthy process, but it is essential to avoid any legal issues or enforcement actions that could cost you time and money. Here are some steps to help you navigate the planning system and achieve your desired outcome.
Step 1: Do Your Research
Before you start any building work, you need to find out if your project needs planning permission or not. Some minor works, such as internal alterations, repairs or maintenance, may not require planning permission, as they fall under the category of permitted development rights. However, these rights are subject to certain conditions and limitations, and they may vary depending on the location, type and history of your property.
You can check if your project falls under permitted development rights by using the interactive guides on the Planning Portal website (https://www.planningportal.co.uk/), which is the government's online service for planning. You can also contact your local planning authority (LPA) through your local council to get advice on your specific case.
If you think your project falls within the permitted development rights, we would always advise to submit a Do I need Planning? submission to the local authority, this will cost in the region of £60 and will give you a written confirmation from your local authority that your proposal falls within the permitted development guidelines, which can save any headaches further along in the project.
If your project does not qualify as permitted development, or if you are unsure, you will need to apply for planning permission from your LPA.
Step 2: Consult an Expert
Applying for planning permission can be a daunting task, especially if you are not familiar with the planning system and its requirements. It is advisable to consult an expert, such as an architect, a planning consultant or a solicitor, who can help you prepare and submit your application. They can also advise you on the best design options, the relevant policies and regulations, the potential risks and challenges, and the chances of success.
You can find qualified professionals through online directories, search engines, or by asking for recommendations from friends or family who have done similar projects.
Step 3: Prepare Your Application
Your application for planning permission must include:
- A completed application form
- A site location plan
- A site layout plan
- Drawings of the existing and proposed buildings
- A design and access statement/planning support statement - although this is not necessary for all applications.
- A fee (TBC at the time of application)
You may also need to provide additional information or documents, depending on the nature and scale of your project. For example, you may need to submit:
- A heritage statement
- A flood risk assessment
- An ecological survey
- A noise impact assessment
- A transport statement
You can find out what information is required by checking the - local validation checklist (https://www.gov.uk/guidance/local-validation-checklists) of your LPA or by contacting them directly.
You apply online for planning permission through the Planning Portal website -https://www.planningportal.co.uk/ and upload all the required documents in PDF format. You can also track the progress of your application online.
Step 4: Wait for a Decision
Once you have submitted your application, your LPA will check if it is valid and complete. If not, they will ask you to provide more information or correct any errors. If valid, they will register your application and assign it to a planning officer.
The planning officer will then assess your application against the relevant national and local planning policies and guidance. They will also consult with other departments or agencies, such as highways, drainage or conservation. They will also notify your neighbours and invite them to comment on your proposal. You may also receive comments from other interested parties, such as parish councils or community groups.
The planning officer will then make a recommendation to either approve or refuse your application. They may also suggest some conditions or modifications to make your proposal more acceptable.
The decision on your application will usually be made by the planning officer under delegated powers. However, in some cases, it may be referred to a planning committee, which is a group of elected councillors who make decisions on more complex or controversial applications.
The decision on your application should be made within eight weeks from the date of validation. However, this may vary depending on the complexity of your project, the workload of your LPA and any delays caused by consultations or negotiations.
You can check the status of your application online through the Planning Portal website or by contacting your LPA.
Step 5: Review Your Decision
If your application is approved, you can start your building work, subject to any conditions or limitations imposed by your LPA. You will need to comply with these conditions and inform your LPA when you have completed them. You will also need to comply with other regulations, such as building regulations, health and safety and environmental protection.
If your application is refused, you can either:
- Accept the decision and modify your proposal to address the reasons for refusal.
- Appeal the decision to the Planning Inspectorate, which is an independent body that reviews planning decisions.
- Re-submit your application with new or revised information or documents. - Your get a free go at planning if new proposals for the same site are submitted within 12 months of the original decision date.
You can find out more about your options and how to proceed by reading the decision notice issued by your LPA or by contacting them for advice.
Getting planning permission can be a challenging and rewarding process, but it is essential to ensure that your building project is lawful, appropriate and sustainable. By following these steps, you can increase your chances of getting planning permission and achieving your desired outcome. Good luck!
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