Planning permission for New Build

[Yellowduck]

I am looking to have a bungalow built on a backfill site. It is likely that I will not get permission for any rooms in roof, and will need a shallow pitch, so I am considering having a basement built underneath to double the floor space.

There is a precedent set, as it has been done in the same road, to two properties, although I would want a slighty different design, as detailed above.

Options....

1.Get an architect and give them an open cheque to draw plans, obtain planning, b'regs, etc and oversee build....cost 10-12% of build cost (£150k) £15-£18k.

2.Use a local design technician to draw full plans and submit, cost £1000

3. Use a local Chartered Planner who advises getting outline permission first, cost £600, and then if approved submitting acurate design for full planning £1000 Total cost £1500.00 (but if planning refused outright, only lose £600 as opposed to £1000)

Advantage of 3 is that the chartered Planner I would use, used to to be head of planning for the local authority where we will be submitting plans to, so should have a good idea of what will be acceptable!

Any thoughts?

 

[noseall]

option 3.

 

[^woody^]

Option 4

Get some pre-application advice from the planners, as to the prospect of permission being obtained.

If it is OK in principle, then you can submit a full application and alter the design if necessary while the application is in.

Another advantage is that if it is refused then you can appeal the decision.

Even an outline application is a waste of time unless you know what will be allowed on the site.

If this ex-council planner is so good, then ask him to do it on a 'no-win, no-fee' arrangement.

 

[Robert too]

Totally forget about an outline application.

Requirements for such an outl;ine application changed significantly recently.

Get pre application advice and go for full planning , using a competent technician

 

[jeds]

Outline planning is a waste of time - as Robert says, the requirements changed in October last year and are not disimilar to a full application.

Problem with option 4 is that planning departments are almost always negative and have a presumption against development. I have dealt with hundreds of clients who were advised pre-app that a scheme would not be approved because, because - only to go on and achieve approval despite them.

The town planner and a full app might be the way to go - but don't assume the planner is going to be good because he used to work for the department. That might just mean that he is contaminated with their negative thinking. To get this type of approval often requires great tenacity, lateral thinking and a never give up attitude.

You could also try a local building surveyor. They are often good and cheaper than architects.