PLANNING CONSULTANTS SPECIALISING IN GREEN BELT AND ANOB PLANNING POLICY
Know your rights when developing or extending in the home counties and greater london area.
Permission is a largely inescapable part of the process when it comes to extending your house, building an office in the garden, or building a new house.
You either need to make an application or, if your scheme is for a small scale extension or outbuilding, you may be able to avoid applying for permission if you build within specific limits called Permitted Development.
Understanding how the system works before you submit an application will help you better navigate the process. As well as changes to keep on top of, there are different types of applications available, all of which have different caveats, costs and details required, so it pays to know which application would best suit your project.
Here’s what you need to know about planning applications before you submit one, how to apply and how to determine whether your project needs planning permission in the first place. To submit an application for your extension design, the majority are submitted online via the Planning Portal website, the rest are directly submitted to the relevant county council.
Approval or permission refers to consent from your local authority for a proposed building, which is in place to deter inappropriate developments. It’s usually required when building a new dwelling or making extensive changes to an existing one.
Permission is also often the key that turns a piece of commercial or brownfield land into a viable building plot.
Decisions on whether to grant permission are made in line with national guidance (in the form of the National Planning Policy Framework) and the local planning policies set out by the local authority. Depending on the nature of any proposal, many will be accompanied by the following information.
The application form Location plan at a scale of 1:1250 Block plan at a scale of 1:500 or 1:200 showing the direction of North. Existing and proposed plans (elevations, floor plans, roof plans and section where appropriate).
Also required:
Community Infrastructure Levy (CIL)Liable form
Design and Access statement
Heritage statement
Flood risk assessment
Archaeological assessment
Tree surveys
aboriculture impact Assessment
National and Local Policy Guidelines
CPC provide the research, pre-application advice, application submission and retrospective planning services for challenging projects or where Green Belt and ANOB policies prevail.
In its most basic form, policies and frameworks provide guidance as to the acceptability and conformance of design and build principles. It is the policy guidelines, a set of published ‘rules’ that govern and dictate what is acceptable and what is not that prevail and steer planning decisions. Any designs works on paper, but reality quickly sets in once it gets into planning. All too often we hear of applications being turned down, refused due to influencing factors such as: Non compliance with national and local plans Overdevelopment Amenity Inadequate or inappropriate design elements Heritage or conservation restrictions Highways Environmental impact including noise and nuisance Infrastructure strain
Although applicants can appeal planning decisions, it’s quicker and more cost effective to seek professional advice from the get go, aligning your design to existing policies smooths the way to a successful application.
Input is required from many participants and non-decision-making stakeholders including parish councils, councilors and neighboring vendors. The National Planning Policy Framework and regional development plans define acceptability and determine resource requirements.
