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Planning Permission

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Looking for Architectural drawing in Lincolnshire? Brayford Designs based in Lincoln City can help you all the way through your planning and building process.

Planning Permission

Planning permission is a way of controlling inappropriate development. Chartered Town and Country planners working in the planning department will look over proposals and decide whether or not to approve the works.

The list below is what is required in order for the local authority to validate any planning application. This is a minimum requirement for  that you as an applicant is required to submit in order for the local authority to be able to make a decision. These are subsequently split into national requirements and specific requirements

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National requirements

o   Completed Application Form

o   Location Plan

o   Site Plan

o   Existing and Proposed Elevations

o   Existing and Proposed Floor Plans

o   Existing and Proposed Site Sections and Finished Floor and Site Levels

o   Roof plan

o   Completed Ownership Certificate (A, B, C or D as applicable)

o   Agricultural Holdings Certificate

o   Appropriate Fee

o   Design and Access Statement (if Required)

Site Specific  Validation Requirements are additional reports, assessment and plans they could ask for after the initial planning application is made, depending on the proposals one or more may be required in order to validate the application and allow for a subsequent decision to be made. These include Heritage statements in conservation areas, Arboriculture surveys and Flood Risk assessments

What projects require planning permission and which don’t?

Do I need planning permission? Is a question you’ll probably ask yourself before starting any development work. Every householder in Engalnd and Wales have the right to improve their home within certain parameters called “Permitted Development Rights”. Further information on what is allowed can be found in the interactive house on the planning portal website. Permitted development rights can be removed under an article 4 restriction and they are also removed in most Conservation areas.

Anything that involves creating new housing, by building from scratch or converting something into housing will need a planning permission application. On existing homes as a general rule anything two storeys, or visible from the road in front of the house will require planning permission. So will rear extensions bigger than 3m on a semi detached house and 4m on a detached dwelling.

There are a number of other factors that affect whether planning permission is required or not. Some of these factors include:

  • The extent of a garden that will be built upon.
  • A number of extensions previously built.
  • Whether the works are within a conservation area.
  • If the house is listed.
  • If the planners have issued an article 4 notice.


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Brayford Designs can offer free advice on whether planning permission is required or not, just arrange a free consultation to have one of the team calls round to discuss what you would like to have done. If planning is required we will also give you an idea of the likelihood of an approval. If planning is not deemed to be required we will apply to the council for a certificate of lawful development on your behalf.

How can our clients be sure planning isn’t required?

To be certain you won’t need planning permission for your building work you can apply for a certificate of lawful development. This is an application to the council that you or an agent submits asking for confirmation that planning isn’t required. This application will require all the same information that a full planning application will require (see planning checklist section above), but it will only be checked against whether planning is required or not. If it falls within permitted development you can design and built whatever you like, the planners can’t pass comment on the design.

We will always apply for this on your behalf, so you have it in writing from the council, we think it’s important to have this in writing for peace of mind.

How much does an application cost?

The planning fee for a householder planning application is set nationally at £206 plus administration fee of £20 on the planning portal. This fee covers extensions to existing buildings. If you are looking to build a new home, the cost is currently £462 plus £20 admin fee on the planning portal. There are other fees that may be payable, if you decide to engage with the council at an early stage the fee for pre-planning advice about a design is chargeable. Each local authority sets their own fees but i have been quoted £230 for pre application advise on a new build in North Hykeham.

How long does the planning permission application take to be decided?

Once the design is agreed, Acre Design will quickly prepare the draft plans to planning permission quality, going through the checklists above to make sure all the information is there, and then subsequently applying.

A planning application is checked to make sure all the required information is present, then they will validate it. A decision date will be around 8-10 weeks from the application submission date,  very rarely do we get an early decision, our approval rate currently 100%. This is because we advise client to submit a application for advice if what the proposal looks like it may contravien one of the Nation planning frameworks list of contributing factors. We only submit designs that are robust.

Whilst the application is in for planning, we manage the whole process and collaborative engage with the planning officer.

Will my neighbours have an option to comment on my proposals?

If your proposals require planning permission then your adjoining neighbours will be notified and have the option to comment. The consultation period lasts for 3 weeks. Any objections must be based on the material considerations that the case officer is basing their decision on. So if your neighbour thinks the construction will be noisy or you have a pre-existing bad relationship etc, these won’t be taken into account, what the planners base their decision on is covered in the next paragraph.

What will my application decision be based on?

Below is the list of what constitutes the key factors or material considerations that the planning department will base their decisions on. Not all will be appropriate for each scheme, but at least 3 or 4 will be for every development.

Overlooking/loss of privacy
Loss of light or overshadowing
Highway safety
Impact on listed building and Conservation AreaLayout and density of building
Design, appearance and materials
Government policy
Disabled access
Development plan Proposals
Previous planning decisions
Nature conservation

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