Planning permission - where to start?
Discussion
Chatting with the father in law at the weekend we are seriously considering looking at building a house next door to them on their attached paddock.
The house is in a small named enclave of half a dozen houses in a rural area in Shropshire, with each house having a similar sized plot and garden. The spot does not overlook anyone and could only be seen 'just' from one of the six houses due to the fact that the spot is hidden by mature trees and a barn. No house is closer than 60-80 yards away.
The first step I guess is obtaining planning permission in principle before committing to designs etc. However, I have no knowledge of this and want to do it properly.
Some advice please guys for those that have done this:
Can you file the initial plan in principle yourself, or does it stand a better chance of success if a pro was to make the application?
Has anyone got any experiences with either way forward, and secondly if could anyone recommend any planning professionals they have used?
Cheers in advance!
The house is in a small named enclave of half a dozen houses in a rural area in Shropshire, with each house having a similar sized plot and garden. The spot does not overlook anyone and could only be seen 'just' from one of the six houses due to the fact that the spot is hidden by mature trees and a barn. No house is closer than 60-80 yards away.
The first step I guess is obtaining planning permission in principle before committing to designs etc. However, I have no knowledge of this and want to do it properly.
Some advice please guys for those that have done this:
Can you file the initial plan in principle yourself, or does it stand a better chance of success if a pro was to make the application?
Has anyone got any experiences with either way forward, and secondly if could anyone recommend any planning professionals they have used?
Cheers in advance!
First thing to check is if the plot is within the development boundary!
If its outside then you are already on an uphill struggle. You also mention similar sized plots so why would the planners then suddenly allow one of the plots to be halved?
But to answer your query, yes you can go for "OUT LINE" permission to establish that a property can be built then go for FULL PLANNING after that!
However from what you have told me I think its unlikely!
Sorry!
If its outside then you are already on an uphill struggle. You also mention similar sized plots so why would the planners then suddenly allow one of the plots to be halved?
But to answer your query, yes you can go for "OUT LINE" permission to establish that a property can be built then go for FULL PLANNING after that!
However from what you have told me I think its unlikely!
Sorry!
Just heading off, but a few thoughts...
Check the local plan, and check what the land is currently designanted as. This will help answer the other questions regarding whether you will need a professional on board or not. Also check your local councils policy on 'garden grabbing' - seems to be a bit of a backlash against it in certain local authorities.
If what you are proposing is at all contentious (never under estimate how sensitive locals are to further development), a good planning professional will be worth their weight in gold, and if the uplift in the value of the land is likely to be tens of thousands as a result of getting planning, then not spending a couple of k on a good planning consultant (with a good track record) would be a false economy.
As with most things, using the right terminolgy will help - in this case, it will be quoting the correct development plan policies that support what you are trying to do. A planning consultant will (should) know these inside out.
Check the local plan, and check what the land is currently designanted as. This will help answer the other questions regarding whether you will need a professional on board or not. Also check your local councils policy on 'garden grabbing' - seems to be a bit of a backlash against it in certain local authorities.
If what you are proposing is at all contentious (never under estimate how sensitive locals are to further development), a good planning professional will be worth their weight in gold, and if the uplift in the value of the land is likely to be tens of thousands as a result of getting planning, then not spending a couple of k on a good planning consultant (with a good track record) would be a false economy.
As with most things, using the right terminolgy will help - in this case, it will be quoting the correct development plan policies that support what you are trying to do. A planning consultant will (should) know these inside out.
I'd agree with everything Herbialfa has said.
However, you haven't said why you are looking to build there? Once you have decided that, it should shape your approach and help you decide on how much to spend and in what direction.
If you are looking to simply get Outline Planning permission to build a 4 bed detached on the plot and sell the plot with that permission in place, then getting a planning consultant on board would be in all probability cost effective. You don't need to spend millions on architects fees having a house designed up that you won't be building.
If you are looking to build for yourselves, then it's worth designing it right the first time and spending a bit more on the actual design, rather than trying to get OP for a random house and then having to go back time and again for detail changes.
