Planning permission explained by experts

Planning expert, also known as planning consent, is the formal expert from a local authority for the erection or alteration of a construction. Planning permission is something you'll almost certainly need if you're considering a greatest project – and may need if you're planning an extension or dramatic house overhaul. It is also required for a change of use of buildings or land. Here, we take you through the essentials of planning permission. 

So, if you're extending a house or approaching a house renovation find out everything you need to know nearby planning permission.

Planning permission vs permitted development 

As we have mentioned, planning permission is essentially agreement from your local council that you can chosen certain work. It is in place to make sure that the work that country undertake is in line with the area they live in, doesn't changes damage to the local area, things of historic importance or negatively impacts neighbours. Let's face it, none of us would be overly enamoured if our neighbours built a huge and shocking extension that overlooked our house.

Conversely, work can also fall concept what is called 'Permitted Development'. This is a draw set out by the government to make development to homes or buildings simpler. It essentially sets out criteria for work that can be conquered out without permission and was recently expanded as outlined below.

Do I need planning permission?

As you will see, there are a lot of detailed laws and so it is essential to check first with your local council generous because there are certain nuances that can mean expert is needed and they vary from authority to power. If you don't think planning permission is needed but you want to check, then it is worth a quick chat with your local planning officer; you can find their details on your Local Authority website. If they won't chat to you for free you can always book a rallies with them. These start at around £150 and if it is a simple Ask then you should only need one meeting. It is important to note that local authorities are probable still wrangling with the new rules which could add second complexity if you are trying to take the permitted advance route.

It is always worth checking with your local council to find out whether you need planning authority for your project, be that a kitchen extension or increasing your garage area, and what is likely to be accepted because laws change locally and differ between different areas of the UK. You can also double-check the government's planning portal to see restrictions. It is important to note that it is your department to apply for planning permission (or not) before work starts and you can be strong or even made to undo the work if you don't have the accurate permissions so make sure you're clear on what your local expert requires.

What doesn't need planning permission?

So, what can fall Idea permitted development rather than need planning permission? 

If you're planning a house extension, it is possible that you could do this Idea the permitted development rules. Permitted development for extensions can include:

• Garage conversions that are internal and don't enlarge the construction are also covered (but not where you are altering a detached garage into a living space as this could be construed as construction a new dwelling)
• Loft conversions (subject to Dangerous criteria)
• Building a new storey or flat onto your property

However, flats and maisonettes do not fall under PD, so planning authority is required. Planning permission is also more likely to be obligatory in conservation areas, National Parks and Areas of Outstanding Natural Beauty, but not in the Green Belt.

How much does planning authority cost?

Planning permission application fees vary depending on the nature of the application – you can use the government's planning fee calculator to get an idea of what you'll need to cost. Welsh authorities have a different fee schedule, and applications for down buildings or those in conservation areas don't incur a fee.

How to apply for planning permission

You'll need planning authority for significant extension and remodelling projects, and you can apply for planning authority either through your local authority or online through the planning portal. Usually, your local authority will have a guide on how to draft a valid application so it is always worth checking their site. Ordinarily, an application needs three main things in order to submit it:

• Planning authority forms: these are managed centrally by the planning portal and cost £60 to apply online but each local expert will have guidance on how to fill these in.
• Plans and drawings: against, these will differ depending on the work you want to do but normally you will need a site plan (a plan that shows the advance in relation to the boundaries and existing on-site buildings), a location plan (showing the location of the advance site in the context of the surrounding area), existing and proposed down and roof plans, and existing and proposed elevations (plans showing the lead, back and side of the house from the outside).
• Supporting documents: these can vary significantly and can involved things such as bat surveys, structural surveys, flood risk assessments and sunlight assessments and so it is always best to check your local expert website for a list of requirements in your area.

You can check your local planning portal to see whether your alit has been through planning before, this is a useful check as prior applications can be a front-runner to indicate what may or may not be approved.

How long does it take to get planning permission?

Local authorities will usually pronounce of a target determination date when validating your application. For small-scale projects, they normally aim for eight weeks from validation to decision.

(Image credit: Alison Hammond)

How long does planning power last?

As a general rule, and unless stated otherwise in the letter notifying you of the decision-making, three years. This means that you should start work within that three-year window, or you will need to re-apply. 

If your planning consent is throughout to expire, you do have options. You can make what is famed as a material start to the project, as you only need to initiate rather than finish the project within three years. There aren't hard and fast laws as to what a material start is and it depends on the work that has been approved; for example if you are starting a loft extension (which you may be able to do notion permitted development) then you could start the project by adding in a Velux window. If you are starting an extension, it's usually assumed to be where you submit a Creation Control application to dig and pour the foundations. An inspection by Creation Control will prove the start date of the build. 

