At Architectural Design Yorkshire we have a wealth of knowledge and experience in the planning sector through dealing with a range of planning applications. Our practice will manage the planning application process and act on your behalf as the agent to guide your project through the planning stage in an attempt to gain the relevant consents..
We produce information and act as the planning agent for the following types of applications:
Householder planning consent
Full planning consent
Outline planning consent
Approval of reserved matters
Listed building consent
Approval of planning conditions
Removal of planning conditions
Variation of planning conditions
Applications for tree works (subject to a TPO and/or within a conservation area)
Lawful development certificates
We understand that the planning system may seem like a confusing stage of the project to our clients, we have therefore listed below a set of questions which we are asked on a regular basis for assistance.
Do all types of work require planning consent?
Under the Town and Country Planning (General Permitted Development) Order, there are certain types of work that can be carried out without the need to apply for planning permission. It is important to note that there are various restrictions to consider when advising on whether work can be carried out under permitted development rights or not.
In certain situations, the client may wish to have written confirmation that the proposed work does not require planning consent, this can be done by either applying for a lawful development certificate or through a pre-planning application to the local authority, the cost of these applications vary depending on the local authority.
Contact our office for advice on permitted development rights in relation to your project.
How will I know if my planning application will be approved?
Through our experience of dealing with many planning applications, we can advise on whether we feel there would be a significant issue or not with obtaining planning consent for your project. Although we strive to achieve a positive result for all our clients, planning consent can never be guaranteed.
When we have our doubts on an application gaining consent, the most appropriate initial stage is to submit a pre-planning advice application to the local authority prior to the preparation of the planning application drawings and documentation, the cost of this service varies depending on the type of proposal.
How much are the planning authority fees for planning applications?
The statutory planning application fees in England vary depending on the type of application submitted, the below list gives an example of the planning application fees for common types of applications:
Alterations/extensions to a single dwelling - £206
Outline planning consent (no more than 2.5 hectares) - £462/0.1 hectare
New dwellings (up to and including 50) - £462/dwelling
Approval of reserved matters following outline consent - £462
Application for removal or variation of a condition - £234
Change of use of a building or land - £462
Advertisement consent relating to a business - £132
Other advertisements - £462
Non-material amendments for householder development - £34
Non-material amendments for other development - £234
The above application fee list is not comprehensive of all types of planning applications, for further information please contact the practice or the local planning authority.
How do I submit the planning application?
The planning application can be submitted either in hardcopy format or via the Planning Portal website. As previously stated, Architectural Design Yorkshire would submit the planning application on your behalf, respond to any queries from the planning officer and consultees and ensure you are updated with the progress of the application as required.
How long will it take until the planning application has been decided?
Once the planning application has been submitted and validated, most planning applications are set a determination deadline of 8 weeks, for housing developments consisting of 10 or more dwellings the determination deadline is increased to 13 weeks from validation.
Assuming planning consent is granted, how long will the approval last?
By law, any planning permission granted expires after a certain period. Generally, unless your permission says otherwise, you have 3 years from the date its granted to begin the development. If you haven’t started work by then, it is likely that you will need to re-apply.
When the permission is subject to pre-commencement conditions, these must be dealt with before the development can begin.
What happens if I have already carried out work without planning consent?
If you have made a change to your property that requires planning permission and you have not had approval, the local authority can request that you submit a retrospective planning application for the work that you have already carried out. The local authority will make the request to the owner or occupier of the land concerned.
Although a local authority may ask for a planning application to be submitted, it does not mean that planning permission will automatically be granted and the application will be treated in the usual way.
If the retrospective application is refused, the local authority can issue an enforcement notice which requires you to put things back as they were previously.