Detailed Planning Permission:
This is where the local Council’s planning department have given planning permission for a particular property to be built. This permission could include stipulations such as the exact detail of the property e.g. roof tiles, windows, bedrooms, layout etc.
When building a property from scratch, the easiest thing to do is to buy a plot with detailed planning permission already granted. These plots are usually more expensive, but they allow you to start building immediately as soon as you have completed on the purchase.
When searching sites such as www.rightmove.co.uk for a plot, the listings will include the planning number within the write up, so this will let you know what you can build. From this, you can also work out what you would be willing to pay for the plot (estimate rough build costs against the value of the finished property) .
Outline Planning Permission:
This is where the planning department have given planning permission for a property to be built in principle. For example, they may suggest that they would be willing to allow a 3-bedroom detached home to be built but it would be up to you to apply for detailed permission (without detailed you can’t commence work).
The land would be cheaper than with detailed planning, but then you would need to take the chance that the council would approve it.
Once the piece of land has been purchased, you would then employ the services of an architect to create a design for a property. If the council have said that they may approve a 3-bedroom detached property, then there is the option to ask for pre-application advice on whether they would accept two semi-detached 2-bedroom properties or one 4-bedroom property.
The architect would then apply on your behalf as part of the package that they provide (you could apply yourself, but most people prefer to use an agent).
*Planning Process:
- Front screening – checking the application in principle adheres to the policies.
- Validation – application adheres to the policies and is allocated to a case officer.
- Application is visible on the planning website for comment.
- Detailed desktop analysis – case officer becomes familiar with the application and identifies any possible implications e.g. tree preservation orders, location with neighbouring properties, planning history and accuracy of application.
- Site visit – displaying site notice, visualise development and assess environmental impacts.
- Three-week consultation – application may be advertised in the local press, neighbours are notified, parishes and other interested parties are consulted.
- Evaluation – determines a recommendation based on the information.
- Decision – approval, conditional approval or refusal.
- If needed you can complain or go to appeal.
*Please note that this is the Cornwall Council planning process and your local council’s process may differ.
The risk may not be overly high on purchasing land with outline permission, as at a minimum the council will need to approve something.
No planning Permission:
In some circumstances you might inherit / buy a piece of land which has potential but doesn’t have any planning permission on it at the moment. If this is the case, you can decide to apply for detailed or outline planning permission.
Both options would increase the value of the land considerably. Outline planning permission is cheaper than detailed as it doesn’t give you the ability to commence building work straight away.
There are a variety of costs for different planning applications and this will depend on the amount of properties you want to build. If you were planning on selling the land rather than building it out, it is arguable that it would be best just to go for outline. This would enable the land to increase in value, but you don’t have the cost and stress of getting detailed planning – you can leave that to the purchaser!
The process for applying for outline planning is a little more time consuming as you will need to do more preparation before the application e.g. a detailed site survey.
Once you have all the necessary information, you can then speak to an architect and ask them to create drawings for what they felt would be accepted (you can also speak to the architect before and they will let you know what information they need such as a site survey).
The process once the application is submitted is the same as for applying for detailed.
Building Control:
Once you have your detailed planning permission granted, you need to get in touch with Building Control.
Building Control are employed to ensure each stage of the build is completed to a minimum satisfactory level. They will visit the site to ensure they are happy with the work that’s being carried out. It is important that they visit regularly otherwise mistakes could be hidden e.g. electricity fixes with plasterboard. If the inspector isn’t satisfied, they have the power to make you rectify any issues at the cost to yourself.
When you have finished the build, they will come and check it to ensure they are happy. Once approved, they will then issue a certificate to prove compliance with building regulations and standards across England, Wales and Scotland. This certificate is needed when you sell the property.
Disclaimer: The information in this website is for general guidance and is not legal advice. Specialist legal advice should be taken in relation to specific circumstances.
Developer Diaries 