What are the Steps in getting Planning Permission?
If you are looking at building an extension which does not fall under permitted development, then you will need to apply for planning permission from your Local Authority.
For a simple rear or side extension, the following drawings will need to be submitted along with your application:
Site and Location Plan
Existing Plans and Elevations
Proposed Plans and Elevations
For more complex or larger projects such as new build development, a listed property, further consultant reports will be required to be submitted alongside the application. Once a basic design has been developed, it may be prudent with such schemes, to arrange a pre-application meeting with the Local Authority in order to gauge their initial view on the proposal and advice on requirements for supporting documents that will need to be submitted along with the application. Getting all this in place can allow for a smoother, and likely more favourable, planning outcome.
In principle, the Local Authority will determine the proposal based on the following:
Design Quality: Does the proposal adversely impact the character of the streetscape? This is quite a subjective area and Local Authorities can vary in their views on this. This is often a bigger consideration on new build housing or larger development projects. Some Authorities can be more conservative than others and may require a bit more convincing when it comes to a more contemporary design proposal. A number of conversations and iterations may be needed before a solution is reached that they would be able to support.
Impact on Neighbours: The impact of a design on the neighbouring properties is an important consideration. If a street has a distinct character, the Local Authority may have a strong view on maintaining this. Conservation Areas, for example, can be very restrictive in regard to what can, or cannot, be built. Where a two-storey rear extension projects beyond the line of the adjacent property, a Right of Light study may be required to demonstrate that the proposal does not negatively impact daylight of the neighbouring properties. If a large number of objections to a scheme is received (around 5-10), whilst not necessarily a deal-breaker, the reasons for objections will need to be taken into consideration when the application is being determined.
Local Planning Policy: Some areas and buildings within the Council’s jurisdiction may be assigned as a conservation area, green belt, listed or protected, or an area of outstanding beauty. These designations come with planning restrictions which will be taken into account when determining an application. If a proposal is deemed detrimental to the character, it is unlikely to be approved.
For a small scheme, such as a householder application for an extension, the Local Authority is required to determine within 8 weeks. Larger schemes might take up to 12 weeks or longer. A request for an extension of time can be made if they are unable to reach a decision within the timeframe.
Upon determination, a letter will be issued, and the application will be ‘granted’ or ‘refused’. If granted, conditions will be appended. These may be required to be discharged prior to commencement or occupation of the project. This might include final confirmation of the external cladding or landscaping.
If the application is refused, the report will set out the policies applied as the basis of the decision. The decision can then be appealed. An appeal statement, setting out the grounds for supporting the approval based on policy, will need to be submitted. The proposal will be reviewed by a senior independent officer (outside of the Local Authority) who will make a final determination which can no longer be challenged. A new application would need to be submitted.