(2/3) Planning:
Whether or not "you think" you need planning, look it up. Here are some things you might not know:
- lawful development certificate
don't assume that your request for an LDC will be accepted because the proposal meets general Permitted Development Rights requirements in paper (there are boroughs that resist PDR and have even withdrawn them, areas where they are not applicable and, if you are looking to benefit from the extended PDR, for example, you will need a prior approval and the adjacent properties will be consulted)
- don't assume that landscaping works do not require planning without checking TP orders, Local & listed /conservation restrictions etc
With topics such as context and sustainability gaining weight in local policies, you will be expected to ensure your proposal considers more than your development
- don't assume that planners will make a decision within the statutory period of 8 (to 12) weeks.
I have seen clients lose contractors & projects become unaffordable because of planning delays and I have spent a lot of time chasing planners in for simple decisions.
The Planning departments are highly under resourced and will prioritise large scale developments . Those schemes are seen as bringing benefits to the wider community and treated as more urgent. As a result, smaller projects can fall between the cracks
-be mindful that just because you want to build now, this does not mean you can or that you will be able to ignore your statutory obligations.
Unfortunately, you don't set the time& If planners see you have proceeded without permission, they could choose to condemn the unlawful work and you will have to pay for the works to rectify it.
A couple of years ago a client decided to replace their windows -without permission- in a conservation area. They assumed they could but as soon as the planners drove by they sent a reinstatement request. This triggered a long process whereby the client had to get approval for alternative timber windows and pay for their manufacture and installation.
(Tomorrow more)
