The planning process can be confusing and if you want to do it properly you need to know exactly what you’re doing. In today’s post we’re going be looking at the process and giving you our tips on getting planning permission.
You can only really build the house of your dreams with planning permission and the rules for getting it can sometimes be unpredictable and easily misunderstood.
National and local planning are interpreted by local planning officers and councillors. Their interpretations can differ, and there can be misunderstanding and inconsistency between different authorities, as one person’s opinion on what should happen may vary from another.
With that in mind it helps if you have a flexible and open-minded approach to the whole process.
The planning permission process should take around two months. The government has put pressure on performance which is now linked to planning and finance departments, so councillors can’t drag their feet for too long.
It’s easier to refuse a proposal than it is to negotiate, so keep an eye on your application from the moment you send it off, track it through the system. If they do refuse it, resubmit the application once you’ve worked your way through the problems they’ve identified. If you do have to apply a second time, then you won’t have to pay a fee.
Your local authority will consider your application carefully, and you’ll find that most of the more straightforward applications will be seen within an 8 week period.
The cost for a single full application is £385 in Wales, England, Scotland and Northern Ireland.
Planning permission will be subject to conditions which must be agreed within a certain time period. They’re an important part of the process and if you don’t comply it can result in a breach of condition notice for which you cannot appeal. You may find that the conditions given to you are relatively simple and apply only to such things as the materials matching the existing ones.
There are material considerations which must also be considered and some of them are included here:
Neighbours are consulted and will be asked to comment during the process along with parish councils in England and Scotland. If there are no objections and approval is recommended, planning permission will be granted using what is known as delegated powers.
If there are objections then a decision will be made by the local planning committee using a majority vote. You or your agent will have an opportunity to speak with the planning committee but you will only be allowed around three minutes.
You’ll find that most applications are granted, at around a 75% success rate, so that’s the good news. If it is refused, you can resubmit following amendment of the conditions given. You can also appeal to a planning inspectorate.
You will have around three years to begin work and if you don’t start the work in that time period, you’ll have to reapply. Yes, that’s right, you’ll have to face reapplying for planning permission if you don’t ago ahead in that time.
You’ll have to apply for a non-material amendment if you want to make alterations which are minor. However, if you want to make bigger ones, then you’ll have to make another application for planning permission.
It’s not lawful to carry out work to develop land unless you’ve had planning permission. If you do something like this, then the planning authority can have the work altered or even demolished.
However, if no one takes enforcement action within four years of you having completed it, then it would be immune from action and become lawful. But this is an awfully big risk to take.
If you alter a listed building then you will have committed a criminal offence, it could also lead to prosecution and fines or even a prison sentence.
If you were granted permission on or before October 1st 2009, and it hasn’t run out you can apply to have it extended. There’s a £50 fee for this.
We hope you found our guide for planning permission for home owners and land owners of interest. It should provide you with a good idea of what you need to do to get your planning permission application granted. If you need further professional advice and guidance, then get in touch and one of our professional team will be more than happy to help.
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