You could need planning permission even if you’re just looking to build a small extension or erect a fence, never mind large-scale developments. It’s good to understand the rules and regulations surrounding planning permission, but you can’t be expected to know them all.
In this blog post we’re looking at the planning process and how to navigate it. With all the rules and regulations it can feel like a bit of a maze, however there are ways to make your life easier.
Before diving into any project, ascertain whether planning permission is required or if you can utilize permitted development (PD) rights. Understanding the distinction between the two can save both time and resources. Permitted development rights allow certain types of building works and changes of use to be carried out without needing to apply for planning permission, but there are limitations, so it's essential to be well-informed. Familiarize yourself with permitted development rights and planning guidance specific to your area. This understanding will empower you to make informed decisions and advocate for your project effectively.
Working with an architect is invaluable at this stage, not only to get clarity on your proposal, but also to get their input on what is likely to pass planning assessments. Their knowledge and experience will help you avoid common pitfalls and ultimately save time and money. They should be able to advise you what is likely to need planning or be permitted under PD, and they can also liaise with the planning department on your behalf if you wish.
When preparing your submission, you want to make it as easy as possible for your planning department to do their jobs. Make sure your proposals are super clear, your diagrams and schematics are professional and consistent. Clearly articulate your intentions and how your proposal aligns with planning guidelines; make sure your proposals are reasonable and practical. If the planners come back with questions or requests, then service them quickly and professionally.
If you’re working in the industry, you want to make sure you present yourself professionally and build strong, positive working relationships with the planning departments in the areas you cover. You’re likely to come across the same people multiple times, so treat them how you would expect to be treated yourself. Most planning departments are stretched, so be patient and even if you feel frustrated at the time the process is taking, don’t take it out on them – it’s not going to help your case!
Accompany your proposals with plenty of photographs to provide visual context and aid in decision-making. Clear, high-quality images can help convey your vision and garner support for your project. Speaking to neighbours and getting letters of support from them can also help with your application.
Even if you proceed with the works under PD, it is worth getting a Lawful Development Certificate from your local planning department which essentially confirms that they have reviewed your proposal and agree that it is permitted under PD. Without this you may have difficulty selling the property.
In conclusion, dealing with planning departments in the UK requires a combination of knowledge, professionalism, and patience. By being clear, sensible, and proactive in your approach, you can navigate the planning process more effectively and increase the likelihood of a successful outcome for your project.
Good luck and feel free to comment or email with any questions you may have.
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