PLANNING SERVICES:
At Bennet Architecture we provide planning services for all forms of residential development. Our agile business model enables us to provide a service that is both high quality and low cost, with fixed fee prices defined by the type of application required.
New Build/Change of Use Class: £1500.00
For works relating to changes of use, and changes to the number of dwellings.
Full Planning Permission: £950.00
For works relating to Flats (Flats do not have Permitted Development Rights).
Householder Planning Permission: £950.00
For residential extensions, conservatories, loft conversions, garages, car ports and outbuildings that do not fall within the limits of Permitted Development.
Lawful Development Certificate: £950.00
For proposed works that fall within Permitted Development and the 4/10 year rules. An LDC provides authoritative proof that no enforcement action can be taken by the local planning authority, which is generally required on the sale of a property.
Prior Approval: £950.00
For larger extensions of up to 8m for detached houses and 6m for any other house. Prior Approval is a form of adjoining neighbour consultation and if objections are raised then the application will be determined by the local authority as if it were a standard householder application. (Does not apply to Conservation Areas).
Additional Issues: £400.00
For complex applications add £400.00 for each additional issue (additional changes of use, changes in the number of dwelling places or multiple extensions at different floor levels). Other than this our fees are fixed and inclusive of VAT.
Please call us on 07473 786 003 for a free phone consultation.
LOCAL AUTHORITY PLANNING FEES:
In addition to our planning fees the local authority also charge an application fee that depends on the type of application being submitted:
Full Planning Permission: £462.00
Householder Planning Permission: £206.00
Lawful Development Certificate(Prior): £103.00
Lawful Development Certificate(Retrospective): £206.00
Prior Approval: £96.00
The local authority will also add a small administration fee of around £20 (+ VAT) to all applications. Other than this planning application fees are not subject to VAT.
LIMITS TO DEVELOPMENT:
Residential development as to planning is generally limited by site specific aesthetic and social parameters (Amenities), the formal conditions of Schedule 2 of the General Permitted Development Order 2015 and wider planning policies at a Local and Governmental Level. Generally most applications will be determined in their relation to Amenity which includes:
- Sunlight
- Daylight
- Outlook
- Privacy and Overlooking
- Sense of Enclosure
- Noise
- Materials
- The relation to the host property
- The character of the Street Scene
- The character of the Conservation Area (If applicable)
- Affects on the Highway (Street Parking)
Additional limits may apply if there are any legal restrictions such as Article 4 Directions that restrict permitted development (Generally New Build Homes post circa 1990, Conservation Areas) and issues in Title (Generally Flats where the loft void is co-owned by freeholders and rear gardens that may have designated access routes running through them).
PLANNING PROCESS:
All commissions begin at the first point of contact, where we can engage in a preliminary discussion about your development aims and establish a rough idea of what can be achieved through planning. When you choose to proceed we can organise a suitable time to perform a site visit and measured survey before preparing a set a preliminary planning drawings which can then be refined through discussion and dialogue into a set of finalised drawings.
Once finalised drawings have been submitted digitally via the planning portal you will then receive a payment request form for the council's application charge and your application will usually appear on the planning portal within 10 days of payment. During the consultation period we will then engage the assigned planning agent in dialogue as to any particulars that may arise. If revisions are required in order to ensure approval we will then inter-mediate a discussion with the local authority in order to achieve the most satisfactory outcome and produce a set of revised drawings to ensure that all proposed development falls within the bounds of "neighbourly" design:
