What is planning permission?

ABOVE: The Cambridgeshire self-builders behind this new Arts & Crafts house were surprised to find that the planners initially favoured a modern approach, but the design was so spectacular that they easily gained approval. (Read more about this self-build).

While undeveloped land on our small isle isn’t nearly as scarce as it’s often made out to be (with a mere 10% of the UK actually populated and developed upon), a desirably located virgin building plot with consent for a one-off house is a rare and precious thing. This is because planning permission exists to stop us erecting ‘inappropriate’ houses wherever we like — for example, in the middle of the countryside.

Each local authority’s planning department controls the development on its own turf, basing application decisions on its ‘development plan’ — outside of which you are unlikely to gain consent. The staff are your go-to for any enquiries about local policy.

You can take the safe option and buy a plot with planning permission already in place. Yet, you don’t have to own the land to make an application, so consider entering into an ‘optional agreement’ — to purchase only on the condition of gaining consent.

You can submit any number of applications for one site, and then choose which one you want to build — so don’t be put off by a plot with permission for a design you don’t like. As long as the permission is current (within five years), you don’t even have to build the most recent.

An application for a new house currently costs £335, and it should take around eight weeks to receive a decision. If you are unsuccessful, you can go to appeal to argue your case.

ABOVE: The owners of this contemporary self-build on a sensitive site in Somerset were initially refused consent, so they appealed to the planning committee — and successfully won them round. (Read more about this self-build).

Further reading:

• Planning Permission: Making an Application
• Understanding Planning Permission
• Advice on Planning
• The New (and Improved?) Building Regulations

	The Planning Game book by planning expert Ken Dijksman explains the game that is getting planning permission! Planning is a game and, like any game, there are rules that govern how you play - but not who wins.
	How to Get Planning Permission - This is a brand new edition of the best-selling book on planning consent. Used by the public and professionals alike this fourth edition is fully updated and completely re-designed.