In this post we will explain the different types of planning. There are quite a few, and we know it can get confusing, but we're here to help!
The different types of planning we will be covering:
Permitted Development
Householder Planning Consent
Full Planning
Outline Planning Consent
Reserved Matters
Conservation area or Listed Buildings
Removal or Variation of Conditions
Which planning category does my project fall into?
There are several planning application categories, however most applications generally fall into one of the following categories:
Permitted Development
Permitted Development is where you can perform certain types of work without needing to apply for planning permission. Bear in mind that the permitted development rights which apply to many common projects for houses do not apply to flats, maisonettes or other buildings. Commercial properties have different permitted development rights to dwellings. Permitted Development is restricted in certain areas i.e a conservation area, National Park, Heritage site etc. More information on permitted development can be found on the planning portal.
Householder Planning Consent
Householder Planning Consent is the type of planning required when you want to make modifications to your existing property or extend your property within the existing boundaries. If you live in a Conservation Area, or you've had your Permitted Development rights removed, then you'll most likely need to apply for Householder Planning.
Full Planning Consent
Full Planning Consent is vital when you are seeking full planning approval of your proposal under circumstances that do not fall under householder developments.
For instance, changing a single property for example a pub into multiple dwellings, or modifications to a commercial property. Full Planning Permission entails you (or your Architect) to submit all the information required for your proposal in full detail.
Outline Planning Consent
Outline Planning Consent is required for attaining planning consent in principle for your development project before any costly detailed drawings are prepared.
Further details such as design, appearance, landscaping, and access can be agreed as 'Reserved Matters'. These can be agreed later in the application process. When compared to full planning permission, outline planning permission requires fewer details to be submitted initially. It will provide a very vague decision about whether a site can be developed or not. Then a full planning application will be required.
Reserved Matters
Reserved Matters are once Outline Planning Permission has been achieved, the applicant can then move onto the Reserved Matters stage – where further details about the development will need to be added for planning consent to be approved. These include information needed for full planning permission, such as exterior finish, size (to scale) layout, access, and landscaping.
Conversation area or Listed Building Consent
This is needed for any works carried out to a building in a conservation area (such as demolishing a building, or parts of the building) or when you want to make changed to a listed building.
A Heritage Statement will be needed to assess the significance of a heritage asset and the impact of proposed developments on it. This is a standard requirement for planning applications involving heritage assets, such as listed buildings, unlisted buildings in conservation areas or projects affecting known archaeological or certain other sensitive locations. There are four sides to heritage statements; Evidential, historical, aesthetic and communal.
A Design and Access Statement (DAS) is a short report that accompanies and supports a planning application. It explains the design principles and concepts of a proposed development, and how it is a suitable response to the site and its setting. The Design and Access Statement also demonstrates the development can be sufficiently accessed by prospective users. A DAS is required for planning applications for major development, both full and outline. This statement can be supported by photographs, maps and drawing to illustrate the result.
Removal or Variation of conditions
When you want to request the requirements of a condition on a planning permission are changed or removed. This is also applicable to listed building consent.
Non material amendments (following planning permission)
This is for minor changes to a planning application when it has already been approved.
It's important to remember that nearly every home will follow a different route down the road to planning permission. As much as it can seem like a minefield, it's our job to advise you and to take away the stress of dealing with the planning application.
We will do the work and figure out exactly what planning application your project will require, and we will deal with the application, as we ll as any correspondence, as your agent!
Most applications will need the following drawings, which we can help you with!:
· Site Plans
· Existing Floor Plans
· Existing Elevations
· Proposed Floor Plans
· Proposed Elevations
We can also assist you project further with our photo-realistic CGIs and our Working Drawing packages.
One of our team can advise you on the Different Types of Planning Applications, and advise you which category your project falls into and guide you through the process.
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