Permitted development:

As a homeowner, you have the ability to carry out certain types of building work without needing prior approval from the local planning authority. These range from loft conversions, extensions, conservatories, porches, and outbuildings. Check out the link here for further details. We are happy to discuss any queries you have as it can be an overwhelming amount of information to process. We would recommend applying for a Certificate of Lawful Development which confirms the work complies with permitted development rules (and is required if you plan to sell your property).

Pre-planning application

Depending on the design of the scheme we may advise you to apply for a pre-planning application. This allows us to get the best design for you out of the planning process.  This involves having a sit down meeting with the planning department to iron out any issues they may have with the scheme before we submit the final planning application. We would strongly recommend this route if you are looking for an innovative design that pushed the boundaries of the norm either through the use of materials or form. Although this adds time and seems as elongating the planning process it can save a lot of time and frustrations later once the planning application is submitted.

Planning application

Applying for work that does not meet permitted development rights comes under planning applications. Once the application has been validated, the process to obtain approval takes 8 weeks. As part of the submission, we supply relevant drawings and a Planning statement to accurately describe the scheme and its compliance with the relevant planning policies.

If we feel the scheme the client wants to submit is contentious from a planning perspective we will tell you. There is no point applying for permission for a scheme that stands no chance. That said it is always worth testing the boundaries as some planning policy is subjective rather than objective. We act on your behalf dealing with meetings and negotiations with the planning officer.

Conservation area consent.

If you live in a conservation area we are required as part of the submission to submit the relevant drawings and a design and access statement and referring to specific planning and conservation area planning policy. Think of it as a beefed up planning application. Depending on exactly what your brief to us is we may also be required to submit further drawings to illustrate to the planners what it is we want to achieve. The more robust the argument, the higher chance we have of securing planning permission.

Listed Building Consent.

If your home is Grade I, II or II* listed you are required to apply for listed building consent in addition to a planning application. This includes any works that alter the inside – even replacing a bathroom or installing fitted furniture to walls. You can be prosecuted if you carry out any work without having listed building consent in place beforehand. Do not think that even if the wall was clearly not an original feature that it is immune from consent being required. Everything regardless of the date it was installed is automatically listed. For further details on listings click here, and to see what your building’s listing refers to click here. Listed building consent has no planning fee payable to the local authority.