This guide will help everyone who is involved inmaking planning applications, particularly for those wishing to extend an existing dwelling, or build one or two houses. Additionally it will be of use for developers of housing estates or commercial property. Obviously the level of detail required will vary accordingly, but the fundamental principles will remain the same. The guidance will be particularly relevant to applications within historic towns, conservation areas, or sites close to listed buildings, however it can be applied anywhere.
In order to give yourself the best possible chance of gaining planning permission, it is essential that you present your proposals fully, clearly and accurately. Failure to do so will result in your scheme being delayed to await further information or being refused, which could cost you time and money.
Unless you have the training or experience in architectural design and a clear understanding of building construction, it is advisable to employ the services of a qualified architect, surveyor or planning consultant to act on your behalf as your agent.
Giving your application the best chance of success involves
more than filling out a form and submitting a few drawings.
The following steps should help you, or your agent, avoid
common mistakes and omissions, which can result in the
delay or misunderstanding of your application.
The work carried out before a formal application is made is invaluable. Try to find out the following before you contact a planning officer:
Answers to all these topics should be available at the reception desk of your local planning department. Some of the information may also be available on your local authority's web site.
Early consultation with the Planning Authority is advisable
if possible.
Assess all the available information and consider whether your scheme is feasible. If you consider it is, then the next step is to contact the planning officer who covers the area where your site is located. You can then discuss your project informally, before working up the proposals in detail. (Please note that not all local authorities have the resources to provide this service.)
Early dialogue will help to identify any special constraints, such as highway issues, which were not revealed in your initial research. These issues and any policy constraints may influence the viability of your scheme.
These discussions can also establish the type of
supporting information that will help the council
and other groups to assess the application. A site
and setting analysis and design statement should
be considered for all sites, but will be particularly
important for sites in conservation areas or close to
listed buildings. It would be useful to discuss your
outline proposals with your neighbours.
Although the level of detail will vary, a site and setting analysis is just as important for a small infill site as it is for a large development. This should include a factual record of the site and the surrounding area and may include annotated maps, drawings and/or photographs. The analysis should include:
The site in its wider context. Here the site is shown in relation to important views, and the map demonstrates how the curving frontage is an essential part of the street scene. The conservation area boundary is also shown.
If the site is within a conservation area, much of this information may form part of an existing character appraisal, prepared by the local authority (see Step 1).
Site Appraisal: highlights aspects that are to be considered in the proposals. This is particularly useful in a design statement.
A design statement is a means of structuring and influencing the design process. Current Government advice suggests that a written design statement should set out the design principles, show the proposal in its context and be accompanied by illustrative plans and elevations.
The level of detail will depend on the scale and likely impact of the development, but the process is as important for a small infill site as it is for a major development. Although its complexity will vary, it may include some or all of the following:
Much of the work these two aspects will have already been completed under Steps 1 and 3 and could be included as an appendix.
The Site Plan: always show adjacent properties and any access points. This is important to assess impact on neighbouring properties and occupiers.
The way you present your design statement will vary according to the complexity of the site and your proposals. However, as well as including written material, it should be illustrated by:
A perspective drawing or computer visualisation of the proposal as seen in the street is crucial to demonstrate its impact.
Street elevations, existing and proposed, help to relate the height and scale of the proposal to its neighbours.
A true to scale axonometric diagram or birds eye view perspective explains the three dimensional relationships between all the buildings and spaces in the site.
Further Information
Contact telephone numbers of qualified architects, surveyors and planning consultants in your area, can be found in Yellow Pages.
Choice of materials and how they are used will often be crucial aspects of the character of the proposals; these can be explained with detailed drawings.
The Design Statement can be used as a negotiating tool with the planning authority during the development process. It can be amended in the light of discussions and should be submitted in support of your planning application, where it will play an important part in the assessment of your proposal and the decision-making process.
After following these steps, you should be ready to submit your application. Time spent in preparation is never wasted. By following this advice, the application should be well presented and considered with the minimum of delay.
Remember that all drawings should be to a metric scale such as 1:20, 1:50, 1:100, 1:200, 1:500 etc and that all plans should display a north point.
Note, the granting of planning permission does not exclude the need to apply for any other consents that may be required, such as Listed Building Consent, Building Regulations, Ancient Monuments Consent etc. Please check what other consents may be required with your local planning authority.
Produced by the EHTF Built Environment Working Group, with special thanks to Clive Alexander, Dover District Council, & Richard Guise, University of the West of England, Bristol.
ISBN 1 898261 51 2 Copyright statement - Copyright remains with EHTF October 2003
EHTF P0 Box 22 Bristol BS16 1RZ
Tel: (0117) 975 0459 Fax: (0117) 975 0460
E-mail: conservation@dover.gov.uk
