If you are considering a major development such a new build development you will require full planning permission. In most circumstance it is recommended to apply for outline planning consent first. Outline planning consent if approved gives you an approval in principal subject to matters reserved which are details addressed in full planning permission.
Depending what was proposed in the outline planning permission application when you apply for full planning permission the chance of success should be high as you already have an agreement in principle. Of course, any planning application will be subject to the usual planning and design criteria in addition the any planning constraints.
There is also the possibility of submitting a formal pre-application before applying for full planning permission however this does not give you an agreement in principle. If you are considering a new build development and are not sure which route would be right for your project we can advise you.
With any development there are always potential planning constraints which are often hidden that can make the simplest of projects into a very complex planning application.
For every type of development there are certain design criteria that must be met in addition to meeting all of the necessary planning policies, which vary between every local planning authority. For example, an outbuilding is something that could potentially be done under permitted development, however if it doesn’t meet even one of the design or planning criteria then full planning permission would be required.
In addition to this, there are many hidden constraints such as article 4 direction, section 106, conservation areas and even just living under a flight path can remove your permitted development rights meaning everything needs full planning approval. This can literally mean there could be two houses in the same town doing the exact same development and one could be built under permitted development while the other needs full planning permission.
In addition, specialist reports may also need to be submitted with all the usual supporting evidence and drawings. Examples of these include heritage statements, flood risk assessments, transport surveys, wildlife reports and many others.
If there are any constraints that limit or remove permitted development rights or even one of these criteria is not met, then you are required to submit an application for planning permission.
There is a fine line between too much and too little detail in an application for outline planning permission. In an ideal world you want to secure approval that gives you a path to approval for your full planning application. Too few details and you could be rejected unnecessarily and too many details and you may limit your options regarding the final design when it comes to applying for full planning permission. If you are planning to sell the land before you build this could also restrict the options for potential buyers.
As with any planning application you will need to submit supporting evidence, architectural designs together with the outline planning application. Due to the larger scale of these developments instructing industry experts is recommended as this will significantly increase the likelihood of success and can save you thousands of pounds.
Studio Charrette who are a partner of the government’s planning portal can conduct a planning appraisal. This involves a chartered planning consultant researching the project to check the relevant planning and design policies, they also check the planning history and look for any hidden constraints. This takes about an hour at which point they can call to advise what would be required and answer any questions. Subsequently we forward the advice in writing.
There are never any guarantees with planning permission, because ultimately only your planning authority can make the legal determination. However, with a planning appraisal we can let you know whether your proposed development would be feasible, assuming it is what the best route forward would be and the likelihood of success. As part of the planning appraisal, we can also advise you on building regulations, structural engineering calculations and construction if required.
Assuming the planning appraisal is positive we can then provide a quote for any services you want help with including architectural design, planning permission, building regulations and construction. Should you decide to instruct Studio Charrette can take care of everything for you from start to finish.
If you have any questions or would like to arrange a planning appraisal for your project, contact us today and a member of our team will contact you shortly.
We fully appreciate any unexpected cost is going to be unwelcome, but you will be pleased to know our prices are so competitive, we offer a price match guarantee and in most cases the planning costs are insignificant compared to the development.
If there is a way to help you achieve a positive outcome our chartered planning consultants will give you the best chance of success. Equally if we think it simply isn’t feasible, while it may be bad news, we are obliged to give you frank and honest professional advice.
If you choose to instruct Studio Charrette, we will take care of everything for you from this point including liaising with the enforcement officer and preparing all the necessary documents to submit to your planning authority.
We will keep you updated from start to finish until we receive a decision, which thanks to our planning appraisals is usually positive.
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