How to Do Planning Permission Drawings

Consummate Guide to Making a Successful Planning Application

Prepare and submit a watertight planning application with practiced help from Build Information technology'south planning consultant, Mike Dade

For many self builders and renovators, applying for and gaining planning permission is one of the most frustrating elements of creating a new habitation.

Developing a successful scheme that matches up to your expectations, whilst also fitting in with local and national policy, takes time and experience.

One function of the process that should testify relatively straightforward is actually submitting the formal application for your preferred pattern – only it's vital that you tackle the task with intendance and attention.

Mistakes and omissions at the planning stage can crusade frustrating delays or fifty-fifty jeoardise your chances of success.

How to get planning permission showtime time

Whether you'll be making your ain application, or have a planning consultant or architect on board to practice it for you lot, information technology's worth knowing what's involved and how you tin can get the all-time from it.

This comprehensive planning guide walks you through the entire process, from filling in the forms to preparing for meetings.

Where can I utilize for planning permission?

The simplest mode to make a planning application is online via the Planning Portal. This website presents you with a series of piece of cake-to-follow questions to plant the type of application you need to make and to which council you must apply.

Acquire more: Understanding Planning Changes

It then enables you to fill up in the relevant awarding forms, attach documents and drawings, confirm the advisable fee and submit them. Handily, you can even save your progress and render to the awarding at a later date.

There's a simplified process, known equally a householder application, for extensions and alterations to an existing house. For everything else, including new builds and conversions, you'll use a standard, more than detailed form.

Additional information is needed if the works involve a listed building or demolition in a conservation area. In fact, technically two applications have to be made to gain approval for this kind of project; one for conventional planning permission and the other for listed edifice or conservation area consent. All of this tin exist washed through the Planning Portal.

Read the total story: Modern Oak Frame Self Build

An alternative to making your planning awarding online is to download and impress out the forms from your local quango's website or collect copies from their offices. You tin can then make full them in by hand, photocopy and post them off, together with hard copies of the planning drawings and reports.

If you lot go the manual route, it's crucial to check how many duplicates of the forms and other documents the council wants submitted – otherwise they won't validate your application, which will delay your project. It's merely when an awarding is validated that the clock starts to tick on the eight weeks decision-making menses.

Types of planning permission

Be wary of buying a site without permission – at that place may well be a reason the possessor hasn't sought permission, and in that location's nothing worse than buying a plot you can't build on.

Outline planning permission (OPP) informs yous that building on a plot is permissible in principle. Plots with OPP sell for much more than those without any permission, then it's very unusual to find a good slice of land without some kind of consent already bundled.

The next step is to obtain detailed planning permission (DPP), the awarding for which must be submitted within three years of the OPP. This gives you permission for a specific firm and denotes the exact size, design, layout, external materials and location of the property on the plot.

Some plots come with DPP already in place, but it's still possible to submit plans for an culling design.

Do I need planning permission?

To facilitate a range if different types of structure, the government has evolved a complex series of rules under the Full general Permitted Evolution Order. In effect, the Order grants a blanket consent for all the projects its covers.

The guidelines enable things like sure types of extensions to houses, garden outbuildings and an increasing array of changes of use.

Schemes that fall under the permitted development (PD) umbrella tin be undertaken without planning permission.

23 Projects You lot Can do Without Planning Permission

Extension on terraced houseThe PD regime allows you lot to embark on a whole host of home improvements, from extensions through to adding solar panels or other renewable technologies. This handy list suggests enough of useful ways you tin can add value to your dwelling and enhance how y'all use your infinite.

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Some of these, particularly rights to convert things such as farm buildings, offices, shops and business organization premises to residential use, involve a limited blessing process. This involves a kind of mini planning application that enables the quango to cheque for things similar flood risk, contagion and whatsoever potential highway safe bug.

Permitted development rules are complex. For peace of mind, obtaining a Lawful Development Certificate will ensure that your local authority agrees your proposed scheme is covered by PD.

Note that these allowances tin be removed or restricted past conditions attached to a planning permission, or by an Article iv Direction. The latter is most usually found in conservation areas.

What'southward in the planning application forms?

One of the commencement things you'll notice is that the planning application forms contain a number of questions about not-residential projects, which are completely irrelevant to self builders and renovators. Ignore these or, if an answer is required, only enter North/A (not applicable).

The forms are fairly standard beyond different councils, and the cardinal areas you will demand to accost are as follows:

Description of development

Resist the temptation to embellish your project description, every bit too much information can really prejudice your planning awarding. Curt and sweetness works all-time: 'Discrete house and garage' is a perfect example.

Access

This is a straightforward section requiring yeah/no answers. If you're creating a new access (such as a long driveway) you'll need to bank check the 'yes' box; if non you can tick 'no'.

