Completing a planning application for a self-build can feel like taking a trip into the vast unknown and is often approached with a certain degree of trepidation. It’s no surprise, as very few are likely to have experienced the process before, dealt with the council’s planning officials and had to interpret the subtleties that can help win approval for a project… or not.
Of course there’s a certain amount of preparation that can help you test the waters and increase the chances of a successful application and here are five things to consider:
Do Your Research
How will your plot sit within the Local Plan? Is it in a Greenbelt or Conservation Area? Understanding where your plot sits within the Local Plan is essential; it will have a significant effect on how your application is viewed by the planners.
Most planners have an interactive map on their website and national guidance is readily available from sources such as the National Planning Policy Framework. The Planning Portal is a fantastic all-round resource for those looking for further information and documentation on Building Regulations, Building Control and the planning process, as well as relevant documents, policy, legislation and up-to-date planning and self-build news. You can access the Planning Portal website here.
Be Friendly
Planning departments are often cloaked in mystery. There’s the common misconception that they run as a secret society, and it’s the 'who you know' that can swing your application between being approved or not.
Planners have found themselves being viewed somewhere between traffic wardens and tax collectors, however in my experience, applications are all individually judged against the officer's interpretation of local and national policies - not just on opinion or, worse still, whim. There’s no need to sweet talk and hug the next planner you meet on the street, but empathy and politeness can certainly go a long way. Working with planners is a much better prospect than working against them.
Get Ahead
Before submitting a formal application, it’s well worth testing the water with a ‘pre-application’. This allows you to gain the planners opinion outside of the application process, away from the gaze of the general public. Government guidance actually promotes pre-app meetings. There’s a section within the planning application asking if you have sought prior advice from the council. Although it’s not compulsory, some planning departments are less helpful to those who haven't sought it.
There is no standardised pre-application procedure and each individual council will have a variation on a theme. The amount of information you’re required to submit and the cost and length of time it takes to receive a reply, are individual to the council but most Local Authorities will aim to reply within approximately 20 working days. There is a charge for this service - details of which can usually be found on the Council’s website. In my opinion, it is a worthwhile process, as it can highlight any likely problems and the council can advise you on any additional information that will be required to help your formal application.
Engage with the Natives
As part of the planning process, your application will go before the Town or Parish Council. A notice will be displayed at the site and it is likely to be advertised in the local press.
Make a point of going to the town or parish meeting when your application is being discussed. You can answer any questions and in my experience, people find it more difficult to object when they see the person they’re up against. Furthermore, make a point of discussing the application with your neighbours. They may not agree with what you wish to do, but if you are going to live next door for the next 20 years, it's worth demonstrating you value their opinion.
Understand Exemptions
Most self-builders know that they are exempt from The Community Infrastructure Levy (CIL), but this exemption is not automatic – it must be applied for and confirmed by the Council prior to commencement, or you could be faced with a substantial bill. It is also worth discussing whether other charges apply, such as Section 106 agreements and Unilateral Undertakings, with your planning officer.
Leaving the success of your application in the hands of the planning gods is risky business. A lot hangs on whether you receive planning permission or not, so taking the time to understand the process and, more importantly, to communicate with your local planning council, will help your build to be looked upon favourably by planners and give you a better chance of having a preferred design approved.
Matt Slader, South West Sales Agent, Hanse Haus UK
Matt Slader is the South West Sales Agent for Hanse Haus UK, and has been assisting the company since 2009. Matt specialises in planning, design and Building Regulations. He is also the MD of MJS Planning and Design, a vibrant architectural practice based in South Devon.
