Question 1

What is Planning Permission?

Accepted Answer

Planning permission is the consent of your local authority on a proposed building project and is in place to deter inappropriate developmentmeans. In order to control development, any new building or extensive changes to a existing building normally requires planning permission. Both National and local authority planning policy are the basis on which a decision togrant planning permission is made.

Question 2

Why is Planning Permission required?

Accepted Answer

Planning permission is normally required for the creation of a new house or flat, either
through new build or subdividing an existing home. The process may be required for larger extensions/outbuildings, for works in designated areas, or for works involving listed buildings. Generally any improvements not classed as permitted development require planning permission.

Question 3

What is Permitted Development

Accepted Answer

Many smaller works to a house are classed as permitted development, an implied
Permitted Development consent introduced to avoid overloading the system with planning applications. PD rights are limited especially if many improvements to your home have already been made, or if you live in a designated area or in a listed building. To confirm a proposal is permitted development not requiring planning permission, a
lawful certificate application can be submitted.

The following house improvements are likely permitted development subject to certain
limitations:

- Internal alterations
- Insertion of windows/doors/rooflights
- Garage/basement/loft conversions
- Single/double story rear extensions or single-story side extensions
- utbuildings
- orches
- Gates, walls and fences
- Decking
- Swimming pools
- ropped kerbs or hardstanding
- Changing external wall or roofing finishes
- Solar panels
- Change of use to residential from certain other use classes

Question 4

What is Planning Application Duration?

Accepted Answer

Non-major planning or lawful certificate applications must be determined by a local
authority within eight weeks of the registration date. Part of this time is used for a 21 day public consultation process involving the posting of a sign outside the application address and writing to affected neighbours inviting comments. Statutory consultations to other government departments must also be made where relevant. Lawful certificate applications generally do not involve consultation unless prior approval is required for some more major proposals.

Question 5

What are the planning application requirements?

Accepted Answer

Usually an application includes but not limted to:

- a standard application form with signed ownership certificate
- a location plan
- a site plan
- plans/elevations of existing and proposed
- an application fee

Sometimes further documentation such as a design and access statement or specialist
reports will be required.

Question 6

What is the fee for planning applications?

Accepted Answer

In England currently the application fees are £462 for the creation of a new house or flat,
£206 for works to an existing house or flat, or £103 for proposed works to an existing
house within permitted development rights.

Question 7

How is a planning application decided?

Accepted Answer

The following material considerations are the typical basis on which a local authority will
make its decision:

- Loss of privacy/light
- Parking provision
- Highway safety and traffic volumes
- Noise and disturbance
- Impact on listed conservation area or listed building
- Layout and massing of building
- Design, materials and appearance
- Disabled access
- Nature conservation
- Previous planning decisions

Only objections based on material considerations from consulted neighbours and other
government departments will be taken into account. If the planning officer requires minor changes to the proposal during the application (excluding lawful certificate applications), they can request revisions to the drawings before a decision is made. The planning officer will recommend approval using their delegated powers if there are no valid objections and the proposal conforms to planning policy.
If the application is called into a committee by a counsellor, or if there are many
objections, then the decision will be made by the committee through a majority vote. The
applicant or their agent is allowed three minutes to address the committee.

Question 8

Can you alter the design after planning permission?

Accepted Answer

Minor changes to the design after planning permission is granted can be made using a
non-material amendment application. More significant changes will require a fresh
planning application, though this may be fee exempt (excluding lawful certificate
applications) if made within 12 months and the development description or character is
unchanged.

Question 9

What happens if the planning permission is rejected?

Accepted Answer

On average three in four planning applications in England are granted permission. If an
application is rejected, resubmission of a revised proposal or an appeal to the planning
inspectorate are two options available. Two in five refused householder applications are
allowed on appeal.

Question 10

When will planning permission expire?

Accepted Answer

Usually planning permission will expire unless a material start is made on the works
within three years from the decision date.

Question 11

Can you built without planning permission?

Accepted Answer

If you have failed to get the relevant consent for your project, then it is unlawful, and the
local authority can take action to have the work altered or demolished. A retrospective
planning application can be made to rectify the situation and appealed if refused.
The time limits for enforcement action are: four years for operational development
breaches (building/engineering/mining or other operations) or the change of use of a
building to use as a single dwellinghouse; and ten years for all other breaches (including
unauthorised uses and the contravention of planning conditions).
It is a criminal offence to alter a listed building without prior permission which could lead
to prosecution and fines.

Frequently Asked Questions

Frequently asked questions

What is Planning Permission?

Why is Planning Permission required?

What is Permitted Development

What is Planning Application Duration?

What are the planning application requirements?

What is the fee for planning applications?

How is a planning application decided?

Can you alter the design after planning permission?

What happens if the planning permission is rejected?

When will planning permission expire?

Can you built without planning permission?

What is Planning Permission?

Why is Planning Permission required?

What is Permitted Development

What is Planning Application Duration?

What are the planning application requirements?

What is the fee for planning applications?

How is a planning application decided?

Can you alter the design after planning permission?

What happens if the planning permission is rejected?

When will planning permission expire?

Can you built without planning permission?