Planning permission rejections are anything but uncommon. In fact, around 25% of all planning permission applications submitted in England are unsuccessful.
When a request for planning permission is rejected, it can lead to major disruptions and potential financial losses. Submitting repeat applications is an option, but it is far from the most desirable course of action.
Irrespective of the type of project you are planning, the same basic rules must be followed to give your application the best possible chance of being accepted. Understanding the most common reasons planning permission is denied is a good place to start, as most declined applications fail for the same basic reasons.
A few examples include the following:
- Use of hazardous or prohibited materials.
- Overlooking other people’s properties.
- Modifications that would block a neighbour’s natural light.
- Potential impact on trees, nature, and habitat.
- not keeping in with the character of the area.
Conducting adequate preparation when planning an application means understanding and anticipating these potential issues. All aspects of your proposal must be presented in a way that shows you have considered all applicable regulations.
Enlisting expert help at an early stage could also prove invaluable. For example, if you are seeking third-party funding for an extensive project, your provider and/or broker may be able to help with your planning permission application.
In some instances, applications submitted by (or with the support of) a skilled third party carry more weight. The same can be said for those who carry the support or recommendation of a reputable surveyor.
But irrespective of whether you plan on going it alone or seeking outside help, there are four important things you need to do to ensure your application is successful:
- Make sure you provide all the required information the first time: With each declined planning permission application, your likelihood of success the next time around decreases. You, therefore, need to ensure that you have all the required information and documentation in place the first time.
To submit an application for any kind of project, the following will be needed:
- Five copies of the application form.
- A signed ownership certificate.
- A Design and Access Statement.
- The planning permission fee.
- A site plan, which shows the planned changes in detail.
- A block plan that shows the location of the site in the local area.
- Elevations of the proposed site.
Be mindful of the fact that if any documentation is absent or incomplete, the application as a whole will be rejected.
It is advised that you:
- Provide detailed building models: If possible, accompany your planning permission application with a detailed digital model of your proposed building (or modification). BIM models can be great for showing how the finished project will look in its surroundings and whether it will comply with all applicable regulations.
- Demonstrate your understanding of the rules: Your job is to convince the local council that you have considered and carefully considered all applicable rules and requirements. From accessibility to sustainability to health and safety, a demonstration of compliance and understanding holds the key to a successful application.
- Provide evidence of due diligence: Finally, you can also boost the chances of the application being successful if you provide robust evidence of due diligence. This means showing that you have conducted extensive research into how your project will comply with all local and national regulations. For example, you could accompany your application with an architect’s drawing, providing a clear indication of how your project will fit in with its surroundings.