Everything you need to know about applying for planning permission before you upgrade your home.
Bliss Architectural Design and Interiors Ltd specialise in residential properties, new builds, home refurbishments and renovations, annexes and extensions, and securing planning permission.
Our flair is for thoughtful, imaginative designs that work for the way you want to live, and our decades of experience means we understand how to get your vision approved by your local authority's Planning Department.
Can you handle your own Planning Application?
You may have dreams of upgrading your home, but building work can only begin once your planning application has been approved. Planning regulations can be incredibly complex so it's prudent to have an expert draw up and submit compliant legal plans that meet your local authority’s expectations.
However, if you’re considering applying for planning permission yourself, some inside knowledge could help smooth the way. We have outlined the steps below, with handy links at the end of this article.
Why you need Planning Permission
Planning permission is approval from your local authority to alter or enlarge a property.
Essentially, planning permission ensures that intended building works are compliant and won't negatively impact the neighbourhood or environment.
Do your research
Policies, constraints and preferences vary from council to council. For example, some will let you build a double-storey rear extension, and some won't.
A little research will help to find out if your dream project might get approved. Every local authority in the UK publicly lists planning applications. Visit their website and start digging through them and note the grounds on which your council has historically denied planning permission.
What are the different types of Planning Application?
Next, you need to identify what type of planning application you're making:
Full Planning Permission (Full PP)
Altering a flat, maisonette or block of flats.
New buildings.
Change of use, e.g., turning a domestic residence or land into a commercial business.
Some conversions, such as converting a garage into a home office.
Householder Planning Permission
Modifying or enlarging a small to medium residential property.
Making changes within the property's boundaries, such as building an annexe or home office.
Making changes to a listed building.
Permitted Development
Always refer to the latest government guidelines and the Planning Portal because some building work may not need any planning permission, for example:
Driveways.
A small garden room within the boundary of your property.
Porches, small side of rear extensions, some annexes.
Re-roofing and installing rooflights / skylights.
Permitted Development does not apply if your property is a flat or maisonette, a listed building, or is in an area of outstanding natural beauty.
Not for the faint of heart, we recommend you pour a large coffee and study The Ministry of Housing's 50-page technical guidance for permitted development rights for householders.
Professional plans and drawings
You'll need professional drawings, which include elevations, floor plans and sections detailing every aspect of your project.
Submitting your plans for pre-approval
If you are unsure whether you will be granted permission, it is prudent to go through a pre-approval step.
1) Submit your drawings to your local authority’s Planning Department for pre-approval. Pre-approval is absolutely non-binding, but they will offer guidance on anything that is not acceptable to them. You’ll need patience as you may have to wait months before you receive guidance. There is a non-refundable fee for this service.
2) The next step is to go to the Planning Portal and submit all your plans and supporting documents. There are a range of fees depending on the type of application.
Submission checklists and a little more patience
In addition to professional plans and drawings, you will have many forms to complete, documents to submit and boxes to tick. If you fail to meet regulatory standards at any stage, your application will not be “lodged” or processed.
The Consultation Stage: what will the neighbours think?
Once the planning application has been lodged, you’ll enter the Consultation Stage. The local authority planning department will notify your neighbours about your proposal, giving 21 days for anyone to object.
The Planning Department will also consult specialists in, say, the transport and highways department or the arboriculturalists (tree experts) for any red flags that might impact your application.
Site visits and final assessments
A local Planning Officer will visit your site, and all being well, your plans will enter the Assessment Stage. The Planning Department usually take about eight weeks to decide whether you can proceed, but they may request more time.
↓ The Planning Decision ↓
Yes: Your application has been approved. | No: Your application has been refused. |
If the local authority grant Planning Permission, work can commence. Congratulations! Remember that all the documentation you submit is enforceable. If you go off-plan when you start building, the council can insist you undo any work outside the approved plans. | If your plans are rejected, you still have two choices: 1. You can go into the appeal process with your existing plans. 2. You can re-submit redressed designs and go through the entire planning process for a second time. |
The voice of experience and expertise
We are architectural designers and have decades of experience successfully gaining planning permission from many local authority planning departments, including:
For anyone new to the planning application process, brace yourself for a steep learning curve. Our advice is to assume there are no shortcuts: mistakes cost time and money, or could create issues when you want to insure, sell or remortgage your property.
Hopefully, your application will go smoothly, but it is well worth engaging a professional if you get stuck. Advice from a specialist will be worth its weight in gold.
HELPFUL PLANNING LINKS
I hope this article has helped you understand a little more about the planning application process.
I'm Julie Bliss. Follow me for more design and architectural inspiration, or contact me if you'd like to discuss a project.
Bliss Interiors and Architectural Design is renowned for thoughtfully designed home refurbishments, extensions, and new-builds.
I'd be delighted to hear from you.
A case of defiance: The Headington Shark vs the Planning Department
When it comes to planning applications, we strongly recommend you stick to the rules. It rarely ends well for those who disregard central government or local authority planning regulations.
Still, there's always an exception. In a rare case of defiance, in 1986, the sculptor John Buckley installed an enormous fibreglass shark through his roof. Reminiscent of a missile, the sculpture was a protest against bombing.
Oxford City Council's planning department lost its mind over what became known as "the Headington Shark" as the sculpture was installed without planning permission. The council raged, the press descended, and the artist stood firm, refusing to remove the shark.
Under the weight of loud and press-worthy local support, the council gave in, and the fibreglass shark remains to this day.
Ironically, some years ago, Oxford City Council officially recognised the house as a special heritage site!
Oxted, Woldingham, Tandridge, Tatsfield, Caterham, Croydon, Sevenoaks, Westerham, Beckenham, Bromley, London
The information provided in this article is for general guidance only.
Bliss Interior Ltd assumes no liability for any actions taken based on the content of this article.