Planning approval is the second stage after pre-planning consultation. All development projects including existing and new will require planning permission approval by the local council authority, unless it falls into the category of allowed under permitted development, this would usually include extensions, garages and out buildings to a maximum size and positioning.
Types of planning approval.
There are two types of planning approval, outline and a full submission. Full planning submission requires certain detailed mandatory drawings to illustrate elevations, floor plans, site plan, location plan/OS map and a design and access statement. The drawings would need to be of a specific scale and illustrate certain criteria including measurements. In some applications, dependant on the site the council may require further drawings to illustrate certain aspects of the proposal, this may include a street elevation and roof plan drawings. We can provide a quotation for all additional drawings. Outline planning will involve a basic drawing showing a layout of your proposal rather than detailed drawings, this can usually be incorporated in the site plan. If outline approval is granted it will be under reserved matters that must be satisfied.
Planning package
Our planning package includes the mandatory elevations, floor plans and model front view @ A1 PDF copies. We can provide a quotation for a site plan for your project. The cost would be minimal if we have produced the planning drawings, although some customers prefer to produce their own site plan. Location/OS map can be purchased direct from the council’s website. Design and access statements need to be tailored to your own project; templates are available online from the council’s website allowing to fill in the blanks. An online council planning application form will need to be completed and submitted with the drawings This can be outline or a full application. The forms, fees and guidance information are available on planning portal.
Cost effective
The planning package provides the best possible cost-effective way of gaining planning permission, as there is always uncertainty of the outcome of the application. It is vital that costs are kept to a minimum. Modern technology BIM programs and the internet has allowed this to happen.
Application
The application will be initially viewed by the planning administration before the application is forwarded for a decision. They may require modifications to the drawings. There will be no charge for minor revisions. Major revisions may have to be charged, but we will provide a quotation before proceeding.
Permission
When planning permission is granted there are usually further conditions to be satisfied. Outline planning approval will require reserved matters to be submitted and approved. The council will charge a fee for an application for their removal. The standard conditions and reserved matters could include a time frame, scale, materials submission, landscape plans and proposal and highways policies. Depending on the site and its location they may require further conditions/reserved matters such as an arborist report, various surveys and heritage assessment. This would normally need to be satisfied before commencement of construction.
Although there are conditions to be satisfied you will have the assurance that approval has been granted and the process has not been pointless before moving forward financially.
Revisions
Certain modifications can be made to the planning permission after being granted. This is classed as a non-material amendment which you will have to pay a fee to the council. If the changes are extensive, they may be classed as a certain category, which may require a new application. It is important especially the exterior aspect that you carefully consider your proposals initially to avoid further consultation and expense.
Summary
The planning process can be complex, so therefore I have tried to explain the basics of the planning process. House plans will always offer free advice. Please email with your queries and you will receive a prompt response.
Sample 3D View, Elevations and Plans
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