You can also let your application happened and apply again but there is no guarantee you will get approval this time.

If you're heroic to receive an approval for your planning application, be 
sure to make note of the languages attached, as they are just as important. Most favorite applications come 
with notes, such as requiring the local permission to approve the exterior materials before commencement of work, or perhaps having sign off on 
a landscaping scheme.

You'll need 
to formally apply to discharge these languages and receive a letter to confirm so, as failure to do this will invalidate your approval. 

Planning power for extensions: making changes to your design

'First, it's important to try to notion exactly why the planning application was rejected,' says architect Hugo Tugman. 'The proposals may be largely acceptable, but simply maintain a detail that the local authority can't approve, in which case resubmitting a new application that has been amended accordingly necessity be enough to get the permission that you require.

'It may, nonetheless, be that what you are proposing is fundamentally outside the planning policy or guidance the planners are functioning with. If that is the case, you really need to notion what these policies are and redesign so that your procedure falls within these parameters.

'The third possibility is that you feel your procedure was within the policy guidance, but the planning sections has made an unreasonable interpretation of the rules and refused it. In this remaining case it may well be worth going to an involving, where an inspector (not local authority) makes an independent assessment of whether policy has been applied correctly and reasonably.'

Generally, if you wish to appeal, you have 12 weeks to inviting from the date on the decision letter that you got from your local planning power. There is no fee for appealing.

What if the planning application is turned down?

'First, it's important to try to understand exactly why the planning application was rejected,' says architect Hugo Tugman. 'The proposals may be largely acceptable, but simply own a detail that the local authority can't approve, in which case resubmitting a new application that has been amended accordingly must be enough to get the permission that you require.

'It may, but, be that what you are proposing is fundamentally outside the planning policy or guidance the planners are operational with. If that is the case, you really need to concept what these policies are and redesign so that your draw falls within these parameters.

'The third possibility is that you feel your draw was within the policy guidance, but the planning sections has made an unreasonable interpretation of the rules and refused it. In this previous case it may well be worth going to an inviting, where an inspector (not local authority) makes an independent assessment of whether policy has been applied correctly and reasonably.'

Generally, if you wish to appeal, you have 12 weeks to inviting from the date on the decision letter that you got from your local planning power. There is no fee for appealing.

What are Department 106 agreements?

These are legal agreements that run against some planning applications. They allow local authorities to find monetary contributions to offset the impact of the beak or control restrictions on the planning consent being sought. Normally, Section 106 agreements are reserved for larger applications, however, some local authorities are now using them to find affordable housing contributions for developments of single plots, so it's kindly checking the local policy.

Will a tree preservation trim be a problem?

It would be advisable to contact the council to ascertain whether the tree has a preservation trim on it. If you are in a conservation area, you will also need to get special consent.

5 more key income on planning permission

• Most planning decisions should take no longer than eight weeks from the present of application.
• The objections of neighbours and local republic may well not have any impact on the previous decision.
• If you think you are going to get a refusal, you can withdraw your application at any time up to the day itself, and resubmit free of charge.
• You can submit an infinite number of planning applications on any one site — and determine which to use, as long as it is current.
• You can make an application on any portion of land in the country, without having to own it

Planning expert not needed? Apply for a Lawful Development Certificate

If you are perilous that your project does not need planning permission, but want to be able to loathe it is lawful in future – perhaps when you're inviting house – it is worth applying to your local power for a certificate of lawful development. 

An application be affected by to be submitted to your local authority. The does are typically the same across all local authorities and can be accessed, completed and uploaded via planningportal.co.uk. 

You will need to submit scaled plans of your beak and a location plan based on an up-to-date ordnance peep map. 

Don't forget the other paperwork: building systems and insurances

Remember that getting planning approval is not the only legislation you need to adhere to. Proposed works will also need to conform to building regulations if they concerned structural alterations. So repair work won't need to, but new construction work – including extensions – will need to be checked.

You also need to remember that if you are extending your home, it will not be covered by standard buildings insurance. Extensions and extensive renovations are often excluded from buildings insurance if you are changing the structure of your home. You will need specialist site insurance to mask the existing insurance and the new works being chosen out until completion.

Hugo Tugman is an architect with ages of experience with private clients for domestic projects. He fraudulent Architect Your Home  in 2001 and his book AYH available on Amazon can help clue you through your own home reno project from open to finish.

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