Planning Permission

Broadly speaking, when you plan to build, extend or alter the use of a property you will generally need to consider two separate consents - Planning Permission and Building Regulations. Unlike the latter, the procedure of planning permission varies significantly from area to area. This is owing to differing local development plans, local interpretation of the regulations and the significant degree of subjectivity involved in the process.

There are different types of planning permissions. Outline Planning Permission (OPP) means agreement in principle from the local planning department that you can renovate or convert an existing building or construct a new house.

On other hand, Detailed Planning Permission (DPP) means that a house can be built in terms of plans that have already been submitted and agreed by the local planning department.

A majority of new building projects involve new builds or extensions. If so, they require Planning Permission . If y ou want to make additions or extensions to a flat then also you need planning permission .

If you want to build something which goes against the terms of the original planning permission for your house - for example, a planning condition may have been imposed to stop you putting up a fence in the front garden because the house is on an ''open plan'' estate, the above permission becomes mandatory. Your council has a record of all planning permissions in its area.

If you want to divide a part of your house for using the same as a separate home say, a self-contained flat or bed-sit) or use a building or caravan in your garden as a separate residence for someone else, you need the same consent. Also, if you want to divide a part of your home for business or commercial use (for example, a workshop) or you want to build a parking place for a commercial vehicle, you need the above permission. However, you do not need planning permission to let one or two of your rooms to lodgers.

However, you do not need planning permission to carry out internal alterations or work that does not affect the external appearance of the building. If you live in a house, you can make certain types of minor changes to your home without needing to apply for planning permission. These rights are called ''permitted development rights''.

If you plan changes to an existing property you may need to consider other regulations and consents including the Conservation Areas (protection of property and fences, walls etc); Tree Protection Orders (protection from removal and alteration); Protection of Wildlife (e.g. protection of bats living in roof). You may also need to consider Rights of Way (protection for rights of way from development) and Listed Building Consent (consent to demolish, extend or alter)

National planning guidance will give you an indication of whether you need planning permission or not and which minor works you can carry out without permission. However, it is essential that you contact your local planning authority as early in the process as possible to obtain local guidance and advice. Ensure that you get all necessary details of the planning permission to see what are the preconditions attached.

It may happen that a site or a plot advertised for sale may be a field or part of a garden that the owner has applied for planning permission or maybe the planning permission has "lapsed", and it will be binding on the owner to renew it. These facts may not be revealed to you during the purchase because there is no certainty that permission will be renewed or that a new permission will be granted.

Make it a point to have a detailed discussion with your solicitor regarding a gamut of legal issues such as planning and any restrictions, way-leaves and servitudes, building conditions, rights of access, conditions of title, environmental issues etc.

These are the important facts that you need to know and understand regarding p lanning Permission during self-build. A Planning Permission guide consists of national regulations. Remember, England and Wales have one set of regulations, and Scotland has another. The same is administered by local authorities or in the national parks by the Park Authorities.