Like most influential decisions in life, it’s important that we take a step back and consider our options before rushing into resolutions, especially when it comes to estate developments.
We’re quick to decide when we need something doing to our property, but we’re not as quick when it comes to considering the financial aspects of a new building project and preparing for any hidden costs that might arise, or any other factors that may crop up during the process.
Much like any decision in the property sector, planning permission can be expensive and doesn’t always involve straightforward expenses. It’s important, then, to weigh up your options and consider all factors before reaching a final verdict. In light of this, we’ve created a list of four key factors to consider before making an application for planning permission, so that you can make smart decisions that benefit you in the long run.
ARE YOU FINANCIALLY PREPARED FOR PLANNING PERMISSION?
Upon deciding on a property or land development, the first factors that you’ll have to consider before making an application for planning permission are financial. Firstly, you’ll have to consider fees for any services that you may require, for example if you’re not keen on handling the build yourself you’ll probably have to seek out the help of an architect.
Or, suppose that you don’t want the hassle of handling the application? You’ll have to outsource a planning consultant or a solicitor, services of which will command a fee. Perhaps this is your first time undertaking a development project, and you’re looking for some more support before filling out your application?
You’ll probably be best contacting a planning consultant, who can help to advise you further and can also assist with any worries that you think might impede your development such as telephone lines, power cables, footpaths, sewers and many more.
Once you’ve chosen architects and solicitors, the costs don’t stop there. Secondly, you’ll then have to consider application fees to your local authorities, and the cost of any surveys, assessments or reports that the board may need to support your application.
Relevant supporting documents could include, but are not limited to, ecological surveys, arboriculture surveys, tree surveys, habitat regulations assessment and many more. We recommend enlisting the help of a professional ecological consultancy such as Arbtech, who offer a range of affordable ecological surveys, designed to support you with your planning permission application. Check out their site to review their offering and find the right service for your next project.
HAVE YOU BEEN HONEST WITH YOUR NEIGHBOURS ABOUT YOUR INTENDED PLANS?
One of your first points of call when considering any sort of building work is to discuss your plans with neighbours. Building a good rapport with them is crucial for any type of planning permission, as objections and complaints to your local planning authority can hinder your planning permission’s application process. Objections from neighbours are one of the common reasons that planning permission gets denied, this could be for a multitude of reasons such as they feel that the extension may overlook their property and infringe on their privacy, they could be worried about noise complaints, or something as simple as they feel that it would cause an influx of traffic or block the roads. Although it’s possible to dispute an objection and appeal, this can often be an expensive and time consuming process, which can easily be avoided through communication.
Before making your planning application, invite your neighbours over and discuss with them in length what you hope to achieve with your property development. You could also share drawings and build-plans with them so that they get a better scope of what you have in mind.
So, long as you communicate with your neighbours every step of the way, and that you listen to their concerns or objections, you should be able to work around them. Plus, it will prevent them from approaching the local planning authority first, if they do have any doubts.
THERE ARE MANY KINDS OF PLANNING PERMISSION: HOW DO YOU KNOW WHICH ONE IS SUITABLE?
Another factor to consider when applying for planning permission is the different kinds that are available and making sure that you confirm which kind is suitable for your project. Most of them are pretty straightforward, so if you’re planning a residential extension you’ll need to apply for Householder Planning Permission or if your building is listed you’ll have to apply for Listed Building Consent.
However, if you are still confused about what kind of planning permission you’ll need, you can use this list, which outlines the different consent types and goes into detail about each one and how you can get it.
Even after you obtain planning permission, you may find that you require other permissions that you might not have considered such as party wall notices, building regulations and many more. Talk to your local authority or planning consultant about this if you’re unsure, they should be able to advise you further.
This is an important step, as any missed permissions can void your planning permission and incur legal penalties. In worst case scenarios, if you choose to ignore advice and start the build regardless, once the local authorities notice you will be issued with an enforcement notice which will instruct you either demolish or alter any work carried out.
ARE YOU PREPARED TO START THE BUILD AS SOON AS PLANNING PERMISSION IS GRANTED?
After you’ve submitted your application for planning permission, it will take anywhere between eight to thirteen weeks to be granted. Be warned though, once permission is granted, you have to start your build within three years otherwise you will have to go through the process again.
Alternatively, if you decide to sell within those three years, the planning permission remains with the property. Due to this, you can afford to increase the property’s asking price, as planning permission is attractive to potential buyers because they’re aware that they can make changes.