We understand that planning a house extension or a new home is a significant event in your life and that it can be stressful.
At Brightman Clarke Architects we aim to make this process as easy and enjoyable as possible by guiding you through the process. One of the first hurdles on many projects is gaining planning permission and we will manage this process for you, liaising with local planning officers and keeping you informed of progress through out. Below is some useful information on the planning application process and what is required.
Do all types of building projects require planning approval?
No. Whilst all commercial projects and most residential projects do require planning approval, there are some smaller works (such as a small single storey side or rear house extension) that you can do to your home under Permitted Development Rights which do not require a full planning application, so long as they comply with a number of fixed criteria. Please note that not all houses have these rights in place.
If you are unsure, it is advisable to seek advice from a professional, such as an architect or a planning officer who will be able to help you with your project.
What is a planning application?
Most new buildings, new homes and adaptations / extensions to an existing building will require planning permission. To receive permission an appropriate planning application must be submitted to your Local Planning Authority. They will then assess the designs to determine whether your proposed works are acceptable.
Local Planning Authorities are in place to manage and monitor the quality of new building work and assess your scheme against a varied number of planning policy and criteria to determine whether your application is approved. Without this system, anyone could construct buildings or use a piece of land in any way which they wanted, with no regard on the effect this would have on the people who live and work in their area.
How do I submit a planning application?
Application forms can be downloaded from your Local Planning Authority, or alternatively you can submit the application online via the Planning Portal. This will require you set up an account and have an understanding of the planning system in order to submit the correct application, certificates and information.
As stated earlier, as part of our service, Brightman Clarke Architects would submit your planning application on your behalf and coordinate all of the required information on your behalf. We then monitor the application, respond to any queries from the assigned planning officer, and keep you updated with progress to make the process as easy as possible for you.
What information will I need to submit a planning application?
Householder Planning Applications
If you are looking to make alterations to your home, or build an extension / outbuilding (that falls outside of the previously mentioned permitted development rights), you will need to submit a House Holder Planning Application. For this, in addition to the completed application forms (and signed certificates), you will be required to submit the following:
Correct fee payment
Appropriate site location plan
Existing and proposed floor plans
Existing and proposed elevations
Existing and proposed site plans for a standard project.
If your house is located in a conservation area, an area of outstanding beauty, a National Park or is a listed building you will also be required to submit a design and access statement. This is a written document, normally produced by the architect, which accompanies and supports the application drawings to explain the design and how it is accessed. Dependant on the size of project and its location, the design and access statement will include information and photographs on the existing site with sketches/3D visuals of the new proposal to support its case.
Full Planning Applications (New Build Homes, Housing Developments, Commercial Premises)
If your project is larger, such as a new build home or housing development, then you will be required to submit a more detailed full planning permission. These often require additional information as part of the application.
Your Local Planning Authority will not validate your application until they have received all of the correct information. Dependant on the size, location and complexity of your project, the planning authority may require more information to validate your application. For example, your project may need a flood risk assessment, ecological surveys, arboricultural surveys, wildlife surveys, highways speed assessments etc.
It is always advised to appoint an architect as early in the process as possible to advise on what information will be required. Often, not doing so can lead to unnecessary and costly delays on your project.
How much do planning applications cost?
The cost of a planning application can vary depending on the type and size of your project. A typical householder application(for alterations and house extensions) is currently £226.00* whilst the cost of a new build house is £482.00*.
Please be aware that larger projects may be granted planning consent with a set of pre-start planning conditions, which require further information to be submitted prior to work starting on site. Submission of this extra information to the planning authority will be subject to additional application fees..
* Prices as of Jan 2019, please check with your Local Planning Authority as prices may have been revised since this date.
How long does the planning application process take?
Once submitted and validated by the Local Planning Authority most planning applications are set a determination deadline of 8 weeks.
For larger application (housing developments of 10 or more dwellings or any commercial application) the determination deadline is increased to 13 weeks from validation.
How long do planning approvals last for?
Upon an application has been approved, the planning permission will be valid for 3 years of the approval date (unless stated otherwise on the written consent).