Planning Permission, in simple terms, is like asking if you can do a certain piece of building work. It will be granted (possibly subject to certain conditions) or refused.
Parliament has given the main responsibility for planning to Local Planning Authorities (usually, this is the planning department of your local council).
Planning permission approval determines whether a development can go ahead or not and will take into consideration the appearance of buildings and the impact the development will have on its surroundings, you'll need to provide documents including the existing and proposed drawings (Architectural Design) and when in a conservation area or a listed building a statement of significance. There may also be legal or environmental restrictions in place, which would cause Planning Applications to be refused. Local Authorities may at times grant Planning Permission, subject to certain conditions. If a Planning Application is rejected, it is always possible to lodge a Planning Appeal by modifying the application to eventually meet the requirements of the planners.
When applying for Planning Permission, it is advisable to engage with any neighbours and explain the nature of a project and the effect, if any, it will have on them.
It is your responsibility for seeking, or not seeking, planning permission. If required, it should be granted before any work begins. Don't worry we will advise you of the next steps!!
We offer completely free no obligation visits to understand, What you want to achieve and When. We can advise you on indicative build costs and the Planning and Building Regulations process. We act as you agent dealing with the application on your behalf to ensure everything runs smoothly.
Full Planning Application
This is the most common type of planning application. The full details of a development proposal are submitted for consideration, including detailed drawings showing the site and the work you plan to do.
Lawful Development Certificates
If you want to be certain that the existing use of a building is lawful for planning purposes or that your proposal does not require planning permission, you can apply for a 'Lawful Development Certificate' (LDC).
It is not compulsory to have an LDC but there may be times when you need one to confirm that the use, operation, or activity named in it is lawful for planning control purposes. This is particularly useful for building projects whereby Permitted Development the building work was carried out many years ago but does not have any paperwork to confirm it is compliant, such as a single storey extension.
Permitted Development Rights
You can carry out certain types of work without needing to apply for planning permission. These are called "permitted development rights".
They derive from a general planning permission granted not by the local authority but by Government. Bear in mind that the permitted development rights which apply to many common projects for houses, do not apply to flats, maisonettes, or other buildings. Similarly, commercial properties have different permitted development rights to dwellings.
In some areas of the country, known generally as 'designated areas', permitted development rights are more restricted. For example, if you live in:
You will need to apply for planning permission for certain types of work which do not need an application in other areas. There are also different requirements if the property is a listed building.
Retrospective planning permission
If you have made a change to your property that requires planning permission and you have not had approval, a local authority can request that you submit a retrospective planning application for the work that you have already carried out, such as as loft conversion without planning permission.
Although a local authority may ask for a planning application to be submitted, it does not mean that planning permission will automatically be granted, and the application will be treated in the usual way.
If the retrospective application is refused, the local authority can issue an enforcement notice which requires you to put things back as they were or comply with a different design.
We also consult on Pre-Application Advice, Change of Use, Outline Planning Permission, Discharge of Reserve Matters and Conditions.
If you want to carry out work to a building, there is a good chance you will need some form of permission before starting any building work.
There are two main types of permission, Building Regulations (Building Regs) and Planning Permission and if you are doing various types of work, you may need both.
Building Regulations, lay down the minimum standards for design, construction and alterations to buildings in the UK and are designed to ensure buildings are safe and structurally sound. They also include requirements to ensure that fuel and power are conserved and facilities are provided for people with disabilities to access and move around inside buildings. For strutural alterations you'll need to provide Structural Calculations as part of the application. Scotland has its own set of Building Regulations.
Local Authority Building Control Departments work to ensure that Building Regulations are adhered to and will issue a certificate of compliance to certify that the work carried out is compliant.
Projects such as new builds, extensions, loft conversions or garage conversions will normally require to be signed off by either Local Authority Building Control Departments or private Approved Inspectors. Smaller projects and minor works can often be self-certified by the contractor carrying out the work, provided they are registered to do so on a Government approved Competent Person Register. Tradesmen who are registered with a Competent Person Scheme are vetted to ensure they are qualified to carry out work in accordance with the appropriate Building Regulations.
Before appointing a contractor you should ensure that your chosen supplier has satisfactory qualifications, experience and insurance, to provide the level of service that you require we can help find a manage your contractor/builder as your Project Manager.
We are a registered Local Authority Building Control (LABC) Partner, this means our design, specification and project management is in line with the Local Authorities that we work with, providing you assurance, minimal cost and managed risk. We are your Trusted Property Experts.
In determining applications, local planning authorities require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting to inform the final acceptable design.
The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.
As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary for all designs, whether its for house plans or commercial premises. This type of permission is required for alterations to buildings that our Listed or within a Conservation Area.