Planning - What’s Involved?
Getting planning permission is a crucial step in the process of developing your own home. You can apply for planning permission before or after land purchase.
It is the process by which the local authority test the proposals against local and national planning policies and grant the rights to build or change certain properties.
Whilst there are some exceptions, Planning permission is generally required for most development works such as:
The construction of all new homes,
Replacing an existing dwelling,
Making major changes to a building
Changing the use of a building
Making minor changes to sensitive building or in sensitive locations such as conservation areas.
Common Planning Applications
We have provided here, a summary of the more common types of planning applications that you would likely encounter with residential building projects. Each carry a different set of requirements for drawings, supporting surveys and documents that are necessary for the local planning authority to consider your application.
The planning portal has a helpful calculator for determining the fee for specific types of planning applications which can be found here.
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This is a optional step and although it will not give you any official consent, it is often a quick and cost effective way (before you procure more detailed design work) to test the support that the planners would have towards a potential development and for their help and advice as to how to strengthen a future application. It needs only a basic drawing of what you intend to do, however its worth noting that the more information you can give them at this stage, the more comprehensive the planners feedback will be.
The cost of pre-application advice is set by your specific local authority and can vary between around £100 - £500 for and takes approximately 4 weeks for a response.
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This is only for people who want to alter or enlarge an existing dwelling or build a shed, garage or other outbuilding within the curtilage of an existing house. They require less supporting information when compared to a full application.
A Householder application costs £270 and will initially be given an 8 week target for a decision, although this can be longer depending on the size and complexity of the application and the workload of the local planning authority.
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This alternative route for permission only applies to certain minor residential developments (up to 9 dwellings). It separates the consideration of matters of principle for proposed development from the technical detail of the development.
A permission in principle consent route has 2 stages: the first stage (or permission in principle stage) establishes whether a site is suitable in-principle and the second (‘technical details consent’) stage is when the detailed development proposals are assessed.
For certain developments, its initially a quicker and cheaper route to approval. Costs are based on site area (£402 for each 0.1 hectare or part thereof) and takes approximately 5 weeks for the first stage permission.
As it is a fairly new permission route, its worth noting that some local authorities have relatively little experience with this type of application.
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The most common type of planning application, requiring a robust submission of details relating to a development.
Once permission has been granted it usually carries a number of conditions that require specific details to be submitted to the local authority at key stages during the construction phase.
Planning applications are initially given 8 week target for a decision, although this can be longer depending on the size and complexity of the application and the workload of the local planning authority.
The cost of a full planning application depends on the scale and type of development but is currently £526 for a single new build dwelling.
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This is an application to allow an amendment to a planning permission that is non-material in nature.
The cost of this type of application is £34 for Householder applications or £298 for any other consent. This is usually determined within 4 weeks
What is Permitted Development?
Fortunately, not all projects require planning permission, some works can be carried out under Permitted Development (PD) rights which you have as the owner of a property. The scope of what is permissible under Permitted Development is varied and are subject to a tight range of constraints and rules which limit works to fairly minor modifications to your home.
It is vital that you get professional advice to help you understand what can and cannot be done under permitted development rights.
As long as these rules are followed then works which can be undertaken without planning permission could include the following:-
Internal refurbishment works, changing the layout of your home.
Adding new rear or side dormer or roof windows or replacing windows and doors.
Loft conservations up to 40m3 are also permitted.
Adding certain outbuildings.
Converting two homes into one.
Certain extensions to a property including the addition of a porch or conservatory.
Adding new fences, walls and gates.
Adding external timber decking platforms or most landscaping works.
Building an outdoor swimming pool.
Changing external cladding or replacing your roof covering, including the addition of solar panels.
Building Regulations Approval
Approval under the building regulations is a separate process to planning. Where planning concerns itself with the principle of development, its appearance, and the effect that a project might have on neighbouring properties or the community, building regulations approval deals with the technical and constructional detail for the construction and extension of buildings.
Further reading regarding specific exemptions from the building regulations can be found here.
Prior to the construction phase, details of the proposals will to be approved by a building control regulator. This will involve technical drawings and specification documents prepared by competent designers including but not limited to your Architect, Structural Engineer and Mechanical Engineer.
The building control process is generally split into 3 distinct stages.
Building control consultants will work with the professional team during the technical design stage of the project to review proposals and advise ways to ensure compliance against the building control legislation.
An application to a Building control regulator for approval of the plans (Approx 8 weeks)
On site inspection of the works by the Building control regulator
You might also need building regulations approval for many alteration projects, including if you plan to:
Replace fuse boxes and connected electrics
Install a bathroom that will involve plumbing
Change electrics near a bath or shower
Put in a fixed air-conditioning system
Replace windows and doors
Replace roof coverings on pitched and flat roofs
Install or replace a heating system
Add extra radiators to a heating system
CDM Regulations
The Construction Design and Management Regulations 2015 effect all construction projects and consist of health and safety focused legislation to ensure projects are carefully planned and built by competent individuals and that any risks are managed from start to finish.
In a domestic project where it can reasonably be foreseen will involve more than one contractor, then you as the client must ensure the relevant clauses from this regulation are observed:
Let us ensure you fulfil your obligation by talking to us about our ‘Principal Designer’ service.
7.(1) For domestic projects, the duties in regulations 4(1) to (7) must be carried out by
a) the contractor for a project where there is only one contractor
b) the principal contractor for a project where there is more than one contractor or,
c) the principal designer where there is a written agreement that the principal designer will fulfil those duties
7.(2) If a domestic client fails to make the appointments required by regulation 5—
(a) the designer in control of the pre-construction phase of the project is the principal designer;
(b) the contractor in control of the construction phase of the project is the principal contractor.
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