For many people, planning rules are seen as little but an unwelcome headache. However, they can also serve as a vital protection against unsuitable or overbearing development. There’s one thing we can all agree on, though — they’re not going anywhere any time soon!
If you’re looking to carry out building works, you’re going to have to engage with the UK’s planning and building regulations system. And while it can seem a little byzantine at first, the system is used by millions each year to make sure what they want to build is fair on the neighbours, their area and its heritage.
This is our crash-course guide to planning permission and building regulations in the UK.
Building Regulations
Let’s get the simple stuff out of the way first. Building regulations are the guidelines that control a development’s design and final construction. They apply selectively, leaving out simple repairs and like-for-like replacement, but applying to nearly all building projects.
These rules exist to make sure that any development carried out is structurally sound, made from the right materials, properly insulated and safe to use. This sounds like a big ask, but it’s usually fairly simple.
You should always use a quality builder or tradesman who is registered with the relevant competent person scheme. This allows them to self-certify the work they carry out as being in compliance with the regulations, saving you any trouble later on.
Permitted Development
Looking to get simple, smaller work done fast?
Permitted development rules granted by Parliament are a handy way to circumvent most of the planning process. They aim to make it easier for owners to carry out works that won’t necessarily impact the surrounding area. There are different rules for houses, flats and commercial property, with plenty of other caveats for those living in conservation areas.
At the time of writing, however, you can make quite extensive changes to your house without planning permission. You can fit solar panels, convert your loft, fit a porch or extend the back of your home, among plenty of other things — though it’s always a good idea to check your local area’s building regulations.
Still not sure? You can always contact us to talk through your options.
Planning Permission
“Planning permission” is a legal term that refers to the consent given (or not) by the relevant local authority to a given development project. If you don’t have it, work shouldn’t go ahead.
Each local authority in Britain has its own planning department, which has the legal power to approve or reject proposed works according to various rules. The process basically amounts to an assessment of arguments for and against a development, especially regarding a project’s impact on the neighbours and the surrounding area.
You’ll have to submit your plan to your local planning office, who will take a maximum of ten weeks to assess it. You can usually consult with them in advance to make sure the whole process goes smoothly, and to get an indication of whether your ideas have a good chance of approval.
The planning board will either reject or approve the project, often with a few adjustments to your original plans. The process is often quicker for simpler projects at less-busy times, but it’s not a good idea to try to rush through the process. Unforeseen delays can and do happen.
Want to take your chances? You could go ahead, only applying for so-called “retrospective” planning permission after your work is complete. If this is denied, however, you’ll have to foot the bill to return things to their original state — and councils don’t always take the brightest view of this behaviour.
Want to find out more?
Looking for help with a building project in Cambridgeshire, Bedfordshire or beyond? DJ Reynolds Ltd is a local builder with 40 years of experience with England’s planning regulations. Why not give us a call?
