Permitted Development

    • Facebook Social Icon

    WHAT IS PERMITTED DEVELOPMENT:

    Permitted Development is a form of Planning Consent which you are entitled to do without asking the Local Authority for permission. However, the guidelines for this are extremely tight and some properties have had Permitted Development Rights withdrawn. Although you don't have to, we strongly recommend that you apply for a "Certificate of Lawfulness" from your Local Authority with plans showing the proposed Development. They will approve it in writing with the certificate.

    DO I NEED TO TALK TO THE LOCAL AUTHORITY:

    Yes. As a minimum, you must check with them to find out if there are any special conditions or restrictions attached to your property or whether "Standard Permitted Development Rights" will apply. In some cases, there may be a "Restrictive Covenant" or a "Planning Condition" placed on your property which would restrict or remove your Permitted Development Rights. If there is no restriction or condition, that's good news. If there is restriction or condition, you may need to apply for Planning Consent in order to make the desired changes to your home.

    WHAT DO I DO NEXT:

    If there are no restrictions or conditions, you have a choice-

    a) Draw your plans as you believe to be within Permitted Development Rights and if you are confident that you have met all the conditions, you go ahead with the work;

    b) Draw your plans and get written confirmation from the Local Authority that you have complied with Permitted Development Rights in the form of a Certificate of Lawfulness and then go ahead with the work;

    Which option you choose is entirely down to you but if you wish, we can assist you with either option. As the only real difference between these two options is the cost of the Local Authority fee for a Certificate of Lawfulness (which is not so much money), we would recommend that you apply for one for your own peace of mind. Remember, if the Local Authority discovers that your development falls even a little bit outside of Permitted Development, it is very likely that they will make you apply for Retrospective Planning Consent which might not necessarily be approved (although it usually is).

    If there are restrictions or conditions, you will need to decide if your proposed development falls inside or outside of Permitted Development taking the restrictions or conditions into account. If you are still inside of Permitted Development Rights as applied to your property, then you should consider the two options above. If not, then you will need Planning Permission before you proceed.

    PLANNING PERMISSION HISTORY:

    In recent years, Planning Policy has been getting ever more complicated for ordinary householders and Property Developers alike. Although there has been a desire in government, both at local and national level to simplify the process, so far it hasn't translated into noticeable results. The reason for this is that there cannot be a uniform, national policy, or one shoe that fits all. Every location around the country is different, each with its different architectural histories and different local needs. To allow for this, National Government writes the planning policy "template" and Local Government then interprets that template in their own way. In some cases this interpretation results in contradictory and overlapping policies. ​In our experience, even in a single borough, different case officers have been known to arrive at different conclusions given the same local planning policy! This doesn't help and the poor applicant can be left confused and unsure of how to proceed. The up-side is that if you only require Permitted Development, the rules are pretty much the same right across the country. This is because Permitted Development is a national policy, not a local one.

    OUR APPROACH:

    Here at Planning Consent UK Ltd we first check with the Local Authority to see if there are any restrictions or conditions on your property and then advise you according to this. We understand the underlying "planning policy template" as it applies to Permitted Development, on which we base our drawings and advice. Our aim is to achieve the best possible outcome for you, whether it be through Planning Consent or the more simple Permitted Development.

    Additionally, our own systems of working allow us to be very responsive to Local Authority advice or requests and we will not keep an application waiting for weeks just to make minor changes. We follow an established route of Consultation that helps get the Local Planning Authority on the client's side right from the start. We use simple, widely readable, easy to understand, scaled plans in MS Word format for Permitted Development or Planning Permission, that can quickly and easily be changed if required, keeping client costs down. We advise our clients to apply only for proposals that fall within Current Planning Policy, avoiding disappointment later and not wasting our client's time and money.

    COSTS AND CHARGES:

    Our Charges are transparent and your final bill will reflect only the work that has actually been done for you. We don't charge fixed fees, nor do we have a minimum fee either. You are charged by the hour for full hours only and you will receive regular updates with date and time spent and what work has been completed up to that point. You will receive e-copies of all completed work as it is finished, provided it has been paid for. The only additional cost that we may charge you for is "out-of-pocket" expenses such as printing charges for extra copies of plans at your request or for travel costs when multiple site visits are required. Any unused balance of funds on your account with us will be credited back to your bank account on completion of our work on your project. We want to change the way people apply for Planning Permission. We want to make the process clearer, more accountable, quicker and more certain for our clients.

    Prices from £35/hour and no vat!

    London and the South East - Home Counties

    1/4

    © 2017 by Planning Consent UK Ltd    |    Company Registered # 10630977

    |     London and South East England     |