Written by Helen Needham – a Chartered Architect and our Architectural Department Manager here at Oakwrights
Submitting a planning application represents a significant landmark in the early stages of your self-build journey, where receiving ‘approval’ quite literally opens the doors and brings you closer to building your dream home, extension or outbuilding.
The planning process itself can be time-consuming and may seem daunting at first, as we understand for many of our customers, it may not be something they’ve been a part of before. If this sounds familiar, please feel reassured our in-house Architectural Design team and Regional Design Consultants are here to help. We’ve put together these 10 steps for you to follow before applying for planning permission for your future build.
1. Consider location Choosing the right site for you is the most crucial starting point. In general, new housing should avoid ‘greenfield’ sites, re-use ‘brownfield’ sites (ideally with an existing residential ‘C3’ use class), avoid sites that would have a damaging visual impact on the landscape, and avoid building over, or being close enough to cause damage to designated sites, such as an Area of Outstanding Natural Beauty.
2. Choose an Architect or designer A professional who’ll listen and endeavour to meet your wish list is so important. They should provide you with ideas and advice that’ll steer the design and planning strategy, which in turn should evolve and develop as you work together. Your chosen Architect or designer should also have good construction knowledge to create a buildable and long-lasting proposal. Someone with knowledge and experience of dealing with your local Council will also benefit your application.
3. Good design is key The design of your build should be energy efficient, use renewable energy where possible and ideally emit zero CO². It should fit well into the context of your site, and careful consideration should be paid to key aspects such as the movement of light, orientation, aspect to and from the design, form, scale, materials, neighbouring properties, and landscaping. Ensure ground water is not over-exploited, for example by capturing and using rainwater and recycling mains water.
4. The site masterplan The layout of any proposed development is also essential. The planners like to see the overall ‘picture’ for a site and it makes sense to design this coherently. The layout should integrate well into your immediate and surrounding landscape, while incorporating and enhancing any existing wildlife and archaeological features, for example trees, green corridors, ponds, and rivers. A proposal should consider adequate space for wildlife to flourish and it could enhance this, for example by planting trees. Other habitat creation or protection may include erecting bat and bird boxes.
5. Specialists The design of the site masterplan and your new build may need specialist input, and your chosen Architect or designer should advise on the required Design team. In tricky planning situations, a planning consultant may be required. A topographical, tree or ecology survey may be needed to ‘validate’ your planning application in due course. There could be other reports your Architect or designer could advise on, or in a Council request such as for flood risk or heritage.
6. National, regional and local policy Your Architect, designer or planning consultant should advise you on the relevant policy that should be considered. The ‘National Planning Policy Framework’ (NPPF) is the initial consideration, and there may be a ‘Development Plan’ or ‘Local Plan’ to follow. There may also be ‘Neighbourhood Plans’ and local ‘Design Guides’ or ‘Conservation Area Appraisals’ to follow. A planning proposal is unlikely to achieve consent if it’s counter to policy contained in this guidance. This is another aspect you should be advised on.
7. Pre-application advice One of the first steps here could be to seek initial confidential advice from your local planning authority. This time can be well spent assessing your chances of success, the likely policy to follow and ascertaining surveys or reports that might be necessary to validate your application. You may start to receive some design feedback from a case officer too. The officer may also contact key consultees within the Council such as a tree officer, conservation officer, or highways to concentrate on any specialist aspects.
8. Approaching consultees A personal approach with key consultees such as your immediate neighbours and the local Parish Council for a heads-up before the planning application is submitted can be useful. Your Architect, designer or planning consultant can advise you on your approach.
Your neighbours may be wary about what you’re planning to do and how it could affect their property. Sometimes knocking on the door and nurturing a good relationship with them will help you to explain your plans, so they can visualise what you hope to achieve and potentially reduce the risk of protest. They may even offer you a letter of support.
9. Timing Allow time for a good design to develop, and for an application to be processed. Be realistic when planning the timeline of your project. Again, your Architect, designer or planning consultant should advise you at this point.
There are many variables to consider but the planning process is often overlooked. If possible, allow yourself more time than you think you need; not only for the collection of relevant pieces of information, design and reports to be carried out, but also allow more time than you think for the actual process once submitted. While Council’s have target timescales, planning departments also have many applications to review and many different aspects of the application to consider, so although you would naturally like to start building as soon as possible, patience is key.
10. The case officer Finally, the agent for your planning application should try to build a rapport with the assigned case officer. Again, the value of this is immeasurable; remember that planning officers are more than likely dealing with many different applications at once. Going the extra mile to form a good working relationship with your officer may just provide that extra impetus for them to approve it.
Can we help you with your application for planning?
Our Architectural Design team and Regional Design Consultants are currently working from home, and can arrange an online design consultation with you to discuss your plans for your future oak frame build, from the comfort of your home!
To book, simply email enquiries@configurator-oakwrights.nzi.me or call 01432 353 353.
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