Your ad can replace the one shown here from just £8.99 / month. – Click here for more info.
The Essential Guide » Finding & Buying Land / Property » Do We Need Planning Permission For Self Build and Property Renovation
Do we need Planning Permission for Self Build and Property Renovation
Planning Permission is one of the, if not THE most important part of any “residential development” project. Whether it be a new build or a renovations or conversion project.
What’s more, it not only has relevance to the “big picture” (i.e. can we build / can’t we build?), it also has “a say” in nearly every aspect of the project.
It will dictate:.jpg)
- “If” you can build.
- “What” you can build.
- “What level” you can build from (i.e. what ground level – usually more relevant on sloping sites)
- “How big” you can build.
- “Where” you can build.
- “How high” the building can be.
- How many “storeys” high it can be.
- How it will look (overall).
- How the “approach” to it must be designed.
- “Where”, “How many” and “What type” of windows / doors.
- The type of “external” finish you will need to give it.
- The slope of the roof / the roofing materials.
- The layout of your landscape.
- The “Drainage design” you will need to use.
The list is by no means exhaustive, but it gives you an idea of how important Planning permission is.
This section aims just to give a basic idea of what Planning Permission “is”.
(In order to try to get more of an “overall picture” of how Planning Permission will affect your particular project, you would be advised to read as much of this guide as possible. Especially the early pages which deal with the parts of the project before you start the physical work).
Planning Permission is pretty much needed whenever we want to “create” something new or “change” something that exists, on any property (land), - which will in some way affect, usually on a permanent basis (but sometimes on a temporary basis) that property or its neighbours - Locally or Nationally.
We need not just be talking here about building / renovating / converting property. – Planning permission can be needed to put a sign up on a wall, to fix a satellite dish, to “change” the type of use of a building and / or a myriad of other things. – Far too many for me to list here.
It is CRITICALLY IMPORTANT that you make sure you are complying with Planning Regulations BEFORE YOU START ANY PROJECT. – Even if you have been told by a friend or maybe even a builder, that “You won’t need it”. – If they are wrong, you probably won’t be able to sue them, but YOU will lose out –Possibly in a BIG WAY! - Don’t just assume that because you are only taking out and replacing a couple of windows that “You’ll be ok!” – You might not be!
If, after you have “checked up” whether or not you will need Planning Permission, you find out that you don’t need it, GREAT!! - BUT MAKE SURE YOU FIND OUT!
A phone call to the Planning Department may be all you need, to be told that “No, you don’t need Planning Permission for the work”. - If you can get confirmation of that in writing, then so much the better.If your conversation indicates that either you will or may need to apply for Planning Permission on your proposed project, then that should become the most important thing on your project agenda. If it is required, you will not be able to legally proceed with the project until you have successfully obtained it.
Some people have been known just to “plough on regardless”, thinking that they won’t need to obtain Planning Permission. - Only to be informed many months (and many thousands of pounds down the line) that in fact they can’t build. - You may have heard about a few of them on TV! – The ones who have had to pull their houses down after they have moved in? – The ones who thought they could get away with it – But couldn’t!
Planning Permission requirements vary in different areas of the country:
Planning Permission requirements vary in different parts of the country and you may find that in your area that it is can be required for even the smallest and most insignificant (to your mind) projects. – Things you possibly just wouldn’t expect it to be needed for, such as minor cosmetic changes to the external appearance of a building / changing an external door or window etc.
Geographical and historical factors can also have major implications on whether or not it is needed on a “certain project” (e.g. Listed Buildings).
A particular region of the country (maybe the whole of a town or even a “county”) may impose strict conditions on any projects proposed within its boundaries. This is sometimes done to try to keep a certain “characteristic” of an area. Buildings affected could have limits on the maximum height of the building, or it may have to conform to a certain style of appearance, or be built of certain materials. Window styles may need to conform to a certain “model” or you may be required to use a certain type of roofing materials (possibly “natural slate”).
However, some areas have no major restrictions of note, adopt a fairly easy going approach the whole subject, and take each application entirely on its own merits.
What should you do once you know you need Planning permission for your project?
Once you have found out whether or not you will require Planning Permission for your project, the next thing to decide is how to go about it.
If you already own the land or property the process is more straightforward than if you don’t.
You can actually apply for Planning Permission on property you do not own. - But if you obtain it, you do not necessarily have any rights over the property, - and the owner could then take advantage of that fact by carrying out the development themselves. – You would have no comeback unless you had some form of contract in place to protect you
If you are considering applying for Planning Permission on a property with a view to then buying it, you would be strongly advised to get agreement and a written contract in place before you start the process, to make sure that you are able to actually complete the purchase if and when the permissions are in place.
.jpg)
You can make a “private application” yourself, or you can use an agent to make the application for you. Which you choose will depend on your own knowledge and experience.Most amateur builders would tend to need to use the services of an “Agent”. This may be a Planning Consultant, an Architect, a Draughtsman or someone similar, who has the knowledge and experience required to give your application a good chance of succeeding.
These people will guide you through the process, and will generally be able to foresee many of the potential problems with the application before submitting it. - This will mean that when the application is submitted you will stand the best chance of it being passed without too many holdups, or it being rejected on some grounds that some important detail has been overlooked.
(If you decide to use professional services for your application, you will find plenty of people who can help you listed in the “Trade Directory” section of this site. – Contact a couple of them and arrange an initial meeting where you can discuss the generalities of your project and get an idea of how they see it from a professional point of view).
There are three types of Planning Permission which you can apply for:
1) Outline Planning:
This is where (for example) an area of land which presently has no active “Planning Permission” associated with it, has an application made on it for development “of some type”. - The land may have previously had Planning Permission granted, but there are time limits attached to permissions, and if development has not started on the site within those time periods, then the permission lapses.
