Planning permission timeframes?

[Howitzer]

For anyone in the industry or has had to get planning permission for their places etc.

How long from the initial application to the agreement being made did it take you?

Dave!

[A - W]

You need to give us a clue as to what size project. ;-)

[Howitzer]

It would be for a 2 storey house, floor and garage area of 100 square metres roughly on the lower level, the same on the upper level.

Am just gauging if it is going to be a non starter due to timeframes.

Dave!

Edited by Howitzer on Tuesday 6th January 12:04

[blindswelledrat]

I have finally got it recently after nearly 3 years, 6 applications,10k architects fees and an appeal for a modest rear extension.
Hope your council aren't as ish as mine!!!!

[Busamav]

For a straight forward application , the council have to determine the application in 8 weeeks .

For a new dwelling you need to be spending some time with the planners discussing the basic principals of the proposal before spending anything on it

[OnlyMX5ives]

How long is a piece of string ?

8 weeks to decades.

Best bet is to talk to the local planners

(IF they will talk to you, some do, some don't)

and see how opposed they are.

[A - W]

OnlyMX5ives said:

Best bet is to talk to the local planners
(IF they will talk to you, some do, some don't)
and see how opposed they are.

That would be my advice.

[Howitzer]

Cheers guys, some researching to do first then definitely.

I hope no-one has any bad dealings in Norfolk haha

Dave!

[jollygreen]

Howitzer said:

For anyone in the industry or has had to get planning permission for their places etc.

How long from the initial application to the agreement being made did it take you?

Dave!

350m2 steading conversion in Aberdeenshire, no major issues, took 7 months. Building warrant about a year

[Sam_68]

Busamav said:

For a straight forward application , the council have to determine the application in 8 weeeks .

They are obliged to determine minor applications within 8 weeks from the date of registration (which isn't quite the same as the date of application - you should have a written confirmation of registration which gives the 'start' date).

Major applications are allowed 13 weeks.

In either case, if they haven't determined the application within the appropriate period, you are entitled to appeal on the grounds of non-determination.

[satans worm]

Our bog standard bungalow took 9months including 1 rejection (garage in the rear garden for reasons unknown was not acceptable, even though my archtiect pointed out as its in the rear garden we can build it when we finished and signed off with no pp needed!!)
It took them 4 weeks to 'register' the application then 12 weeks to actualy look at it!
Suffolk CC

[jollygreen]

jollygreen said:

Howitzer said:

For anyone in the industry or has had to get planning permission for their places etc.

How long from the initial application to the agreement being made did it take you?

Dave!

350m2 steading conversion in Aberdeenshire, no major issues, took 7 months. Building warrant about a year

I should clarify that we had 3 completely unreasonable objections from the same farmer which were all eventually over-ruled after my lengthy and fiery letters/phone calls/visits. Took bloody ages though.

[Mandat]

Sam_68 said:

Busamav said:

For a straight forward application , the council have to determine the application in 8 weeeks .

They are obliged to determine minor applications within 8 weeks from the date of registration (which isn't quite the same as the date of application - you should have a written confirmation of registration which gives the 'start' date).

Major applications are allowed 13 weeks.

In either case, if they haven't determined the application within the appropriate period, you are entitled to appeal on the grounds of non-determination.

That is why some sneaky councils will refuse an application if they are running of time and they will then have another 8 weeks when you have to re-submit the application.

[theaxe]

Make sure you add something weird to the design that you don't actually want so that they'll make a fuss over that and not something you really care about. Planning depts have to object to something so you might as well make it easy for them.

My dad used to add random turrets to his designs so that he could later remove them when the planning dept objected. The planning dept then considered that a job well done and approved the basic design without a problem. On the applications san-turrets they had to find something to object to (usually windows or something silly) which caused him no end of problems.

Edited by theaxe on Tuesday 6th January 16:34

[Sam_68]

Mandat said:

That is why some sneaky councils will refuse an application if they are running of time and they will then have another 8 weeks when you have to re-submit the application.

Unfortunately, they have to give reasons for the refusal, in which case, if you are confident that there was nothing wrong with the design you simply resubmit and submit an appeal in parallel. It causes them 5 times as much work and gives them a black mark on their performance targets, if the appeal is upheld. If you think an application is heading this way, make it clear to them that you will appeal... it focuses their mind and very few planners will issue an unwarranted refusal if they know that the reasons given will need to stand up to the scrutiny of the Appeals Inspectorate.

To be fair, the opposite is often true of most authorities, if you talk to them... if there are outstanding issues to be resolved, either with the design or with the consultation process, they will allow you to runn the application to within the 11th hour of the deadline, to get as much sorted as possible, then withdraw and resubmit to re-set the clock. In this way, you can both avoid the appeal process, you get the chance to resolve any outstanding issues and the re-submitted application is fast-tracked through as smoothly as possible when it goes back in.

Edited by Sam_68 on Tuesday 6th January 20:40

[stormin]

Good luck....

Councils are around 6-8 weeks for permission, but your architect will know better how good your local area are.
We were 6 weeks for permission for our humble 27m2 extension, but having an experienced builder helps. Ours said most builders charge about £1000 per m2 for dwelling extensions (the house) slightly less for non dwelling (the garage)

[robemcdonald]

Now is a very good time to submit an application. Applications are very low at the moment because of the economic climate. Providing you talk to your local planners and adhere to their policy you should have few problems.

[andy43]

theaxe said:

Make sure you add something weird to the design that you don't actually want so that they'll make a fuss over that and not something you really care about. Planning depts have to object to something so you might as well make it easy for them.

My dad used to add random turrets to his designs so that he could later remove them when the planning dept objected. The planning dept then considered that a job well done and approved the basic design without a problem. On the applications san-turrets they had to find something to object to (usually windows or something silly) which caused him no end of problems.

Edited by theaxe on Tuesday 6th January 16:34

We applied for a side extension on our last house - architect got his crayons out and went for a chat with the planner to see what they thought before actually submitting something - "no, no, no - no, you can't do that" etc etc. Seemingly no chance.
Thought to hell with it, and redrew it as big as we could, stuck a conservatory on the back for good measure, submitted it and it flew through - under a different planning officer.
No rhyme or reason, no logic to them - but the turrets idea is a good one