Winning the Planning Game: Key Points for Successful Planning Approval
Gaining planning approval is the most critical step for every project. It can literally make or break it. If the project doesn't pass planning, all the grand ideas and aspirations are for the bin.
Imagine embarking on your dream project only to be stopped at the first hurdle: planning approval. Whether you're planning a city skyscraper or a cozy home extension, without approval, even the grandest ideas can end up in the bin.
This post is here to help, answering key questions like when planning is required, what makes a successful application, and which consultants you need. Let’s dive in!
When is planning approval required?
If your property is listed, you will need planning approval and/or Listed Building Consent. These are two different applications: planning approval is for most construction projects, while Listed Building Consent is specifically for properties that are listed. Depending on the work you're proposing, you may need one or both. Your architect will be your guide, helping to develop a detailed brief and ensure your proposal meets the local authority’s requirements.
There’s a common myth that no consent is needed if the work is purely internal, but for listed buildings, both the exterior and interior are protected. So, even internal work on a listed property requires planning and/or listed building consent.
For properties in a conservation area, some alterations covered by Permitted Development Rights might not need formal approval. However, for more significant changes, you'll need a householder or full planning application. Permitted Development Rights allow for certain types of work without a formal application, but it’s wise to get a certificate of lawfulness from the council to confirm this. This way, your paperwork is in order, and you have peace of mind.
Project Stages
Planning Stages, as per RIBA Plan of work.
Knowing what type of application you need starts with a clear proposal. A well-defined brief and thorough research into planning regulations and local requirements are essential. The stages of a construction project, as suggested by the RIBA, are:
Stage 0-1: Defining the Brief
Stage 2: Concept Design
Stage 3: Planning
Stage 4: Technical Design
Stage 5: On-Site Construction
Stage 6: Hand Over
Stage 7: In Use
Planning Stages, as per RIBA Plan of work. Relevance.
Defining the brief, planning, and on-site or construction are the most impactful stages, setting the foundation for your project’s success. A clear brief ensures the design reflects your vision. Without planning approval, your project can’t proceed, and on-site management is crucial to keeping everything on track.
Planning Stages, as per RIBA Plan of work. Impact.
To create a successful planning application, start with a detailed brief. This isn’t just stating you want a basement extension, ground floor extension, and loft conversion. It’s about specifying the size, functions, materials, look, and feel of those alterations. Your architect will help you flesh out these details, asking questions to ensure everything is covered.
The best strategies for planning success include:
Developing a detailed brief.
Research your local authority’s requirements.
Working with a professional.
Professional guidance is invaluable. Architects specifically are trained to understand how to translate your needs into design ideas that meet local authority requirements. Trying to navigate the planning process alone can be risky, as recorded refusals can make future developments difficult. A professional’s expertise can significantly improve your chances of success.
For straightforward proposals, a Certificate of Lawfulness is the easiest route, confirming that no planning application is needed. However, some local authorities restrict Permitted Development Rights in certain areas (known as Article 4), so check if these apply to your proposal.
Pre-application advice is another strategic tool. It’s an informal request to the local authority about the likelihood of approval for your proposal. This feedback doesn’t impact your property’s official planning history, allowing you to adjust your plans based on the response. For complex or unusual proposals, pre-application advice can provide valuable insights.
Consultants to Engage
Engaging other consultants along side your Architect can also be crucial.
A planning consultant can help with challenging cases, such as significant developments or where similar proposals have been refused.
Heritage consultants are essential for listed buildings, bringing expertise in historical standards.
Structural engineers might be needed for projects like basement extensions to ensure structural integrity, while noise and odour consultants can help with issues related to AC units or restaurant kitchens.
Handling Challenges
If you receive unsupportive pre-application advice, meeting with the planning officer can help explore options to make your design a reality. Your Architect should lead this meeting, possibly with a planning or heritage consultant. These discussions can generate new ideas and adjustments to improve your proposal’s chances.
Sometimes, despite thorough preparation, you might face objections from neighbours.
If you are curious, this article will offer ways to deal with difficult neighbours.
Let your Architect handle these professionally, as emotional complaints often lack logical grounds. The planning officer will only consider complaints based on planning requirements and legislation. Your architect’s responses, along with any additional drawings for clarification, usually suffice.
If your application is recommended for refusal, you can appeal and meet the planning committee. Engaging a planning consultant at this stage, alongside your Architect, can help develop a strategy for a successful appeal. However, with the right team and well-prepared documentation, planning approval is usually within reach, bringing your dream project closer to reality.
All the best with your planning approval and your project!
If you have further questions or wish to discuss a specific project please get in touch.
