Planning Permission Lawyers
Are you considering a home extension, lost conversion, or major property alteration? If so, you're probably wondering if you need planning permission before you can go ahead and it's an important question as getting the right planning permission can help you avoid costly mistakes and potential legal issues.
What are the costs associated with applying for planning permission?
What happens if my planning permission application is refused?
How does the public consultation process work for planning applications?
What are the potential conditions that can be attached to planning permission?
What happens if I make changes to my development after planning permission is granted?
At Lawhive, our mission is to make the planning permission process straightforward and stress-free. We provide high-quality legal services at a fraction of the cost of traditional high-street law firms. Our experienced network of property lawyers is ready to assist you with every aspect of planning permission, from initial applications to council approvals and beyond.
With us, you gain access to our network of legal professionals dedicated to ensuring your property plans are realised. Our streamlined process means you get expert advice quickly, helping you avoid common pitfalls and ensuring your project stays on track.
To get the expert help you need, schedule a free case evaluation with our Legal Assessment Team and receive a no-obligation quote for the services of a specialist planning permission lawyer.
What is planning permission?
Planning permission is approval from your local council to carry out certain types of building work on a property, like building an extension, making major alterations, or changing the use of a building or land.
When do you need planning permission?
You'll likely need planning permission if you want to:
Build something new like a house or commercial property;
Add large extensions to existing buildings;
Convert a loft into a living space;
Change the use of a building or land;
Demolish a building or remove significant parts of a structure;
Install large outbuildings;
Build high fences, walls, or gates over certain height limits.
You may also need planning permission for any work in conservation areas or to make changes to listed buildings.
When don't you need planning permission?
Some minor works, known as permitted developments, may not require planning permission. These can include small extensions, certain loft conversions, fences, or small outbuildings.
That being said, it's important to check the specific rules for your area and, if you're unsure whether your project needs planning permission, check with your local council.
This can help avoid potential issues further down the line, such as having to apply for retrospective planning permission or even having to undo the work you've already carried out.
How do I apply for planning permission?
1. Check if you need planning permission
Visit your local council's website or contact them to determine if your project requires planning permission.
This is an important step as some minor projects might fall under permitted development rights and not need formal permission.
2. Prepare your application
For your application, you'll need to include site plans, floor plans, and elevation drawings showing the current and proposed changes.
You might also need to provide a design and access statement, environmental impact assessments, or heritage statements if applicable, along with photographs of the existing sites and any relevant areas.
3. Complete the application form
You will likely find the planning application form you need on your local council's website or planning office.
You should fill this out and pay the application fee, which varies depending on the type and scale of your project.
Many councils offer online submission through the Planning Portal or you can submit paper forms and documents directly to the council's planning department.
4. Consultation period
After your application is submitted, it will be publicised and neighbours or relevant parties will have the opportunity to comment.
The council will also consult with various departments and external agencies to assess your application.
During this step, a planning officer may also visit the site to evaluate the impact of the proposed development and your application will be reviewed against local planning policies and guidelines.
5. Decision
If your planning permission application is approved, you will receive a decision notice with any conditions that must be met.
If refused, the decision notice will outline the reasons for refusal along with options for appeal or modification.
How long does it take to get planning permission?
It can take anywhere between 8 to 13 weeks to get planning permission.
Having said that, it may take longer if the council needs further details or asks for revisions to your plans.
Further, larger or more complex developments may take longer. And, if your application is refused and you decide to appeal, this can add several months to the process.
What are the costs associated with applying for planning permission?
For a straightforward householder application, total costs associated with applying for planning permission might be in the range of £500 to £2,000.
For more complex developments, costs can range from several thousand to tens of thousands of pounds.
The main expenses to consider when applying for planning permission include:
Application fees
Planning Application | Estimated Costs |
|---|---|
Householder applications for extensions, alterations or other work on a single dwelling | Around £206 |
Full planning applications for new buildings or significant changes to existing buildings | £462 |
Outline planning applications for larger developments | Fees vary based on the number of dwellings or floor area involved |
Professional fees
You may need to engage certain professionals to support your planning permission application such as:
Architects
Planning consultants
Surveyors and engineers
Supporting documentation
You may need to provide other supporting documents like an environmental impact assessment or heritage statements if your property is listed in a conservation area.
Both of these documents can be quite costly, often ranging from a few thousand pounds upwards.
Pre-application advice
Some councils charge for pre-application advice, which can range from £50 to several hundred pounds depending on the level of detail and type of project.
There may also be additional fees for public notices or consultation processes required by the council.
Building regulations approval
In some cases, you may also need building regulations approval as well as planning permission, which is a separate process that may involve additional fees.
Appeal costs
If your application is refused and you choose to appeal, there may be further costs associated with preparing and submitting the appeal, including potential legal fees.
What happens if my planning permission application is refused?
Having your planning permission application refused can be disappointing. If this does happen you can either:
Modify your plans to address the issues raised by the council and resubmit your application;
Appeal the decision to the Planning Inspectorate if you believe the refusal was not justified.
Sometimes, it is possible to negotiate with the council to find a compromise that addresses their concerns without going through the full appeal process.
This can be faster and cheaper than appealing so it may be worth getting pre-application advice from the council to understand their concerns better and improve your chances of a successful application if you decide to re-submit.