If purchasing a plot with planning permission, is it possible to construct a different structure?
If you've nabbed a plot with planning permission, you may think you're already in the clear to build your dream home. But, it's not always that simple. First off, know that two types of planning permission apply to building plots: outline and detailed (or full).
Outline planning permission gives a commitment "in principle" to the development, but only some details are specified, leaving others for later through reserved matters applications. Think of it like a rough sketch or framework. If you want to alter things significantly, you'll need to submit detailed design drawings, almost always requiring a registered architect (like RIBA).
On the flip side, with detailed planning permission, the applicant submits all details for immediate consideration, including design, scale, appearance, landscaping, and access. This is ideal when the applicant is ready to get approval for the complete set of development details and begin work without any further stages of approval.
Before you rush ahead with changes, it's important to weigh the benefits versus potential risks. Make sure the alterations are necessary and won't cost a fortune in extra time and fees. Always check if the proposed changes will still comply with planning policies and guidelines. Lastly, seek professional advice from registered architects or planning consultants to ensure you navigate the system smoothly and smartly.
If you stick to the existing approval, chances are your self-build project will be easier. However, if the one-size-fits-all plan won't bring you the new home you want, expect to put in the legwork. And, consider the added building plot cost for making changes.
[1] Planning Portal: Planning permission types[2] GOV.UK: How long does planning permission last?[3] Planning Portal: Reserved matters applications[4] Planning Portal: Types of building plots[5] Land Registry: Types of planning permission explained[6] Planning Inspectorate: The Planning Decision Making Process[7] Planning Portal: Guidance on the planning application process
Enrichment Data:
- Outline planning permission is a preliminary approval where only some details of the development are specified.
- It is used to establish whether the general idea of a proposed development is acceptable before investing time and resources in detailed plans or technical drawings.
- Only limited information is provided at the outline stage, with details like design, appearance, landscaping, and layout reserved for later applications known as "reserved matters."
- Outline permission typically lasts for three years, during which the applicant must submit reserved matters applications to cover all outstanding details.
- When not suitable, full details may be required upfront rather than an outline application, such as for developments affecting listed buildings or conservation areas.
- Detailed planning permission, on the other hand, requires submission of all details of the proposal at the time of application and is suitable for final stage, sensitive sites, or full proposals.
[1] To ensure your dream home project runs smoothly, familiarize yourself with the Planning Portal's guide on planning permission types.[2] Keep in mind that the duration of planning permission can vary; for more information, consult GOV.UK's resource on how long planning permission lasts.[3] If some details are still unspecified in your outline planning permission, be ready to submit reserved matters applications as advised on the Planning Portal.[4] Understanding the difference between outline and detailed planning permission is crucial, as detailed explanations of various building plots can be found on the Planning Portal and Land Registry websites.[5] When planning for your new home, remember that compliance with planning policies and guidelines is essential, as detailed in the Planning Inspectorate's decision-making process guide.[6] To minimize costs and maximize the efficiency of your project, consider seeking advice from registered architects or planning consultants, as they can provide valuable guidance throughout the planning application process, as outlined on the Planning Portal's website.[7] Furthermore, it's wise to be mindful of the increased building plot cost associated with making changes to your self-buildproject, as these costs can add up over time.
