5 Things You Need to Know About Planning Permission
- You can make a planning application on any piece of land in the country — you don’t have to own it.
- Your planning decision should take no longer than eight weeks from the point of application, unless there are unforeseen circumstances, e.g. a global pandemic.
- The objections of neighbours and local people may well not have any impact on the final decision.
- You can withdraw an application at any time — so if you think you are going to get a refusal, you can withdraw it at any time up to the day itself and resubmit free of charge.
- You can submit an infinite number of planning applications on any one site — and choose which one to use. As long as it is current, you don’t have to use the most recent
Q: What types of planning permissions are there?
There are different types of planning permission with the most common being:
- Outline Planning Permission
- Full Planning Permission
Outline Planning Permission
Let’s say, for example, you have bought a piece of land and you would like to build a house on it. You want to know if you can even build on the land first so you may look at getting Outline Planning Permission. This simply is an application to your local authority informing them of your intent to build on the land and they will inform you what size house you could build.
Compared to a Full Planning permission application, the Outline application does not require as much detail of your intent, just more of a brief ‘outline’ of what you are planning on doing.
Full Planning Permission
Knowing whether or not you need full planning permission is something you need to check with your local authority. When applying you will need to initially fill in an application form.
Examples of when you may need to seek Full Planning permission are:
- Structural alterations
- Building in your garden
- Demolishing an existing building
- Extending your property (dependant on size)
- Changing the main use of a building
Q: What happens if my planning application gets turned down?
A: If you have had your application turned down, you will be told why and you will be advised how you might overcome the issue that caused the application to be refused. You also have the right to appeal against the decision. Appeals are dealt with by independent inspectors.
Q: What issues are taken into account when deciding on a planning application?
A: It is important to understand that the Council can only take into account planning issues when determining an application. Consequently, your comments should be restricted to relevant planning issues only. There is no exhaustive list of material planning considerations, but the following issues are likely to be relevant in most cases:
- Local development plan
- Government planning policy guidance
- Case law and precedent
- Considerations of highway safety
- Residential amenity
- Noise, disturbance and smells
- Design, appearance and layout
- Impact on trees, listed buildings and conservation areas
- Human Rights
Further information on material planning considerations.
Q: What issues cannot be taken into account when deciding on a planning application?
A: Examples of issues that are not planning matters include:
- Loss of a view
- Private rights such as restrictive covenants, private rights of way and rights to light
- Ownership of land
- Boundary or access disputes
- Objections on grounds of business competition
- Effects on property value
- Morality or personal opinion
- Matters covered by other legislation
- The reputation of the applicant/developer
- Nuisance caused by building work
- Speculation about future developments
Further information about material considerations for planning applications.
