UK Planning Permission Simplified

Construction

Securing planning permission can often feel like navigating a bureaucratic labyrinth. However, understanding the nuances of when and how to apply can save you from potential legal headaches and ensure your project goes smoothly. Whether you’re building a new extension, converting a garage, or changing the use of a building, this guide will walk you through the essentials of planning permission in the UK.

When Planning Permission is Required

Planning permission is typically required for:

Building something new
Making major changes to an existing building (such as an extension)
Changing the use of a building (e.g., from residential to commercial)

Notably, if you proceed with work that requires planning permission without obtaining it, you risk receiving an enforcement notice, which could mandate the reversal of all changes made. This not only can be costly but also time-consuming, so it’s crucial to ensure all necessary permissions are in place before commencing any work.

Permitted Development Rights

In some cases, your project may fall under permitted development rights, which allow certain types of work to be carried out without needing planning permission. These rights cover a range of activities, such as:

Loft conversions: Adding up to 50 cubic metres of new space for detached and semi-detached houses, or 40 cubic metres for terraced houses.
Rear extensions: Detached houses can extend up to 8m, and other homes up to 6m, though larger extensions require prior approval.
Side extensions and garage conversions also frequently fall under permitted development, but with specific limitations and conditions.

It’s important to check if your property is eligible for permitted development, as restrictions apply to flats, maisonettes, listed buildings, and homes in conservation areas. For example, properties in designated areas like national parks or Areas of Outstanding Natural Beauty (AONBs) have stricter controls.

The Application Process

Applying for planning permission involves several key steps:

Determine the Need for Permission: Before you start, confirm whether your project requires planning permission. This can be done by consulting your local planning authority (LPA). The LPA is responsible for processing planning applications and ensuring that developments comply with local planning policies.
Pre-Application Advice: Many councils offer pre-application advice, which can provide guidance on your project and improve the chances of approval. This step can be incredibly beneficial, helping you identify potential issues early on and adapt your plans accordingly.
Submit Your Application: Applications can be submitted online via the Planning Portal, which ensures that all necessary details are included and sent directly to the LPA. Alternatively, paper forms can be downloaded and mailed. The online submission process is streamlined and ensures that you provide all required information.
Application Contents: A typical application includes several components:
- Completed application form
- Ownership certificate
- A location plan and site plan
- Design and access statement
- Appropriate fee
Validation and Consultation: Once submitted, the LPA will validate your application, ensuring all required documents are present. The application is then publicized, and neighbours and other stakeholders are invited to comment. This period typically lasts 21 days and is crucial for gathering community feedback.
Decision: A planning officer will review the application, conduct site visits, and consider any feedback received. The decision can result in approval, approval with conditions, or refusal. If refused, there is an option to appeal. The decision-making process also considers national planning policy and local development plans.

Costs and Considerations

The cost of applying for planning permission varies depending on the project. For example, householder applications typically cost around £206, while more extensive projects can incur higher fees. Additionally, online applications processed through the Planning Portal incur a service charge of £58.33 + VAT.

It’s crucial to consider potential additional costs, such as fees for professional advice, design work, and any necessary surveys. Also, keep in mind the impact of the project on your neighbours and community, as their objections can influence the LPA’s decision.

Common Pitfalls and How to Avoid Them

Understanding the common pitfalls in the planning permission process can help you avoid unnecessary delays and expenses:

Incomplete Applications: Ensure all required documents are included to avoid delays.
Ignoring Pre-Application Advice: Utilize pre-application advice to identify and address potential issues early.
Overlooking Neighbourhood Concerns: Engage with your neighbours early to mitigate objections.
Not Adhering to Local Plans: Familiarize yourself with local development plans to ensure your project aligns with planning policies.

By addressing these common issues, you can streamline the application process and enhance the likelihood of approval.

Conclusion

Securing planning permission is a critical step in many construction and renovation projects. By understanding when permission is needed, leveraging permitted development rights, and following the correct application process, you can navigate this complex area more effectively. As Jamie Johnson, CEO of FJP Investment, aptly puts it, “Proper planning is the cornerstone of any successful development project. Ensuring compliance from the start can save time, money, and stress in the long run.”

For further details and guidance, always consult your local planning authority and explore the comprehensive resources available on platforms like the Planning Portal. By being thorough and proactive, you can ensure your project proceeds smoothly and legally.