Planning Permission Tips UK - Pre-application Enquiries to the Council - Is the Delay Worthwhile?

The holiday season is now in full swing & for about the next 6 weeks we tend to see a noticeable downturn in the level of new enquiries which I think is pretty much typical amongst most services. This, for us, is a time when we normally attend to the updating & improvement of our internal administration, so the forecasted lull over the coming weeks will be put to good use. The strange thing is that your Local Planning Departments tend to cite the opposite & correspondence suddenly goes unanswered or the Case Officer dealing with your application is off yet again on another 3 week jaunt.

So, is it worth contacting the Planning Department for an Officers opinion on your scheme prior to submitting a formal application when their response times are getting seriously worse as each year passes? Well like all things it depends on a lot of variables.

From simple observations & anecdotal evidence, I would say that the ordinary householder has a distinct response time advantage over professional Agents in this respect when writing or contacting the Council. I can only assume that the 'general public' are easier to deal with & satisfy than 'Professional Agents' who often require a far higher level of detail & concise opinion from the Case Officer rather than the wooly explanations they usually offer simply quoting policy reference numbers that you should be adhering to.

I can see their point of view. When offering a clear personal opinion either way on a scheme the subsequent application can quite easily become high profile for example by a very articulate anti-lobbying neighbour that affects the outcome contrary to what the Case Officer may have initially advised.

We (MSM) only tend to make pre-application enquiries for schemes that we know will become high profile or have a high front end fee cost to the client in order to pursue the more detailed scheme. Regretfully, much of the site specific Planning advice we receive is usually after a 6 week wait that simply regurgitates the relevant elements of the current Planning Policy that we knew about anyway - so you still end having to take a view.

Most Planning Officers these days wont even visit a site for an opinion without having some for of sketch plan to comment on. Hopefully, if you are engaging a professional Design Agent to draw out your development scheme then they should be able to advise you right from the start what will likely receive an approval & what wont so use their expertise & experience to your advantage & listen to what they have to say.

If you are not using a Design Agent then I would advise allowing some time for a pre-application contact with the Council whether it be through a letter, drawing, site visit or an internal office meeting. About 4 weeks should suffice but always follow up about 2 weeks later if your written reply is still outstanding. I personally would not rely on a simple verbal opinion as your final application may be given to another Case Officer so cover all the bases.

Your sketch scheme doesn't have to be professionally prepared & a simple hand drawn (but roughly to scale) plan is normally enough for the Case Officer. However, like anything in life, the more precise & accurate you can be with your initial presentation, you will likely receive a better quality of reply.

I recently came across a very impressive service that took your digital photographic information & created an 'as built' photographic realistic view of your extended property. This is a great way of demonstrating your intentions & is ideally suited for pre-application discussions with the Case Planning Officer. This image can then be used to also support the 2D drawings when your application is submitted. The great thing about this service is that it can all be completed remotely by utilising your own photographs without the cost of a surveyors visit. Simply send them the photos & a small pencil sketch of what you intend doing & 'hey-presto' out comes a photograph of the finished extension - Great stuff!

So, a few tips......

1. Always allow 4 to 6 weeks when waiting for a Planning Officer to reply to your pre-application enquiry.

2. Try to provide the Case Officer with as detailed description, drawing or visual presentation of what you are trying to achieve.

3. Always obtain the Case Officers name & follow up every week after the initial 2 weeks have elapsed.

4. Always try to obtain the CAse Officers opinion confirmed in writing. If they refuse then you write to them to confirm the relevant details & conclusions of your meeting or discussion.

5. If you know that your scheme is already high profile & has contentious Planning issues then don't bother wasting your time getting this fact confirmed in writing - submit it straight away as a formal Planning application & take your chances that way.

6. Always remember that it is easier for a Case Officer to be informally negative about your marginal scheme than it is for them to stretch their neck above the parapet in support. An early negative informal opinion will nearly always result in a later Planning refusal where it just may have passed without one.

Our 'Maximum Build Planning Guide' explains further the tactics involved when developing land or a site for residential use & how to give yourself the best chance of being granted a planning permission or planning approval.

http://www.planning-approval.co.uk

---

Hot Tub Heaven

What will your next home improvement project be? Will it... Read More

Poster, Print or Painting - Where Are You Going To Put It?

If you are redesigning or decorating a room, or house,... Read More

Home Floor Plan Designing For Your Future Home

Designing Your Own Dream Home for the New Home Builder:... Read More

Planning Permission Tips UK - Is Todays Popular Quest For Contemporary Design The New Bad Taste

Can you remember when people used to install slatted louvre... Read More

Light Up Your Life

A house or any particular room can be carefully planned,... Read More

Refrigerators Electric Consumption - Lower It In 15 Minutes

I recently had a customer ask for my advise about... Read More

Tips For Breaking Away From White Wall Paint

Paint is one of the most affordable and easiest ways... Read More

The Organized Move: Preparing Your Home for the Publics Eye

(This is the first in a series of three articles... Read More

How To Choose Wall Mount Outdoor Mailboxes

Sturdy wallmount outdoor mailboxes are no longer available in just... Read More

Poster, Print or Painting. Where Are You Going To Put It?

If you are redesigning or decorating a room, or house,... Read More

Replacing Your Sliding Glass Door Rollers

If the sliding glass doors in your home are more... Read More

Selecting the Right Air Compressor for Your Air Tool

An air compressor is used to power air tools such... Read More

10 Things To Consider Before Planning And Installing A New Bathroom

Whether you want to install a new bathroom or make... Read More

Remove Carpet Stains - The How To

Your short lesson on how to remove carpet stains: act... Read More

Research Concerning Color in Homes and Workplaces

Over the years, many studies have been done in countries... Read More

Reduce Noise to Reduce Stress: Sound Advice From the Rug Doctor

Maybe getting the silent treatment at home isn't a bad... Read More

The Bathroom - The Forgotten Area Of Your Home?

The bathroom in your home is the one room that... Read More

So Youve Decided to Finish Your Basement!

When a family decides to finish a basement space, there... Read More

The Secret to Your Home?s Interior Design

The secret to your home's interior design is Love.If you... Read More

Outdoor Decks - Understanding Seven Elements of Good Deck Design

You're all comfortable in your favorite lounge chair, reading your... Read More

A Fabric Hammock is Comfortable Casual Chic

If you are looking for unique seating inside or out,... Read More

Design Psychology: Fabrics

From a riot of color in bold chintzes to the... Read More

Power Tools and HAV - Hand Arm Vibration - Prevention is Better Than Cure

Power tools are some of the most useful devices ever... Read More

Color Help: Color Theory and Design Psychology

Color theory is an entire science unto itself, and to... Read More

Sofa slipcovers - Give your home an instant makeover!

Sofa slipcovers are designed to be easy to fit over... Read More

Top Ten Air Purifier Questions

1. Do I really need an air purifier in my... Read More

Ceiling Fans Look Great and Save You Money

It doesn't matter if you live in a hot climate... Read More

Home Inspection Basics

The Home InspectorWhen you think about it, it is a... Read More

Remodeling Your Home: How Much Is Too Much?

The classic way for homeowners to increase the value of... Read More

The Ten Most Important Feng Shui Design Tips

If you wish to learn how to manage interior design... Read More

House Plans ? Where To Start

You have found the perfect lot on which to build... Read More

Refinishing A Hardwood Floor

Want to bring your hardwood floors back to their former... Read More

A Well Chosen Bathroom Vanity Will Make Your Bathroom Look Great!

A bathroom vanity is the centerpiece of your bathroom. Regardless... Read More