Waste storage & collection

This role of the grade refers to household waste (ie that generated in one case the property is occupied, as opposed to construction waste matter). Generally, it'south enough to state that there's aplenty infinite inside or outside the house for bin storage.

In nigh cases the detail box regarding arrangements for recyclable waste material tin can simply be filled out with the words 'Quango'south domestic recycling scheme'.

Materials

The more specific details y'all tin can requite on what materials y'all'll exist using in the scheme the better, as this volition requite you the best possible chance of gaining consent for products that suit your requirements in terms of aesthetics and upkeep.

Yous'll be invited to fix out your product choices for walls, roofing, windows, doors and more.

Sometimes councils impose weather condition on a planning approval, requiring you to submit more data or even samples of products that have to be individually canonical after permission is granted. This takes control over the specification away from yous.

Providing sufficient information on the awarding class volition minimise the run a risk of this happening.

Read the full story: Modern Timber Frame Dwelling house on a Garden Plot

Parking

In this department of the grade, you'll need to requite a reasonable estimate of how many cars your scheme is designed to arrange; non how many you could cram onto the drive!

Exist sure you encounter your quango's parking standards – which should exist accessible online and will unremarkably cover everything from preferred bay dimensions through to how many spaces are required/allowed for different sizes of house (often reliant on the number of bedrooms).

Foul h2o and sewage

This type of drainage must be considered at the planning stage. Whilst there is a handy 'don't know' choice, it'due south improve to include on your forms what method of sewage disposal you intend – such as connecting to the mains or a septic tank.

If foul drainage is to a public sewer, ensure you lot can connect to information technology without crossing someone else's state.

Inundation take chances and surface water

If your site is categorised within flood risk zones ii or three, as divers on Environment Bureau flood maps, y'all'll demand to submit a flood risk assessment showing how your design mitigates whatsoever problems.

You'll also be required to show how you advise to get rid of surface water. Note that soakaways (basically pits filled with hardcore) don't work effectively where there are heavy clay soils; so don't just assume this manifestly easy selection is viable for your scheme.

Biodiversity (flaura and animal)

If you doubtable in that location may be protected species on your site, you lot'll take to grasp the nettle by indicating this and getting a survey washed. This should prepare out what measures will be put in place to conserve them.

Conversions and demolish-and-rebuild projects can involve issues with bats, for example, while proximity to ponds could indicate the presence of newts. Badgers and owls are amidst the various other protected species.

Read more: Plot assessment checklist for self builders

Trees and hedges

If at that place are any examples close to where yous'll be building, you'll have to submit a tree survey alongside your application that details how they'll exist dealt with, including which will be preserved and which taken downwards. Some specimens might exist discipline to tree preservation orders.

Certificates of ownership

Assuming y'all own all of your plot, and the admission to the road, you lot will need to sign certificate A. If some role of the site isn't in your ownership – say you have a shared access, or y'all are buying the country and haven't yet completed your purchase – then you must complete document B.

With this route you must likewise serve a notice on any other owner detailing what you're applying for (you tin can download the notices from the Planning Portal). Certificates C and D apply where you don't know who the other landowners are – this is common where access is over a individual, unadopted road.

Understanding planning jargon

Planning permission, approval and consent are all terms that amount to exactly the same thing. Similarly, certain phrases, like green belt, conservation area (CA), area of outstanding natural beauty (AONB) and national park all take the same defined meanings, countrywide.

Unfortunately, when it comes to individual councils who administer the planning procedure, you'll encounter a variety of jargon. Policy documents, the naming and wording of texts, the titles of planning staff and names of departments can all vary greatly.

It'southward too worth begetting in mind that local government often can't resist the temptation to change well-established and understood language on a regular basis.

What planning drawings are required?

Apart from accurately and attractively showing what you want to build, the application drawings you submit must be completed to prescribed scales, accept a scale bar on them and a north point to signal the plot'south orientation.

The eagle-eyed staff at council planning offices are employed to spot deficiencies in drawings, and will filibuster validating your application if they're not upwards to scratch.

Pay item attention to the site location plan, where you or your designer should ascertain the application site (the portion that's affected by your plans) by edging it in cherry-red. Whatsoever boosted land in your ownership that isn't office of the site should be edged in blue.

Pre-awarding meetings

Once you've established the basics of what you want to build, find out whether yous can have a preliminary pre-awarding meeting with the planning part (some councils charge for this service, but even and so information technology's generally well worthwhile).

Take along a sketch and details of the build and enquire whether the officeholder can foresee potential problems. If you're able to spot potential bug at present, you lot can relieve on the time and expense of sorting them out later.

Read more than: Getting the well-nigh out of a pre-awarding meeting

So, if you lot were applying to build on one side of your garden, the plot would be edged red and the residual of your garden blue. Ensure the ruddy line coincides exactly with the extent of your proposal and buying.

