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1. Do I need planning permission for my project?

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Not all developments require planning permission. Some works may fall under "permitted development rights" and can be carried out without a formal application. We can assess your proposal and advise whether a planning application is necessary.

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2. What are permitted development rights?

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Permitted development rights are a national grant of planning permission which allow certain types of work to be carried out without the need for a full planning application. These rights vary depending on the type of property and location (e.g., conservation areas, AONBs).

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3. How long does it take to get planning permission?

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A typical decision on a standard application takes around 8 weeks for minor applications or 13 weeks for major developments. However, delays can occur depending on the local authority’s workload and the complexity of the proposal.

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4. What is a planning statement and do I need one?

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A planning statement supports your application by explaining how the proposal complies with national and local planning policies. While not always mandatory, it is highly recommended and can strengthen your submission.

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5. What happens if my planning application is refused?

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You may appeal the decision through the Planning Inspectorate if you believe it was wrongly refused. Alternatively, we can help you revise and resubmit your application to address the council’s concerns.

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6. Can neighbours object to my application?

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Yes, neighbours and the general public can comment on your planning application during the consultation period. However, only objections based on material planning considerations will carry weight in the decision-making process.

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7. What is a Certificate of Lawful Development (CLD)?

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A CLD is used to confirm that a development is lawful and does not require planning permission, either because it falls under permitted development or has become lawful due to the passage of time (usually 4 or 10 years).

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8. What is pre-application advice and should I get it?

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Pre-application advice is guidance offered by the local planning authority before you submit a formal application. It can help identify potential issues early on, though response times can be slow. We also offer independent and faster pre-app advice.

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9. What if there is an enforcement case against my property?

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If the council believes there has been a breach of planning control, they may investigate and issue an enforcement notice. We have experience in enforcement matters and can help respond effectively or regularise the development.

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10. Can I change planning conditions after permission has been granted?

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Yes, under Section 73 of the Town and Country Planning Act, you can apply to vary or remove planning conditions if they are causing issues or were not appropriately applied.

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11. What is the role of the planning committee?

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Some planning applications are decided by elected councillors at a planning committee meeting rather than planning officers. If your proposal goes to committee, we can represent you and ensure your case is effectively made.

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12. How much does a planning application cost?

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Planning application fees vary depending on the type and scale of development. Additional costs may include surveys, design work, and consultant reports. We can provide a full breakdown during your initial consultation.

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13. Can I apply for planning permission before purchasing land?

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Yes, you can apply with the landowner’s permission. Alternatively, a conditional offer or option agreement can be made dependent on securing planning permission.

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14. What is the difference between outline and full planning permission?

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Outline planning permission is used to establish whether a development is acceptable in principle before committing to detailed plans. Full planning permission includes all the design and technical details.