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Prior Approval Planning Services | Studio Charrette Expert Planning Consultants, Architects & Builders
Navigating the complexities of planning permission can be a daunting process for homeowners, developers, and businesses alike. At Studio Charrette, we specialise in Prior approval planning services, providing expert guidance every step of the way. Whether you are looking to extend your home, convert an office, or undertake a larger development project, our team of experienced planning consultants, architects, and builders are on hand to ensure a smooth, compliant journey from concept to completion.
What is Prior Approval?
Understanding Prior approval is crucial for anyone embarking on a building or change-of-use project in the UK. Prior approval is a specific process introduced under Permitted Development (PD) rights by the government, which allows certain types of developments to proceed without needing full planning permission — provided that the local planning authority (LPA) gives consent on certain key impacts. The system is designed to streamline the planning process for straightforward projects, saving time and reducing costs.
However, it is vital to note that not every proposal benefits from permitted development rights, and prior approval is typically required for aspects such as transport and highways impact, contamination risk, flood risk, design, and external appearance, among others. Failure to secure the correct prior approval before starting work can result in enforcement action, substantial fines, and costly delays.
Why Choose Studio Charrette for Prior Approval Services?
Our team at Studio Charrette brings together seasoned planning consultants, RIBA-chartered architects, and skilled builders. We combine technical expertise with a deep understanding of planning policy and local authority frameworks, which makes us uniquely qualified to deliver successful prior approval applications. Our end-to-end service ensures that your project is both viable and sustainable, maximising your investment while remaining fully compliant with all relevant legislation.
Unlike generic planning consultants, we offer a multidisciplinary approach, seamlessly integrating architectural design, planning consultation, and construction. This holistic perspective means that we consider not only the immediate needs of the application but the longer-term success of your project.
Understanding the Types of Developments Requiring Prior Approval
The range of development projects that may require Prior approval has expanded in recent years as the government aims to drive regeneration and boost the housing supply. Some of the most common scenarios include:
- Residential extensions, including larger single-storey rear extensions
- Conversion of offices to residential (Class O)
- Change of use from retail/commercial to residential (Class MA)
- Upward extensions on homes and commercial buildings
- Addition of storeys to existing dwellinghouses and flats (Part 20)
- Conversions of agricultural buildings to dwellings (Class Q)
- Temporary use of land
- Communications infrastructure such as new masts
- Demolitions and rebuilds (Class ZA)
The Prior Approval Process Explained
The Prior approval process is designed to be more streamlined than the standard full planning application process, but it is by no means a tick-box exercise. Each application must demonstrate that it complies with both national regulations and specific criteria determined by your local planning authority.
- Initial assessment: Our consultants carry out a detailed preliminary review to confirm if your project qualifies for permitted development and if prior approval is required for certain aspects.
- Preparation of documents: We prepare all necessary architectural drawings, supporting statements, and technical reports required to accompany your submission.
- Submission to the local authority: Applications are formally lodged with your council, who will assess the specific impacts set out in the relevant legislation.
- Consultation and response: LPAs normally consult neighbours and statutory consultees, such as the highways authority or Environment Agency, as part of the process.
- Determination: The LPA must make a decision within a fixed period (usually 56 days, but this can vary). If no decision is made, approvals may be deemed granted.
Throughout, our team manages communication with the authorities and stakeholders, providing you with updates and tackling any issues that arise. We pride ourselves on robust preparation, significantly improving your application’s chance of success.
Key Criteria for Prior Approval Applications
Certain conditions must be satisfied for the LPA to grant Prior approval. These typically include:
- Transport and highways impacts: Ensuring developments are accessible, do not adversely affect road safety, and can provide for sufficient parking and servicing.
- Flood risk: Demonstrating that the site is safe from flooding, generally by providing a flood risk assessment.
- Contamination risks: Ensuring that sites are safe for their intended use and will not pose a threat to the future occupants.
- Impact on neighbours: Assessing natural light, outlook, privacy, and potential for noise or nuisance.
- Design and external appearance: Ensuring visual impact is in keeping with surroundings and does not harm the character or appearance of the area.
- Other relevant considerations: Depending on the proposal, these could include ecological impacts, heritage issues, or infrastructure.
Our experienced team prepares candid, well-evidenced submissions, often accompanied by supporting documents such as transport statements, daylight studies, noise assessments, flood risk reports, and ecological surveys, as required to address these points.
Common Types of Prior Approval Projects
Over the years, Studio Charrette has worked on a diverse range of Prior approval projects, each with their own unique challenges and requirements. These include:
- Office-to-residential conversions: One of the most significant changes in the planning system has been the introduction of permitted development rights to convert vacant commercial office premises into much-needed housing. Prior approval is required to address issues such as natural light, contamination, flooding, transport, and noise. Our team will guide you through maximising your site’s potential while ensuring all stipulations are effectively addressed.
- Larger home extensions: Homeowners seeking to create extra living space via larger extensions (up to 8m rearwards for detached houses and 6m for others) can do so swiftly through the prior approval process. Our architects tailor designs that blend with the existing home, while we handle submission, neighbour notifications, and council consultations.
- Change of use to residential/flats: Increasing the housing supply often means changing the use of commercial or retail premises to sustainable residential accommodation. These applications involve careful analysis of amenity impacts, design, access, and more.
- Upward or additional storeys: The addition of floors to create new flats atop existing blocks or upward extensions to homes are a recent permitted development innovation. Our structural consultants ensure feasibility, while our planning specialists manage all prior approval consultations.
- Barn and agricultural building conversions: Transforming rural buildings into homes involves complex considerations like transport connectivity, noise, landscape impact, and contamination. Studio Charrette offers a comprehensive service from feasibility right through to completion.
Frequently Asked Questions about Prior Approval
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Do I need prior approval if I already have permitted development rights?
In many cases, yes. Even if your project is within permitted development allowances, certain proposals also require prior approval from the LPA to assess specific factors. -
What happens if I start work without prior approval?
Commencing development without the necessary approval can lead to enforcement action by the council, including stop notices, fines, or even a requirement to remove the works. -
How long does the prior approval process take?
The timeframe is typically 56 days from the date the application is validated. Delays can occur if further information is requested, so thorough preparation is essential. -
Can my neighbours object?
Yes, the process usually involves consultation with neighbours, particularly in applications for larger home extensions or changes of use. Addressing their concerns early can smooth the process. -
Is prior approval the same as planning permission?
No, prior approval
