Building a hardstanding is often considered permitted development, not requiring an application for planning permission. However, this is only providing it meets all the necessary planning and design criteria and there are no constraints that restrict or remove permitted development rights.
It is important to note that permitted development allowances for hardstanding’s applies to houses but not to flats and maisonettes. All flats and maisonettes will require full planning permission.
In order to be considered permitted development a hardstanding of any size must use permeable (or porous) surfacing which allows water to drain through, such as gravel, permeable concrete block paving or porous asphalt, or if the rainwater is directed to a lawn or border to drain naturally.
If the surface to be covered is more than five square metres planning permission will be needed for laying traditional, impermeable hardstanding’s that do not provide for the water to run to a permeable area.
If you are making a new access into the garden across the footpath you will need to obtain permission from the local council to drop the kerb and the pavement may need strengthening. This is to protect any services buried in the ground such as water pipes.
Also note that these rules only cover your front garden. Any other work such as fences, walls and gates or a dropped kerb may require planning permission.
For hardstanding’s that are likely to fall within permitted development a lawful development certificate is recommended, so that you know your project is compliant and is protected from any retrospective planning issues, enforcements or penalties.
Ultimately, it is the planning officer assessing your application who will make the legal determination and either approve or reject your application. If your application for a lawful development certificate is rejected then an application for full planning permission would be required.
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.
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, a hardstanding 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 the building is listed in addition to securing planning approval you will also require listed building consent and building regulations approval before work can commence. Carrying out any works on a listed building without the necessary approvals is a criminal offence.
Even if we believe your project is likely to be considered permitted development, it is always strongly recommended that no work commences until all of the necessary planning and building regulations approvals are secured. Doing so would be at your own risk!
On a daily basis we receive enquiries from clients who have received planning enforcements and been given 28 days to secure planning permission or demolish their development, which is a very costly and stressful situation. 99% of these cases are clients who were sure their development was permitted having either read some info online or been mis-advised by their builder.
In some cases, they could have been permitted with a few minor changes to the design. Sometimes they were permitted at the time of the build but the planning authority have subsequently imposed planning constraints removing their permitted development rights, meaning they now need retrospective planning permission and sometimes it was never going to be permitted development due to the local planning policy.
If you do get it wrong, receive an enforcement and planning can’t be approved retrospectively you would need to put the property back to its original state!
To find out what would be required for your project you have a couple of options. You could submit a formal pre-application to your planning authority with the designs and project brief which your planning authority will respond to indicating what “might be required”. Ultimately the final design and application will determine their decision so the pre-app still does not give you a definitive answer. The process takes 8 weeks and can cost hundreds of pounds excluding any architectural designs.
Alternatively, 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 or permitted development, 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.
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.
Regardless whether you need planning permission, prior approval or a lawful development certificate the process and time frames are very similar. Every type of application requires a variety of supporting evidence to justify why it should be approved, architectural drawings, maps, block plans and of course the correct application to be completed.
Once an application is submitted the planning authority first needs to validate it. They then have up to 8 weeks to process the application and reach a decision. It is however common for planning authorities to request additional information or minor design alterations which can delay the process further.
For this reason, it is recommended that you allow as much time as possible to receive the decision, at least 3 months and up to 12 months ahead is ideal. Once planning is approved you generally have 3 years to start work and 5 years to complete the work.
In theory anyone can submit an application although other than industry professionals those who try are often rejected unnecessarily due to missing information or mistakes. Even architects are generally only qualified in design but not planning so while they can draw anything this does not mean that it meets all of the necessary planning criteria. In fact, lots of clients come to us having been rejected with an architect because the application did not meet the necessary planning criteria.
At Studio Charrette, we have a team of inhouse architects and planners who work together on every application. This ensures the design meets both our client’s expectation and also the expectations of the planning authority, to give every application the best chance of success.
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 preparing all the necessary supporting evidence, architectural drawings, submitting and managing your application throughout the entire process.
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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If you need to talk to a Planning Consultant straight away call us on 020 3581 1233