Is planning a mystery to you? Planning can be complex and in some instances the knowledge of a specialist planning consultant is required but for extensions, remodels and new build houses this may not be the case. Find out what is in a typical planning application, how much it costs and how long it takes.
What drawings do I need to make a planning application?
It varies dependent on the type of application, but a typical householder application which is for extensions and remodels would need the following as a bare minimum:
- Site location plan (based on and ordnance survey map at a scale of 1:1250)
- Site block plan (typically at 1:500)
- Existing site plan (as close as you can get to fit on a standard paper size- typically 1:200)
- Proposed site plan (at the same scale as the above)
- Existing and proposed plans (at 1:50, 1:100, 1:200 as is sensible for the size of the site)
- Existing and proposed Elevations (these are side views of the building. Again at 1:50, 1:100, 1:200 as is sensible for the size of the site)
You may also require additional drawings, if requested or pertinent to communicate the proposals. These may include sections, drawings of outbuildings, street elevations, typical details, sun studies and/or overlooking studies.
In addition to drawings you must also submit:
- A design and access statement- a short statement including a planning statement explaining how the proposal complies with planning policy
- The completed application form – completed online
- Supporting specialist information- this is specific to the project and not required for all projects. For example, this might include a tree survey and arboricultural statement if building in proximity to trees.
How much does this cost?
Architect’s fees
There is the cost of developing the design and producing the plans. This should be agreed with your architect or architectural designer/technician/technologist up front. Be sure that you are clear on what you have agreed to be produced. This is frequently referred to as the scope.
Planning fees
There is the cost of submitting the application for small projects such as an extension this is typically £206 plus an admin fee of £25. This is the cost of what is known as a ‘householder planning consent’. You may need a different type of consent if you live in a conservation area or your project is a new build.
Additional fees may be incurred. One of these charges is the Community Infrastructure Levy or CIL. If your proposal has gross internal area less than 100sqm you do not have to pay. If your proposal is larger then you wil be charged on a sliding scale.
Other charges may be contributions are specific to the location of the site. For example, in some areas of Poole in Dorset you may have to contribute to heathland protection and mitigation for environment damage as a result of additional housing in the area.
How long until I get my approval?
Registration
The application first has to be registered. This isn’t always straight forward and there is a feeling that sometimes the registration department will not be as accommodating in times when the local authority has a large workload
Determination
Once registered a planning application should take a 8 weeks to determine but be prepared for it to take up to 13 weeks. In that time your agent (or whoever submitted the application if you are not using an agent) should be monitoring the application. As part of the determination process the planning officer will have to consult various stakeholders such as the local town council, highways, landscape officer etc. As with much of the planning process this is dependent on the nature of the application. Sometimes the local authority may ask for an extension of time. This can be a good thing if they are giving you a chance to review the drawings following the receipt of a consultee response.
Approval?
Ultimately there is no guarantee that you will receive an approval. If the application is small the planning officer will either recommend the proposal for approval or refusal in their report and it will be determined/ratified by a senior officer. If it is larger, in a sensitive location or includes elements that aren’t strictly within policy then your application will be determined at planning committee. Local councillors will listen to the planning officer’s report and then vote either in favour of approval or against.
If, while monitoring the application, strong grounds for refusal come to light then it is advisable to withdraw the application and resubmit after making the relevant changes. This lengthens the process but if you withdraw and resubmit you do not have to pay any additional fees.