Securing planning permission can be a headache when you look to build, renovate or extend your own house. With strong experience in negotiating the planning process, Avey & Son Ltd can make your dream home come true.
Having helped clients deliver their dream new build homes (link to: https://www.aveyandson.co.uk/#new-build), we develop plans which can achieve the client’s aims while meeting local authority planning rules.
Avey & Son can deliver unique new builds to a high standard, making maximum use of the land. We also have experience of historic building conversions and breath-taking home extensions, all completed to a high specification. With a close attention to detail and a heritage of success dating back to 1991, we provide a high-quality service from conception to completion.
(These tips are not intended as legal advice – you should consult legal advisers on your project before undertaking any commitment, financial or construction.)
Tip 1: Understanding the process
If you are unsure whether your property dream needs planning permission, the internet has a wealth of information. In summary the Government website says: “You’ll probably need planning permission if you want to: build something new; make a major change to your building, such as building an extension; change the use of your building.”
Assuming you need planning permission, Phil says you should understand the process. “Applying for permission can be time-consuming and feel stressful,” he says. “Do you research on what the process involves and get a clear idea of what your local planning department is likely to approve.
“All local authority planning departments use an application form called an 1APP. Your local authority website planning portal will have an online process. We can help you understand the process, which usually takes up to eight weeks for a decision following the formal submission.
“Where an expert partner like Avey & Son can help is supporting you in preparing the plans and documents in readiness for submission and coordinating any surveys required, such as ecological surveys, which may be required.
“We all like to get it right first time but you need to bear in mind that more than one planning application may be needed to reach agreement with the council, during which time your plans may need to be updated with further architect or designer fees.
“The process can take some time, particularly for extensive new build plans, but if you have a minimum budget of £1,000 to £2,000, with more for a large plan, you will be prepared.”
Tip 2: Get an architect who can realise your dream with Avey’s help and consultancy service
As outlined in his guide for embarking upon a building project you need to pay close attention to every detail while working with an architect, says Phil.
He explains: “It is going to be your home, so the plans need to be based around the way you want to live every day and through every season, all while meeting planning regulations.
“Many people hedge their bets about the details and are not realistic about all the little decisions that go into their day, which can cause problems later when your architect and developer gets to work and when you have submitted plans to the local authority.
“We have a high success rate because we get clients to think through their journey and get plans which reflect this attention to detail and work to the relevant regulations.”
Tip 3: See planning permission as an investment
A design fit for purpose will realise your goals and comply with planning guidelines, says Phil. “You have three years from the date full consent is granted to begin building so it can give you the time to get your project on track and just right,” he says.
“To get this opportunity, your application needs to be complete. On a practical level it usually involves submitting five copies of application forms, the signed ownership certificate, a site plan, block plan, elevations of both the existing and proposed sites, a design and access statement and the correct fee.
“If you think of it as a professional approval to start the next phase, rather than a cost, you can get your head around the opportunities it offers.”
Tip 4: Understand what aspects will be considered as part of the approval process
Doing your homework on all the considerations of your plans will save heartache or going over budget later to get approval, warns Phil.
He says: “The local authority will base its decision on what are known as ‘material considerations’, which can include but are not limited to whether other occupants of neighbouring properties will be overlooked and lose privacy, the loss of light or overshadowing, parking, road safety and traffic, noise, the impact on listed buildings and a Conservation Area of which we have experience plus the layout and density of the building.
“A whole host of other factors will come into play like the design, appearance and materials, Government policy and previous planning decisions. We can help you research all eventualities as part of the process.”
Tip 5: Do not neglect your planning permission responsibilities
Phil says you may be tempted, especially if your property is set away from others, to go ahead with work and ignore the consequences.
“If you fall foul of the planning authorities, it can cost you dearly,” he says. “It is not illegal to develop land without planning permission but it is not lawful so if you did not get consent for your project, the local authority can order the work to be altered or demolished.
“Altering a listed building without prior permission is far worse as it is a criminal offence, with the risk of prosecution and unlimited fines.
“Doing your homework about your planning responsibilities and working to meet them will set you on course to deliver your dream home.”
To get started on realising your dream home with Avey & Son, call Phil Avey on 07973 628791 or email phil@aveyandson.co.uk
