Guidance on Planning for a Potential Project

[steveoelliott]

On one of the houses I currently own, I have a significantly sized rear garden with the plot extending six meters to side of the house, allowing for a separate driveway.

 

The rear garden would easily accommodate a semi detached bungalow (2 dwellings) and with access and other recent developments around us, I suspect there would be a reasonable prospect of approval. If approved, it's likely we would simply sell with the planning in place.

 

The challenge is I don't know where to start with this... I have been told the best thing to do in the first instance is to get outline planning permission but presumably I need an architect for that. I was wondering if somebody could outline the steps from concept to submitting for outline planning approval and rough costs.

 

Thank you

Edited Thursday at 10:26 by steveoelliott

[mjc55]

The plot we bought last year had OPP on it.

 

This can be a relatively simple process - in our case the application was for a "Outline application for proposed dwelling" with simply a site plan (with no house shown) and a short statement.  It was passed with all matters reserved meaning that all plans and statements would have to be submitted via a reserved matters application.

 

So in essence it can be relatively straightforward to apply, it does not necessarily require a planning professional to do this.  If you are simply looking to see if the principle of development is there then this is a way forward.

Edited Thursday at 10:40 by mjc55

[mjc55]

This was the OPP that was on the land when we bought it.

 

https://planning.dorsetcouncil.gov.uk/plandisp.aspx?recno=378025

 

 

[Russell griffiths]

Two hours with a local planning consultant will tell you if your dreaming or not. 
I would start there. 
pointless paying an architect for something that will never happen. 

[ToughButterCup]

1 hour ago, steveoelliott said:

... I have been told the best thing to do in the first instance is to get outline planning permission but presumably I need an architect for that. I...

 

No. You don't . Initially avoid architects (why - they will try to sell you their design services - which isn't planning) .  You need to instruct a Planner to work for you.

Ours (sharp as a tac) charged £70 cash for a visit and 30 minute discussion. Best money I ever spent. Ever.

[steveoelliott]

This is all excellent advice. I am delighted that the process should be much less expensive than anticipated.

[ToughButterCup]

Good.

Now - How to choose a Planner....

• Network : with the emphasis on work : it takes time and effort.
• Go onto the LPA site : read lots of applications of the sort of house (build) you want
• Note who submits that type of application.
• Read the narrative. Does the Planner make the application easy to understand - has a good deal of effort gone in to it?
• Does one planner waffle ? Forget her /him
• Try and find out who knows who in the LPA, and how (Network) 
• Micropolitics matters
• Look at how well the application is illustrated: it may or may not matter - but if it does, then why wouldn't you make the effort?
• Does the Planner listen - really listen - to you? If not, then she / he won't listen to others either
• Does the Planner name-drop about Officials in the LPA ? How? Why? 
• Go to a Planning Committe or two or three. Get to know the people involved
• Does the LPA outsource the Decision Notice Report?
• Talk to Estate Agents. Listen.
• We paid £2000 ish.  6 weeks from start to submission.

The guy next to my site applied at the same time  (25 meters away) mishandled the LPA - stropped, complained, rubbed folk up the wrong way. And didn't get through.

Politics matters.

 

 

[steveoelliott]

5 hours ago, ToughButterCup said:

Good.

Now - How to choose a Planner....

• Network : with the emphasis on work : it takes time and effort.
• Go onto the LPA site : read lots of applications of the sort of house (build) you want
• Note who submits that type of application.
• Read the narrative. Does the Planner make the application easy to understand - has a good deal of effort gone in to it?
• Does one planner waffle ? Forget her /him
• Try and find out who knows who in the LPA, and how (Network) 
• Micropolitics matters
• Look at how well the application is illustrated: it may or may not matter - but if it does, then why wouldn't you make the effort?
• Does the Planner listen - really listen - to you? If not, then she / he won't listen to others either
• Does the Planner name-drop about Officials in the LPA ? How? Why? 
• Go to a Planning Committe or two or three. Get to know the people involved
• Does the LPA outsource the Decision Notice Report?
• Talk to Estate Agents. Listen.
• We paid £2000 ish.  6 weeks from start to submission.

The guy next to my site applied at the same time  (25 meters away) mishandled the LPA - stropped, complained, rubbed folk up the wrong way. And didn't get through.

Politics matters.

 

 

Some very good points here. Thank you.

[Bournbrook]

Another option would be a pre-app meeting. We simply sketched out roughly what we were planning and then booked an appointment with LPA. May cost more than planning consultant though depending on your LPA.