Planning permission: the ins and outs

We all wish that changing something in our home were simple. We wish work could commence straight away. This is not the case. Planning permission has to be granted for a multitude of projects. Your local planning department can take up to eight weeks. That is how long it may take to determine the outcome of your application.

Here, we hope to introduce you to the ins and outs of planning permission. This should help you with the process.

Planning permission is needed for lots of reasons:

-You are building something new. If you want to build an extension, you will need to get planning permission. The same applies to a completely new build. There are exemptions. Permitted development allows a single storey rear extension of three metres with no application. On a detached house it allows four metres. The larger home extension route takes those depths to six and eight metres. It needs prior approval from the council first.

-Making a major change to your building. You may want to convert your loft space. You may also want to change the original shape of your roof. In that case you will need to get planning permission. Depending on the type of your home, you won’t need planning permission. This applies to changing such elements as the windows or doors. Changing the shape of a window on a listed building normally needs permission.

It is worth saying now that planning permission rules differ between local planning areas. It is worth going on your local council’s webpage. There you can see what your council allow and don’t allow.

-Changing the use of your building. Changing your home into a commercial property needs planning permission. It is needed for a group of flats too. However, check with your local authority first as it does differ.

In most cases, planning permission is granted and you can start construction work. However, sometimes it is denied or withdrawn. Listed below are a few possible reasons your local council may do this.

Planning permission may not be possible in principle. Suppose you live in an above ground floor flat. You may plan to extend the internal area over the smaller gross internal area. Then this is not possible and you will need to modify.

You are unable to demonstrate the need for your development. Say you want to turn your property into a coffee shop. Eight others may be nearby. The council is then unlikely to grant permission because there is no need. Find a reason for your development. Why does your area need the development? How will your area benefit from the development?

Your development could impact negatively on the surrounding area’s character and appearance. This is mainly the case for conservation areas. Say you place an extremely modern new build among listed Georgian properties. Your application may be withdrawn because it does not fit the area’s aesthetic.

Lack of quality in accommodation. There are minimum space standards for properties. This applies especially with flats. Your proposed development may fall below a certain standard for living quality space. Then your application could be denied. For example, you may be creating another bedroom. It may be a small windowless space. Permission may not be granted because it is not a good quality standard.

If permission is refused, you can alter the plans and apply again. A new plan means a new application. A refusal is rarely the end of a project.

As set out above, permission can be refused. This happens if the plan does not fit the surrounding area’s character and appearance. But there are ways to change this. For example, you may have applied for a front mansard on a terraced house. It is on a London residential street. It is likely to be refused. It interrupts the typical style of the buildings on the street. However, a joint application for numerous properties is more likely to be allowed. Say a street has the same look down the entire street. The outside appearance of the terraced homes may show consistency. Then permission is more likely to be granted.

Planning permission is granted far more often than it is refused. Do not let the process stop you doing the work you want. Tell us what you are planning. Or come to our Fulham studio and talk it through. Our newer guide covers the same ground in more detail. It is called planning permission for a London extension.