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Courteous, fast and competent service
I would definitely recommend Lawhive also for the way the service is structured with a quick initial call and then their online private chat, which saves unnecessary costs, time and provides the kind of flexibility to follow the case when it’s more convenient to you.
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27 July, 24
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I recently used Lawhive to assist with my British citizenship application, and the experience was fantastic. My lawyer was incredibly helpful and kind throughout the entire process.
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29 July, 24
We had a very good experience with…
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About

Planning permission is required when building something new, making a major change to a building, or changing what a building is used for. It consists of an application to the local council describing the changes you wish to get permission for, which will be either granted or denied by your local planning authority. Solicitors can help with the application or appeals process.Next steps

How much does help with Planning Permission cost?

The cost for a licensed solicitor to help with Planning Permission is dependent on many factors including the complexity and specific requirements of the case. On average it is expected to range from £188-£250 but in some cases it could cost as much as £313.

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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.

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:

  1. Build something new like a house or commercial property;

  2. Add large extensions to existing buildings;

  3. Convert a loft into a living space;

  4. Change the use of a building or land;

  5. Demolish a building or remove significant parts of a structure;

  6. Install large outbuildings;

  7. 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:

  1. Modify your plans to address the issues raised by the council and resubmit your application;

  2. 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.

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Traditional Law Firms

Pay by the hour

Hourly charges mean costs are hard to predict and you could be charged more than you expect.

Frustrating

It can be take days or weeks to hear updates from your solicitor.

Outdated and offline

Offline and slow procedures will require you to visit firms in-person.

No support

No dedicated support team. You'll have to deal with issues on your own.

How does the public consultation process work for planning applications?

The public consultation process allows your local community to voice their opinions on your proposed development.

It usually lasts for 21 days, during which the public can submit their comments, objections, or support for the application.

To achieve this, a notice is typically displayed on or near the application site and the council will send letters to neighbouring properties, informing them of the application and inviting them to comment.

For larger developments, a notice may also be published in a local newspaper.

The planning officer assesses the impact of the proposed development based on the public comments, considering factors such as privacy, noise, traffic, and environmental concerns. Then, after considering all of this, will issue a decision notice either granting planning permission or refusing the application.

All individuals who submitted comments will also be notified of the decision.

What are the potential conditions that can be attached to planning permission?

Sometimes, when planning permission is granted the local council may attach conditions to make sure the development is carried out following planning policies and standards. Common conditions include:

  • Development to begin within a certain timeframe (usually three years from the date of permission being granted);

  • A timeframe within which the development must be completed;

  • The development must be carried out following the approved plans and drawings;

  • The submission and approval of details regarding materials and finishes;

  • The submission and approval of a landscaping scheme;

  • Restrictions on tree removal or requirements for ecological surveys and mitigation measures;

  • Provision of parking spaces, access points, and turning areas;

  • Restrictions on working hours to reduce disturbance to neighbouring properties;

  • Approval of a drainage scheme;

  • Flood risk mitigation;

  • Restricting the use of the development to certain activities;

  • Operational restrictions, such as opening hours.

It's really important to understand all conditions attached to your planning permission and ensure compliance to avoid enforcement actions.

Can I start work before planning permission is granted?

It's not advisable to start work before planning permission is granted as any work done without the necessary planning permission is considered unauthorised and can be subject to enforcement action by the local council.

While it is possible to apply for retrospective planning permission, there is no guarantee it will be granted. As such, you may face fines or be told to make changes or undo the work, which can be costly and time-consuming.

It is better to wait for the council's decision on planning permission before starting any work to avoid these kinds of problems.

What happens if I make changes to my development after planning permission is granted?

If you need to make small changes to your development that don't significantly alter the overall nature of the approved development after planning permission is granted, you can apply to the local council for a non-material amendment to your planning permission.

For major changes that affect the scale, appearance, or use of the development, you will likely need to submit a new planning application or a Section 73 application to vary or remove conditions on the existing permission.

In these cases, the council will reassess the application, which may involve a new public consultation period and re-evaluation of the development's impact.

Either way, you must get approval from the council to make sure the changes comply with planning regulations.

How can Lawhive help me with planning permission?

At Lawhive, our network of expert property lawyers is on hand to provide comprehensive support to improve your chances of success.

Expert advice

Your lawyer will help you understand the specific planning requirements and policies that apply to your project.

They will also assess the feasibility of your project based on local planning regulations and provide guidance.

Submitting your application

Your lawyer can handle the submission of your planning application to the local council, ensuring all required documents and fees are included.

Negotiation and modifications

If any issues arise during the assessment process, your lawyer can assist with negotiations to find acceptable solutions.

Appeals and enforcement

If your application is refused, your lawyer can assist you in preparing and submitting an appeal to the Planning Inspectorate, providing strong arguments and evidence to support your case.

Further, if you face enforcement actions, your solicitor can provide legal advice and representation to resolve the issues and ensure compliance with planning regulations.

Schedule a free case evaluation

At Lawhive, we offer a comprehensive range of property law services to support you through every stage of the planning permission process. From initial advice and document preparation to handling appeals, our experienced network of lawyers is dedicated to supporting your project's success.

Schedule a free case evaluation today to find out more and get a no-obligation quote for the services of a specialist lawyer.

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