Obtaining planning permission can be a time-consuming part of any project, especially ones where the planners and developers are ready to get the build underway.
However, if you are looking to build something new or are wanting to make a significant change to your property, like an extension, planning permission is required. It is also required if you have a commercial property and wanting to change the use of the building. Planning permission is also often the key that turns a piece of agricultural land into a viable building plot.
It is important to note that not all planning applications are created equally. There will be some that will be able to glide effortlessly through the planning process without encountering any obstacles. There will also be those who are fighting with contentious planning issues, making their journey to obtaining permission more of a challenge.
Understanding the process of planning permission can be beneficial in ensuring that you put the best proposal possible. Creating one that is the most favoured by planes, whilst helping to reduce the stress that can inevitably come with an impregnable system.
Decisions on whether or not to grant planning permission are made following national guidance (in the form of the National Planning Policy Framework) and the local planning policies set out by the local authority.
For those looking to submit a planning permission application to their local authority, there are a couple of things to keep in mind. Not only will these ensure that yourself time and money in the future, but they will also ensure that you can create a solid proposal that stands a higher chance of being accepted.
Impact On The Environment
With any new development, planners must ensure that they will significantly increase biodiversity on or near the site the properties are being built upon. As sustainable development is a high priority on the political agenda, it makes improving biodiversity a key factor for all developers, landowners and local planning authorities.
Biodiversity Net Gain is an approach that is used to help improve a site’s overall biodiversity value. For instance, if development is expected to have an impact on biodiversity, it will encourage the developer to make an increase in appropriate natural habitat and ecological features. This is to help prevent the loss of diversity due to developments and that ecological networks will be restored.
To help you obtain planning permission, investing in ecology or tree surveys will be a great asset. You can use the information provided to help you recognise the potential negative impacts your development could have on an area and calculate how much new or restored habitat or what types will be required to deliver a sufficient net again. Companies such as Arbtech will measure the biodiversity net gain of the site you wish to build upon.
Avoids Future Financial Risks
Whilst it might not be illegal to develop a property on a piece of land without planning permission, it is not lawful. Consequently, if you do fail to receive consent for a project, the local planning authority is well within their right to take action to have the work altered or worse, demolished. In instances such as these, you can make a retrospective planning application and if is refused then you can appeal the decision. However, if you were to lose the appeal, it can prove to be costly.
By failing to not obtain planning permission, it can cost you time and money. It is also a situation that can easily be avoided by having obtained planning permission before the commencement of the building work.
Helpful For The Future
Predominantly, planning permission is considered the most useful for avoiding potential financial costs that can occur without permission. However, other areas can cause potential problems further down the line if you do not have planning permission.
To obtain a completion certificate, or something similar depending on the type of development, you will need to have planning permission. Having a completion certificate is proof that the building work has been done to the correct standards and that the structure of the property is legally safe. For example, if you have developed property and were looking to sell it, you will find it extremely difficult to sell in the future without a completion certificate.
The importance of planning permission when developing properties is clear. Whilst it might take time to put together a strong proposal and the wait for approval may not be a quick turnaround, the time and money it can save in the long run outweighs the risk of moving forward with development without obtaining planning permission. As you look to develop a property on a piece of land or significant change to your property, ensure that you create a solid proposal, including how you will help to increase biodiversity after seeking advice from the findings of the ecology of tree survey.
Fortunately, more than 80% of planning permission applications in England were approved in the first quarter of 2021. Despite submitting a good proposal, there is still the possibility of it being rejected. In cases like these, you can # amend then resubmit the proposal after having dealt with the reasons provided for the initial refusal. The other option is to appeal to the planning inspectorate. Roughly 40% of householder applications that were initially refused are later granted at appeal.
After your planning permission has been approved, you can get underway turning your designs into reality. If you were wanting to make minor alterations, you can apply for a non-material amendment. Whereas with major alterations to the design and outcome, you might need to apply for a further application for full planning permission. Ultimately, the best route is to discuss your plans with your local planning authority first to ensure that they are fully aware of what you intend to do with the area. Additionally, they could also provide you with advice and inform you of the best route to take to help you complete your project, with minimal obstacles blocking your path.