1 bespeak to watch out for when y'all're uploading plans to the online Portal is that the names of the documents mustn't comprise commas, dashes, slashes and so on. To ensure your documents aren't rejected, use letters and numbers just.

What reports should exist submitted?

Your planning application may take to be accompanied by a number of different reports that place how sure areas of the scheme are to be addressed. For example, we've already noted situations where flood risk assessments and tree surveys might be required.

In addition, where the proposal could exist considered in any fashion contentious, you should also provide a planning statement that addresses how the scheme complies with national and local policy, along with a design statement that fleshes out the logic of the scheme. Supplying these documents will greatly improve your chances of success.

If your plot is in a conservation area, or the project involves or is close to a listed building, y'all'll as well need a heritage argument. If access to and from the plot is potentially dangerous, you might need to provide a traffic statement demonstrating how it'south non a risk.

Read more: Practiced tips for getting planning permission in a conservation expanse

When you lot start putting together an online application, exist sure to bank check the documents section to come across what the Portal is asking for. Occasionally it will insist on the inclusion of something seemingly irrelevant, such as a noise survey for a secluded plot.

To go round this, create a document entitled 'Dissonance Survey' and write on it why it isn't needed. That will satisfy the Portal, which is essential, because it won't let you submit your application unless all its questions are answered.

Other potential areas where reports might be needed include:

Archaeological reports Sensitive areas that might require an archaeological dig are often identified in Local Plans. If your plot is highlighted this may involve extra cost and delays.
Sustainability & eco plans The quango volition be keen to hear how you intend to reduce the impact of your new abode on the environment. This will include carbon-saving measures or sources of renewable energy/h2o harvesting that you intend to employ.
Highways & sightlines The highways dominance will scrutinise your planning awarding to ensure it has acceptable access to a highway, and can recommend refusal if access is not considered acceptable. They volition look at sightlines to bank check, for example, whether your driveway will be condom for pulling out onto the highway.
Soil contamination Contamination due to onetime industrial utilize or tipping, for case, should be picked upwardly at the planning stage and farther investigation will almost definitely be needed. Surveys for contamination volition delay your build.

Planning application fees

In January 2018, planning application fees were increased by xx%. These charges must be paid shortly later you submit your application. Most councils accept a web-based payment facility, or yous can complete this step over the phone. Any delay here volition hold upwards validation of your application – pushing back your decision date.

Here are the current planning fees:

Outline applications

£462 per 0.i hectare for sites upwardly to and including 2.5 hectares
£11,432 +£138 for each 0.1 in backlog of 2.v hectares up to a maximum of £150,000

Alteration and extension applications

£206 for changes to a unmarried home, including works inside boundary

Full applications

£407 for alterations and extensions to two or more houses including works within your boundaries
£462 per dwelling for developments of upward to and including l houses
£22,859 + £138 per additional dwelling in excess of 50 up to a maximum fee of up to £300,000

For more than information visit the planning portal's detailed fee guide.

If your local council operates a development charging structure under the Community Infrastructure Levy (CIL), so you'll be obliged to submit ii forms with your application. 1 of these is to establish whether yous're liable for the CIL, while the other is to claim the self-build CIL exemption (there's also a grade to access the exemption for extensions and annexes). You tin download both of these documents from the Planning Portal.

Making your planning awarding

And so, with all the basics in place, what'south the best way to approach the awarding proper?

Be positive: Do your best to sell your vision for the site. As well as properly prepared location, floorplans and elevations, consider artists' impressions, photograph-montages or a model of the firm. Mapping out landscaping, with planting plans and intentions to encourage native species is also a good idea.

Submitting: Your planning application tin be submitted online or on paper and must be accompanied past the application fee (calculated for you if you use online). The quango will register the awarding, then a consultation menses of three weeks allows neighbours, the parish council, highways authority and surround agency to comment on the plans. Your planning officeholder volition and so visit the site.

Determination: Once the submission is in, keep in touch on with the planning officeholder to ask how it's progressing. This is a handy way of ironing out any issues every bit they come up. At this early stage, it'due south still possible to withdraw your application and re-submit with corrections. Yous volition hear when the planning office has made a decision on your case.

Refusal and appeal: If your awarding is refused, a discussion with your planning officeholder could be enough to work out a compromise and let you to make a revised application without incurring some other fee. If you're still unsuccessful, the next stage is an appeal – which must be fabricated within six months of refusal. For more than advice, read our guide to planning appeals.

Next step : How to Get Planning Permission First Fourth dimension

Top epitome: Lesley Richardson overcame three years of planning battles to build the house of her dreams in a stunning land location.

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Source: https://www.self-build.co.uk/making-planning-application/