A-Z of Self Build Guides Understanding Planning Permission

Date Published:

08/06/2009

The difference between the corner of a field or a part of someone’s garden and a building plot is planning permission. Without approved planning permission, land simply cannot be built on, so it doesn’t make much sense to buy land without it.

Planning expert Roy Speer, of Speer Dade Planning Consultants, warns, 'Buying a site without permission is very high risk and not advisable for most self builders - get hold of the planning permission documents early on - check the permission is still valid and that it allows you to build what you want or whether you’d be allowed to make changes.'

'Whilst getting planning permission is a pre-requisite for all self builds and conversions, and for some renovations, the planning system remains a mystery to most people which isn’t surprising - planning is complex, jargon-ridden and often inconsistent. Despite this, armed with a little knowledge you can increase your chances of success dramatically.'

When you start your search for land, you should familiarise yourself with how the planning system works, the different types of planning and always check for any conditions that come with any approved planning permission.

Planning Basics

If you have sourced your plot using an online source, it is likely that the plot will come with at least Outline Planning Permission (OPP); and some will come with Detailed Planning Permission (DPP).

Outline Planning Permission

OPP grants approval on the principle that the land can be developed – this can be achieved with a simple site plan – most likely on an Ordinance Survey map, with a red line highlighting the cartilage of the plot. OPP is always conditional; in other words, it will always be given with certain conditions that have to be satisfied. The first and most important of these is the length of time the consent will last, so it’s important that you check when the consent expires on each plot.

Detailed Planning Permission

DPP, or Approval of Reserved Matters, as it is officially called, relates to the actual design of the proposed dwelling, its position on the plot and the type of external materials it will be constructed with.

Full Planning Permission

Full planning permission rolls the Outline and Detailed stages together into one application. Up until the end of autumn 2005, most planning consents were granted for five years, but since then, most full planning consents in England & Wales now last for only three years. It is however, the responsibility of the individual local authorities to set their own time limit.

How Long Will It Take To Gain Permission?

Obtaining OPP can take a long time on some plots, especially those on greenbelt land, or in conservation areas, and progressing to DPP can take even longer, so be prepared for a long wait before you can start building.

Michael and Gaynor Williams decided they wanted to build their own home in 2006, and were delighted when they identified a plot of land with OPP near Newbury, through PlotSearch. When they visited the plot, it was perfect and they snapped it up. Although the William’s were building a fairly traditional family home, the process of obtaining full planning permission took 14 months, much longer than the couple had anticipated.

You should also be aware that you may have to compromise on certain elements of your design, to fit the conditions of the planning. If you are not happy with the design and position of the proposed dwelling on a plot with DPP, you can always start all over again and re-apply with your own designs.

For More On Self Building

Self Build: find out all you need to know
Finding A Plot A Land For Sale
Kit Houses