Planning Permission Tips UK - Understanding Your Local Planning Officer - They are Only Human

This time of year often sees an explosion in new enquiries for development schemes but the irony of this fact is that most people think that they are in time for a Spring/early summer build if they start the Planning & design process now through the Local Authority?? Sorry but this thinking should have been at the end of last summer - September at the latest. In most cases people do not seem to realise the time scales involved ....... 1 month for survey & design build up, another 2 weeks for clients alterations & Planning upgrade, 2 to 3 months for Planning Approval, 4 weeks for the Building Regulations upgrade, 5 weeks for the Building Regulations & tender & then 4 months to fit in with your chosen Builders programme & work schedule. Add that all up & 6 months would seem a challenging task. The moral? - If you have a development project start the design & formal applications process as soon as possible & at least 6 months (in most cases) should be allowed before you can start on site from inception. HOW MANY MORE TIMES DO I HAVE TO SAY THIS?

Understanding Planning Officers - Now I warn you that I will be speaking in general terms on this topic but this is the only way that I can express how most of our experiences have been. Yes there are exceptions & yes we shouldn't stereo-type folk but lets hit the nail on the head more often that we miss eh! - so I apologise now for what I am about to reveal in this light hearted cynical way.

Firstly, you have to remember that 'Development Control' is generally the 'scummy' end of the Planning Officers career ladder. Its the place where all spotty 24 year old inexperienced graduates cut their teeth on for 2 to 7 years before being 'relocated' or 'on sicondment' to another Planning Department or Council. Most experienced Planning Officers are no longer at the sharp end of Development Control (householder applications & the like). These Officers often move on to 'policy' or become 'Team Leaders' simply attending to the queries of their junior counterparts amongst other more senior duties.

Therefore you have to understand that there is a 80% probability that your first experiences with your own residential development scheme (that is a matter of life or death to your own success in life) is dependent upon a very junior member of the Planning team who will have very little experience of the 'real life' practical matters relating to your scheme. His or her judgment of your proposal will be 90% guided by their own interpretation of how your scheme fits in with their local plan policy & relevant design guides - oh how they love those design guides - it means they don't have to think or stick your necks out in support of a scheme that slightly deviates form these documents as these are the 'holy grail' to the untrained & inexperienced. It is so easy to hide behind the written word that has been compiled by more experienced Officers - why stand out from the crowd to suggest otherwise & be counted or shot down in flames when you can so easily 'meander' through ones Planning career thrusting these policy & design guides to the forefront as a shield & defence to maintaining the status quo.

Regretfully, this is typical throughout our professions so its a bit unfair to have a pop at the Planners but this is the industry we are involved in so its important to understand their mind set in order for you to gain maximum benefit form a suitably designed development plan & a quick approval.

If your extension or residential development scheme deviates in any way from the Planners written guidance then beware - your scheme is likely to be refused unless you can present them with a very good design brief that explains why you have deviated & how this deviation should be permitted in wholly Planning terms that will allow them to write up their report in a favourable manner. Most design deviations presented by the householder without professional help to support their case will normally fail. An experienced Agent using 'planning speak' or 'jargon' that the Planners understand can often defend this deviation far more strongly & precisely than the DIY householder stating irrelevant facts unrelated to Planning Matters. A well written supporting design brief will normally ensure that the experienced Team Leader will at least be brought into the decision making process by the ill equipped Junior Officer. Planning Team Leaders will say that ALL junior decisions are passed through them prior to final decision but in the real world they simply do not have the time or resources to thoroughly read , vet & reassess every Junior Officers report prior to final signing. With the increase in delegated decisions year on year (not being presented for discussion at a full Planning Panel Meeting) , the opportunity for more & more non-conforming designs to be automatically refused irrespective of the site specific circumstances that may warrant deviation, will for ever grow.

My advice is clear - go read the planning policy & any design guides for what you are intending to do & try to ensure that your scheme follows these principals. Should your scheme deviate then your are best seeking advice from a professional Planning or Design Agent prior to final design plans. The golden rule is simple - no matter how much logic & common sense you have personally applied to your development, unless the Junior Officer can write a favourable report that covers the areas of relevant Planning issues contained within the planning policy or design guides that generally fits in with your own proposal, then do not bother wasting time & costs with an application that deviates from this unless you have sought professional help right from the start.