IMHO
Mike
However, you haven't said why you are looking to build there? Once you have decided that, it should shape your approach and help you decide on how much to spend and in what direction.
If you are looking to simply get Outline Planning permission to build a 4 bed detached on the plot and sell the plot with that permission in place, then getting a planning consultant on board would be in all probability cost effective. You don't need to spend millions on architects fees having a house designed up that you won't be building.
If you are looking to build for yourselves, then it's worth designing it right the first time and spending a bit more on the actual design, rather than trying to get OP for a random house and then having to go back time and again for detail changes.
IMHO
Mike
herbialfa said:
But to answer your query, yes you can go for "OUT LINE" permission to establish that a property can be built then go for FULL PLANNING after that!
Kind of.It is definitely cheaper to go for 'Planning Permision in Principle' (formerly Outline) both in terms of the amount of detail in the plans and associated fees, however the planners will often require more detail regarding what you are proposing to asses whether the site can carry further development, and you may end up going halfway towards a full planning application anyway.
I would suggest an informal discussion with the local planning officer regarding your proposal first, but don't be too discouraged if they are a bit negative (that is their job to discourage). If, however, they laugh you out of their office you might have quite a big fight on your hands. Most planning application forms nowadays have a space on them to enter the results of any pre-application discussions.
Thanks guys.
To confirm the paddock is a separate area to the garden to the side of the house. The house next door has an identical sized garden, but the parent's in law's house has an additional paddock as a separate entity outside the garden area and can be very clearly seen as such. We would be living there ourselves, so it isn't going to be flipped for a fast buck.
To give some more background, the other next door neighbour out of the six has three years ago been granted planning permission to change 3 Grade II listed barns into £2m worth of executive barn conversions along with changing the adjoining paddock land into garden.
In fact, with the change of use of the area over the last few decades, the paddock is actually the stranger in a residential development rather than the norm.
From what everyone has said, would anyone/everyone agree that the best way forward is to:
1) Have an informal chat with local planning then,
2) Employing a planning professional to get the planning permission in principle?
To confirm the paddock is a separate area to the garden to the side of the house. The house next door has an identical sized garden, but the parent's in law's house has an additional paddock as a separate entity outside the garden area and can be very clearly seen as such. We would be living there ourselves, so it isn't going to be flipped for a fast buck.
To give some more background, the other next door neighbour out of the six has three years ago been granted planning permission to change 3 Grade II listed barns into £2m worth of executive barn conversions along with changing the adjoining paddock land into garden.
In fact, with the change of use of the area over the last few decades, the paddock is actually the stranger in a residential development rather than the norm.
From what everyone has said, would anyone/everyone agree that the best way forward is to:
1) Have an informal chat with local planning then,
2) Employing a planning professional to get the planning permission in principle?
GuinnessMK said:
If you are looking to build for yourselves, then it's worth designing it right the first time and spending a bit more on the actual design, rather than trying to get OP for a random house and then having to go back time and again for detail changes.
IMHO
Mike
Cheers for that - we will be living there. A long time I hope. The fact that we will be living there with the parents next door and not flipping it on, would that be looked at in our favour?IMHO
Mike
There are currently three houses in the enclave which are 4-5 bed red brick 1960's design, all very similar. This would be in between them. Would it have to be similar?
For the OP do you have to submit a house design, or can you just ask for permission for a 5 bed house and outline on a plan where it would sit?
My (totally inexperienced) gut feeling is an application that shows photos etc of the area and a house similar to the others has some more weight than a form and a plan with a red line on it.
At the moment, the area is designated as paddock, would this need to have the usage changed before applying or is that all in one go?
Cheers again!
herbialfa said:
Wether you are the son/ daughter and wish to live there for years is irrevelant!
Phone the Planning Dept!
Arrange an appointment!
Sit down and speak to the Ogres!
Then get in touch with a professional!
This.Phone the Planning Dept!
Arrange an appointment!
Sit down and speak to the Ogres!
Then get in touch with a professional!
Depends how busy they are, but there's a chance they'll come and meet you on site.
Down my neck of the woods they're a nightmare to get out...unless you know them.
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