Outline Planning is the most basic form of Planning Permission. Once it is obtained, it basically says “This land can be developed”.
There will be a restriction on the type of development associated with the land, which may determine its potential use as “Commercial” “Industrial” “Leisure”, or in this case “Residential”. - (so don’t think that because you are told that land has Planning Permission, that you can automatically start to plan your new home on it. - The permission may be for a different “class” of development).
When making an outline application you be required to, or you may decide to give some of the more detailed information (often depending on the location / area of the development). Adding some “pertinent” information could make sure that you don’t “come a cropper” later:
For example: You may obtain “Outline” permission for “a single dwelling house” on a piece of land, but then, when you come to apply for “Full Planning”, or “Reserved Matters”, you may find that the development is restricted in its maximum size, or that it has some other restriction on the development which makes it less attractive to you.
By adding some detail to your application such as the floor area / the number of bedrooms etc, you can “cover yourself” to a certain extent against this happening.
E.g. – For clarification purposes, you may decide to make your Outline application for: “A 4 Bed, 2 bathroom, 2 storey detached house with sloping roof”. - This may help to give you a little more peace of mind as the process gets underway. If you are not sure about what you are doing you should take on an Agent and he / she will guide you on this and similar matters.
The “Outline” application is generally the simplest, quickest and cheapest to “put together”, needing the least detailed information, and may be a good option if you don’t want to spend too much money upfront to find out simply “whether or not” any development will be permitted.
Whether or not you have obtained Outline Planning, - Once you decide to go ahead with the project you will then need to apply for “Full Planning”, or “Reserved Matters” Planning Permission:
2) Full Planning:
This is the next stage “up the ladder”. It requires a lot more detail to be submitted, and unless you have specialist knowledge in this field you are definitely going to need assistance to prepare your application.
Whereas with an outline application you are just getting confirming that you can develop the land (in this case with a residential dwelling), with Full Planning, you are saying (for example) “I want to build THIS PARTICULAR HOUSE on the land”.
You will need to prepare a full set of “scale” drawings of the house. Including: Elevations, layout plans, site plans, and location plans. You will also need to give a lot more detailed information on the application forms regarding the construction, access, services, drainage and other matters. – Again, you Agent will help you with all of this.
If you can prepare a set of sketches yourselves (preferably to scale), to take to your designer at your first meeting, it will save you some time and money. - If you just go with a head full of ideas, the first job at that, or at a follow up meeting, will be to try to get your ideas “down on paper”.
(Before you go, have a look at the “House design” pages of this guide for ideas on how to prepare sketches, and do some general research into house design to find out what sort of thing you like. – Then, if possible just get even some basic outlines drawn (at least roughly) to scale).
Things to bear in mind:
When I design a house, I try to give it the best chance of being approved with “minimum fuss”.
One of the things I do is have a look around the area where the house is to be built, to see:
· What is the style of the surrounding properties?
· Are they of the size that I am hoping to build?
· What materials are used?
· Does it look like there might be a “building line” on the land? (A line which dictates the position of any development which may take place on the land. – Where one exists, it will usually be along the line of the front of all the houses. - You are not permitted to build in front of a building line.- If you were to accidentally position the house in front of the line you could be asked to take it down!)
.jpg)
If possible, once I have taken note of the surrounding properties and any other factors I can think of which might affect my application, I will try to design the new one to blend in or “complement” the existing properties and the area it is in. – If you can do this you may find that the Planning process goes more smoothly and is completed quicker.(Note: You obviously need to balance any attempts to “blend in” with your own wishes for the development. - If the proposed building is going to be very different from its neighbours, you would be advised to consult with the Planning department early on in the process for guidance as to what may or may not be accepted).
Once you have obtained Full Planning, you know that you can build THAT SPECIFIC PROPERTY on THAT SITE. You can’t change any details of the development without doing it through the Planning office. So make sure that the application you make is for “the final version” of what you want to build.
3) Reserved Matters:
If you obtain Full Planning Permission, you will still need to confirm matters such as what type of brick you are going to use, and which type of roof tile.
If you make a “Reserved Matters” application at the outset, you will include all these items in your application. It is basically “Full Planning Permission Plus”. The information you give at the time of applying will include everything the planning office need to know to make their full and final decisions on the development.
Self Builders tend to prefer to make “Full Planning” applications because they can get the application in fairly quickly and then go off and search for materials that they like whilst the Planning process “rumbles on”.
Renovators often prefer “Reserved Matters” applications if they are planning on using “certain materials” to match the existing building. – Once they receive the permission they then know that those (possibly specialist materials which may be on a lengthy delivery) are going to be ok to order.
Conclusion:
Whichever form of Planning Permission you are seeking, the process can take quite a long time. 3 – 6 months is fairly general.
If you are not sure of the final designs of your house at the time when you want to apply for Planning, or if you are just trying to find out if “in principle” you can develop or renovate, then “Outline Planning” may be a good choice. - Especially if you don’t own the land, and you wish to find out if you will be granted permission at all before you commit to buying it.
If you “know exactly what you want” in respect of the design and the materials, then “Full Planning” or “Reserved Matters” may be the best option.
You can get hold of application forms by contacting your local Planning Department, or you may find that your agent keeps spare copies. – Try to make sure that they are filled in correctly before you send them in. – The process of “registration” of the forms can take a few days. – If you have made any omissions or mistakes it could be a week or so before you are contacted to tell you that there is an error. – You will then have to go and get the forms or wait till they come back in the post, and then put right the errors and re submit. – this process could easily lose you a couple of weeks progress and cost you extra money for the agent “re doing forms for you”.
« return to guide contents
Your ad can replace the one shown here from just £8.99 / month. – Click here for more info.