Applying for Planning Permission: Advice from Two Experts on Common Errors to Avoid
In the world of property development, navigating the planning permission process can be a daunting task for homeowners. One common mistake to avoid is relying on unfounded assumptions, as the requirements and regulations can vary significantly depending on local planning authorities and policies.
When it comes to Section 106 agreements, these may be required for certain planning applications to ensure that any costs needed to make the development acceptable are secured. However, whether a Section 106 is necessary depends on the specific local planning authority and the planning policies. Some areas may look to include an element of contribution towards affordable housing, depending on the size of your build.
It's crucial to ensure that all technical information and detailed explanations of the design rationale are included within the application. If a Section 106 is required, the final decision notice cannot be issued until the legal agreement is signed by all land owners, as well as those with an interest in the land subject to the planning application.
The element of a Section 106 can be very time-consuming, so it's essential to be prepared. If additional information is requested, it's important to provide an indication of the timescale that it will take to source the information and agree it with the planning officer.
In planning, the term 'sustainability' has two meanings: low-carbon or sustainable heating, and how sustainable a location is. If you're looking at a rural location, it can be worth considering a conversion rather than building from scratch, as a non-sustainable location—one with nothing around—will not be favourably considered. On the other hand, if you're considering a plot or land in a city, town, or even village where there's shops, amenities, schools, and infrastructure, it is considered a sustainable location.
When it comes to influencing the final decision on a planning application, it's important to note that this is not possible. However, engaging with your council early can help remove guesswork from the application process. Re-consultation can take up to 21 days for responses, so it's important to ensure that all the information submitted is correct and consistent across all the documents.
If the requirement for a Section 106 is unclear, it's important to find out from the planning officer at an early stage. Rushing to submit an application that does not address all considerations should be avoided. Applying unnecessary pressure, being derogatory, verbally aggressive, and intimidating towards the planning officer is not appropriate and can be stressful and upsetting for that person.
For expert advice on navigating the planning permission process, consider consulting professionals like Glen Baker-Adams, a town planner, planning consultant for HiiGuru, and founder of Grounded Planning. In Brentwood Council, Kathryn Williams, the managing director of Kew Planning, acts as the planning officer on three strategic allocated housing sites. Their expertise can help guide you through the process and increase your chances of a successful planning application.
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