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 November 14, 2024 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 November 14, 2024 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. 

[steveoelliott]

So, I reached out to a planning consultant and they provided me with a quote for £850 + VAT for a pre planning application, to include the following:

Preparation of drawings to include the following:
▪  Site Visit
▪ Existing OS Mapping Site Location, Block and Site Plans
▪ Proposed OS Mapping Site Location, Block and Site Plans
▪ Proposed Floorplans
▪ Proposed Elevations
▪ Design & Access Statement
▪ Preparation of application form and submission to local authority (Excludes Statutory Fee of
£300.00 – Payable by Client)
▪ Liaison with the Case Officer; monitoring the application including the statutory consultation
process and coordinating responses to any issues raised

Does this sounds reasonable? They seem to have good reviews.

[Russell griffiths]

That’s for an application, are the confident it will go through. 
I thought you wanted a pre application meeting, to find out if an application was worth a go. 
 

we went down the route of. 
 

pre talking to council under the radar site meeting £250

2-3 hours in their office doing a bit of research £300. 
 

full application all drawings checked, organise site surveys, prepare planning app, liaise with council man, site meetings with council man, everything needed in a 16 month planning battle. £4000 

 

They told me we are not going in half cocked, either go in with the attitude it’s going to pass or why bother, they hit the council with every condition already covered, whatever the council came back with we had already covered it in a report somewhere, it cost a lot of money but was worth every penny. 

[kandgmitchell]

34 minutes ago, steveoelliott said:

quote for £850 + VAT for a pre planning application

If this is for a pre-application approach to the LPA why do you need a Design and Access Statement? There wouldn't be any "statutory consultation process" because what you are asking for is an officer's opinion on your proposal - it's not a formal planning application. If you are considering outline planning then you don't need elevations and floorplans. Outline is just that - is the principle of two bungalows in this location acceptable. Detailed design would come later because you would "reserve" that matter until after outline approval was given. As for liason with the case officer - well good luck with that!

 

There are some on here that have had good experiences of pre-app's; getting decent feedback and a good steer as to the LPA's reaction to a formal application. There have also been examples (and I've had some myself) of pointless pre-app's where you get no real insight and because it's a single officer's opinion the LPA goes it's own sweet way upon formal application.

 

I'd get another quote elsewhere for both doing a pre-app for you and a formal outline planning application, so you can compare whether to ask nicely upfront, wait for ages and then have to apply formally, or simply just get on with it and give it a go. If you are successful then you have the choice of selling on the land with outline approval or going on with more detailed design. However, I'd not bother with the latter unless you intend to build out as any buyer is likely to change the design to suit themselves anyway.