Planning myths

In this article, we dispel some of the common town planning myths. This is a must-read for anyone embarking on a development project, especially those who may not have been through the planning process previously. Understanding these myths can save you time, money, and a lot of unnecessary stress.

Common Town Planning Myths

Myth 1: “Apply for something bigger than you want to build, then compromise with the planners to the actual size you want”

What a load of rubbish! Apply for what you want and save time and resources with unnecessary negotiations. If a planner can support your scheme, they will. Planners don’t tend to disagree out of obstinance. By being straightforward and clear about your intentions, you avoid the back-and-forth and potential delays that come with excessive bargaining.

Myth 2: “My plans are similar to down the street, so it’s guaranteed to be approved”

Every planning decision is based on specific circumstances. Policies evolve and significantly influence a planning decision. The creation of a conservation area or the drawing of a development boundary line on a local plan can fundamentally change how a proposal is viewed. Planning history and site constraints also play a huge part in the process. While precedent can be a contributing factor, the planning mantra is ‘every application will be determined on its own merits’.

Myth 3: “Pre-Application advice has been positive, so my application will be approved”

Planning decisions are based on adopted policies, but local objections and politics can also play a crucial role. If nearby residents object to your application and contact the parish or local councillors, you could end up with objections from them as well. Some councillors sit on the planning committee and can override the planning officer’s recommendations. Speak with neighbours and local representatives to avoid objections and potential appeals.

Myth 4: “Planning Officers will guide me to an approval”

A planning officer’s role is to process your application. Some planners are worth their weight in gold and will discuss issues and guide applicants in overcoming them. However, planners have set timeframes to decide on an application, are often under-resourced, and may take the easier route of refusing an application rather than discussing any issues. Contacting your planner to ascertain their view on your application can avoid unnecessary refusals.

Myth 5: “I’ll get my decision in a couple of months”

Let’s assume your planning application is valid when it’s submitted, i.e., all relevant information is submitted. Only once it’s valid does the decision-making clock start to tick. Don’t fall into the trap of thinking that if an application is valid, no further information could be requested. Something could crop up, meaning you may need to provide further information, potentially requiring more time. Planning applications have timescales for determination, and councils try to adhere to these. However, extensions of time can be requested by planners. You don’t have to agree to them, but unless you appeal against non-determination, the council can take longer to decide your application, especially if it goes to the Planning Committee for determination.

Myth 6: “Once I have permission, I can start to build”

Sometimes this is the case, but generally, there are conditions attached to a planning approval that must be discharged, such as agreeing on a brick or tile for your development or providing information relating to boundaries. Check your conditions, as discharging conditions can take a number of weeks, which you need to plan into your build schedule. Also, don’t forget about Building Regulations Consent, which is a completely separate process from planning.

Myth 7: “I can change my plans as I go”

We’ve all seen TV programmes that encourage alterations. However, be aware that technically, if a proposal is not built in accordance with the approved plans or conditions, it doesn’t have planning permission! Changes can be risky and could have fundamental consequences such as enforcement action, demolition, finances being withdrawn by your mortgage company, or an unsellable asset. Always check that changes don’t invalidate your planning permission.

In Conclusion

Dispelling these common planning myths is important for anyone involved in development projects. At Planning House, we are dedicated to helping you navigate the complexities of planning regulations. By understanding the realities of the planning process, you can make informed decisions and avoid potential pitfalls.