HOWEVER, should you be blessed with a more senior Officer for your application (& for that I mean 5+ years of experience acting as a Development Control Officer preferably at the same Local Authority for good local knowledge) then you could argue & defend any design deviation far more easily without professional help as he/she will be able to understand your point of view due to their extensive 'sharp end' experiences & be far more sympathetic to your needs. Some will even offer design guidance on any alterations to overcome sustainable Planning objections so lifes not all bad at Development Control even though they are under growing pressure to resolve applications within 8 weeks to access higher government grants which often means NO NEGOTIATION TIME ALLOWED - but that's another storey for debate that we won't go into here.

Our 'Maximum Build Planning Guide' explains further the Planning Officers role & how to submit schemes that seek to obtain Officer support right from the start. To the uninitiated, submitting a non-compliant scheme for Planning Permission will usually result in refusal. Our guide explains techniques & tips on how to resolve this process so that the Officer becomes your friend. The first hurdle to overcome in any Planning application is for the Case Officer to recommend approval of your scheme in his/her report - without it most residential development applications will be refused.

Our 'Maximum Build Planning Guide' explains further the issues involved when developing or extending a property for planning permission.

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

---

Eclectic Patio Furniture Shows Your Style

Your home's interior is exquisitely decorated in your favorite style;... Read More

How To Find Cat Mailboxes

You can add a personal touch to your home or... Read More

Seven Essential Color Concepts for Designing Spaces

Understanding a few essential color concepts will help you design... Read More

Tips and Suggestions To Help You Plan and Build Your Own Log Home

Log Cabin Homes: They have come a long way. Here... Read More

Hardwood Floor Care Will Keep Your Hardwood Looking Fantastic

Hardwood is still the homeowner's favorite choice of flooring and... Read More

The Wireless Home

It was only a few years ago that Real Estate... Read More

Are Showers Harmful to Your Health?

The last thing you would think about when you are... Read More

If You Want to Bring Your Bathroom Up to Date, Consider Fitting a Shower Stall

Modern shower stalls look sleek and stylish. If you have... Read More

Art and Design

Maybe you've faced it before ? a new house with... Read More

Research Concerning Color in Homes and Workplaces

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

Finishing Your Basement Can be Very Rewarding

Transforming your home's basement into a finished space can prove... Read More

Home Improvement Projects That Really Pay Off

Many of us watch TV shows and see the miraculous... Read More

A Guide to Commercial Steel Buildings

Commercial steel buildings are prefabricated and custom-designed for use as... Read More

Allow Me to Introduce You to the Fungus Family

What exactly is mold? There are over 100,000 different kinds... Read More

Choosing The Right Window

When you have reached the decision to purchase new windows... Read More

Finding The Right Window Treatment In Los Angeles And Chicago

Some of the most unique and individual décor consultants can... Read More

The Smart Way To Look At Home Improvements

What home improvements really pay off when the time comes... Read More

Tips for Designing with Hardwood Floors

Hardwood floor styles come in strips, planks and parquet, and... Read More

10 Quick Ways to Change Your Fire-less Fireplace from a Black Hole to a Worthy Focal Point

Everyone loves a fireplace aglow with a roaring fire or... Read More

From Savu to Infrared ? The History and Health Benefits of Saunas

The health benefits of saunas are not a recent discovery.... Read More

Carbon Monoxide Can Be Deadly--Early Detection Monitors Make It Easy to Protect Your Family

If you burn gas, kerosene, or wood in your home... Read More

How Stained Glass Can Add Elegance To Your Home

If there is one way to throw a new light... Read More

Tiles are the Foundation Stone for Your Stylish Bathroom!

Tiles can increase the value of any home. Ceramic tiles,... Read More

Creating Your Joyful Home: Inspiration to Make a Home Planning Journal

If you are planning a home makeover or remodeling project,... Read More

Simple Way to Get More Heat from Your Fireplace

For some people, a fireplace might as well be a... Read More

Ideas For Interior Design

Ideas for interior design are a dime a dozen these... Read More

A Guide to Portable Dehumidifiers

The United States Environmental Protection Agency says that the way... Read More

Add Sizzle to Your Surroundings

Is your home décor lacking that extra something that spells... Read More

Kitchen Magic

It's amazing -- some people manage to get a complete... Read More

Color Help: Many Factors Affect Color Preference

Understanding color psychology helps home makers choose colors for home... Read More

Different Materials Used for Roofing and Determining the Cost of Each One

There is never a structure you will find that lacks... Read More

Home Automation Enhances Your Lifestyle and Saves Money - Exciting Home Automation Applications

Wouldn't it be nice to have your home take care... Read More

Are Your Ducts Making You Sick?

If you have a heating or cooling systems that uses... Read More