How to get planning permission on land
If you’re looking to develop on the land you already own, then you’ll probably need to obtain planning permission for your build.
We understand that planning can be complicated, so it’s useful to speak with an experienced expert such as ourselves as we can recommend local planning consultants before making an application.
Here at CR Real Estate, we are firm believers that knowledge is invaluable; so we’ve put together this handy guide to give you the answers to some of the most common questions about new homes and planning permission…
How do I get planning permission?
Applying for planning permission can be a time-consuming and expensive process – even more so if it is for a large piece of land. You’ll first need to submit an application to your local authority.
When considering a development project the first step would be to determine if planning permission is actually necessary. For most projects such as new build, house extensions, or loft extensions; planning will be required. Are there any legal or other restrictions over the property? These may appear in your Title Deeds. Historic buildings may also have further requirements and permissions that will need to be taken into consideration.
If an application for planning permission is needed; the next step is to determine what your local authorities have in their overall plan for the area, and how you can taylor your requirements to fit within this. Having a good understanding of how the application process works is important; and it’s useful to know how other people have approached similar situations. We can introduce you to a good planning consultant, who will be able to help you through this process.
What can I build on agricultural land without planning permission?
If you’re the owner of a piece of agricultural land and you’re looking to develop on it; you’ll need to consider whether what you build requires planning permission.
Development that may not require planning permission includes:
- Construction of a building that is for the purposes of agriculture
- Buildings that are not dwellings or attached to dwellings
It’s important to note that there are rules around the size and distance from other buildings, but if you’re looking to build a property on agricultural land, you’ll almost certainly need planning permission to build.
What can you build on land without planning permission?
To build a new dwelling or large extensions on the land you own, you will almost certainly require planning permission. However smaller additions to an existing property can usually be made under Permitted Development. You should always check what’s permitted and what isn’t; our expert team at CR Real Estate can advise you or you can speak to your local planning department.
How long does it take to get planning permission?
For smaller developments such as if you’re developing your garden plot, and applying for permission for a single dwelling; you should find out if your planning application has been approved within 8 weeks. But it can go up to 13 weeks for unusually complex or large applications, and you can appeal if the decision takes longer.
In the unfortunate instance that your application is rejected and you need to make changes before re-submitting; the entire process could take around 18 months to 2 years.
What will planners look at when considering my application?
Whether you’re looking to build another dwelling on your garden plot, or on another piece of land that you own, your local authority’s planning department will consider:
- The impact of overlooking or loss of privacy for neighbouring properties
- Loss of light caused by new development
- The available infrastructure like water supply and roads
- Parking allocation and issues
- Road safety
- Increase in traffic and noise
- Impact on any listed buildings and conservation areas
- The layout and density of the proposed building
- The design and building methods/materials being used
- Any previous planning applications on the site
- Nature conservation impact
- Any landscaping needed
It’s worth noting that if there are any objections from neighbours; your application will be called before the local planning committee for consideration, and a decision will be made by a vote. If your application has no objections, it can be approved faster through what are known as designated powers.
What are the types of planning permission?
Whilst different types exist, the most common ones include:
Outline Planning Permission
The outline planning permission is a simple application you make to your local authority. This is to inform them of your intent to build a dwelling on your land. This will enable you to know whether you can even build on your land, and if so what size dwelling you can build.
It’s important to remember that outline planning permission isn’t a legal requirement, when you’re looking for planning permission. It only includes a brief outline of what you plan to do; and in-depth details of your intentions are not required.
Full Planning Permission
You must check with your local authority to determine whether you’ll need full planning permission. Generally, you’ll need this type of permission if you want to:
- Build something new on your land
- Make major structural alterations
- Demolish existing buildings
- Build extensions to your property
- Change the main use of your building
Typically development projects that have no impact on the environment or your neighbours don’t require planning permission. Addition, some developments and small additions/improvements are normally allowed under your permitted development rights.
Are there conditions?
You may be granted planning permission, but with certain criteria you have to meet within a specified time frame. These can be simple conditions such as; only using particular materials that match existing ones; or ensuring all boundary treatments are adhered to.
These conditions are important, and failing to comply can result in a breach of condition notice. These have no rights of appeal and can be enforced prosecution by the courts.
Did you know…
75% of all planning permissions are approved in England and Wales. So, you have a high chance of building a dwelling on your land when you apply. The most important thing is to ensure your plan fits with the local authority guidelines.
How we can help
CR Real Estate are experts in all aspects of property development and construction, with a large portfolio of top-quality residential projects completed. We offer a free assessment of land value regardless of its current condition, with help for planning status and use, and we work with local consultants to help prepare and submit an outline and full planning applications on your behalf. We pride ourselves on our exemplary and professional service.
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