What are the different types of planning?
Outline or full. Outline planning establishes the principle of development on a site and we generally recommend this if you plan to sell the site or if you just want to see what is possible. We usually suggest an outline application to establish the access and use of the land, in some cases we also recommend applying for layout to establish the layout of the development and if the site is particularly sensitive an outline application to establish access, layout, scale and appearance may be recommended. We will advise on the best course of action after we have met to see the site and discuss the brief. We do not usually recommend going straight to full planning for new build dwellings unless we think that the principle of developing the site has already been established. If we believe that the site will be particularly contentious we may recommend appointing a planning consultant to lead / advise on the application. We can obtain competitive quotations for this on your behalf.
What is our process?
We will meet with you on site to discuss what you want to achieve and talk you through any potential issues that may arise and the statutory processes that you need to go through. Following that meeting we will produce a fee quote. Biodiversity Net Gain (BNG) Regulations may apply to your project which will mean an ecologist needs to be appointed early on to assess the site. We can obtain competitive quotations for this on your behalf. We can generally produce a feasibility site layout based on as OS plan but we recommend that a full topographical survey is completed before submitting a planning application (this is essential if BNG calculations are required). A topographical survey will measure site levels, the location of any trees and planting and the site boundaries. We can obtain competitive quotations for this on your behalf. Once a feasibility scheme has been developed, we will email it to you for comment and following feedback from you, develop the planning drawings. Once a scheme has been developed, if BNG is applicable, the scheme will need to be assessed by an ecologist and the ‘as proposed’ BNG calculations produced. Please be aware that the BNG calculations could affect how much development we can get on site so our initial feasibility could be subject to change or off-site BNG contributions could be required once an ecologist has been appointed.
What is the planning process?
Once an application is submitted you will receive an email from the Planning Portal requesting payment of the planning fee. When this is paid the Portal will transfer the application to the local Council and the planners have 8 weeks in which to make a decision. During this time, they will consult with statutory consultees such as the highway authority and with your neighbours. If they have any comments or concerns in most cases, they will contact us to discuss this (NB. This is not the case with all Councils!) If the planners request any changes, we will discuss this with you and either make the change or negotiate with the planners to try and reach a compromise. If the planners cannot reach a decision within 8 weeks they may request an extension of time. We cannot guarantee a planning approval but we will try our best to get a positive decision.
Will we manage the planning process?
Yes, our fee includes submitting the planning application and managing the process. We will be the first point of contact with the planner and will liaise with them directly as required. Our original fee quote includes minor amendments to the scheme during the planning process. Major changes will attract an additional fee which will be discussed with you if required.
How long will it take?
This is dependent on how detailed the planning application needs to be. A basic outline application for access and layout can be ready within 3-4 weeks after appointment. A more detailed application for access, layout, scale and appearance will take around 5-6 weeks.
8 weeks for a planning decision.
Once planning is received, if you want to progress to Reserved Matters (detailed planning) we will provide a new quote for this.
Do we know anyone who would be interested in buying the site?
We have contacts with many local developers and can send your site out to them to see if there is any interest in purchasing it.