Planning permission is a way of controlling inappropriate development. Chartered Town and Country planners working in the planning department will look over proposals and decide whether or not to approve the works.
What information do they need to be able to decide if a proposal is acceptable?
Tyne and Wear local authorities have produced a validation checklist for planning applications. This lists the information that you as an applicant is required to submit in order for the local authority to be able to make a decision. These are subsequently split into national requirements and local requirements.
National requirements are the minimum required information;
Local Validation Requirements are additional reports, assessment and plans they could ask for after the initial planning application is made, the link above has these listed on page 1. It is important to say that these are rarely requested for domestic applications, they are mainly needed for larger developments. But depending on the proposals one or more may be required in order to validate the application and allow for a subsequent decision to be made.
What projects require planning permission and which don’t?
Do I need planning permission? Is a question you’ll probably ask yourself before starting any development work. Projects that don’t need a formal application to gain planning permission tend to be minor works, internal alterations. Also, some rear extensions and even some loft conversions will fall within ‘permitted development’. Further information on what is allowed can be found in the interactive house on the planning portal website
Anything that involves creating new housing, by building from scratch or converting something into housing will need a planning permission application. On existing homes, anything two storeys, or visible from the road in front of the house will require planning permission too.
There are a number of other factors that affect whether planning permission is required or not. Some of these factors include:
Acre Design can offer free advice on whether planning permission is required or not, just arrange a free consultation to have one of the team calls round to discuss what you would like to have done. If planning is required we will also give you an idea of the likelihood of an approval. If planning is not deemed to be required we will apply to the council for a certificate of lawful development on your behalf.
How can our clients be sure planning isn’t required?
To be certain you won’t need planning permission for your building work you can apply for a certificate of lawful development. This is an application to the council that you or an agent submits asking for confirmation that planning isn’t required. This application will require all the same information that a full planning application will require (see planning checklist section above), but it will only be checked against whether planning is required or not. If it falls within permitted development you can design and built whatever you like, the planners can’t pass comment on the design.
We will always apply for this on your behalf, so you have it in writing from the council, we think it’s important to have this in writing for peace of mind.
How much does an application cost?
The planning fee for a householder planning application in the North East is £172, this fee covers extensions to existing buildings. If you are looking to build a new home, the cost is currently £385 in England for a single dwelling application. There are other fees that may be payable, if you decide to engage with the council at an early stage the fee for pre-planning advice about a design is chargeable at around £50, but is different whether you are building in Gateshead vs Newcastle or North Tyneside for example.
How long does the planning permission application take to be decided?
Once the design is agreed, Acre Design will quickly prepare the draft plans to planning permission quality, going through the checklists above to make sure all the information is there, and then subsequently applying.
A planning application is checked to make sure all the required information is present, then they will validate it. A decision date will be around 8-10 weeks from the application submission date, very rarely do we get an early decision, our approval rate is over 98% but it does take that amount of time to get it.
Whilst the application is in for planning, we can move onto stage 2 of the process which is a preparation of full building control constructional drawings. Building Control is explained in more detail on the following pages.
Will my neighbours have an option to comment on my proposals?
If your proposals require planning permission then your adjoining neighbours will be notified and have the option to comment. The consultation period lasts for 3 weeks. Any objections must be based on the material considerations that the case officer is basing their decision on. So if your neighbour thinks the construction will be noisy or you have a pre-existing bad relationship etc, these won’t be taken into account, what the planners base their decision on is covered in the next paragraph.
What will my application decision be based on?
Below is the list of what constitutes the key factors or material considerations that the planning department will base their decisions on. Not all will be appropriate for each scheme, but at least 3 or 4 will be for every development.
Overlooking/loss of privacy
Loss of light or overshadowing
Impact on listed building and Conservation Area
Layout and density of building
Design, appearance and materials
Proposals for the development plan
Previous planning decisions
How do I check on the progress of my application?
You as the applicant are able to view the progress of your application online, links to each local authority public access site is listed below.
Newcastle – Click here to find out more
North Tyneside – Click here to find out more
Gateshead – Click here to find out more
South Tyneside – Click here to find out more
Northumberland – Click here to find out more
We would like to thank Alistair and his team for providing us with plans for our kitchen extension. We found Alistair very professional and helpful listening to what we wanted and giving us some great ideas in return, we would not hesitate to recommend them.
Alistair has managed to build a firm that focuses on excellence. We were planning an extension recently and it would have been easy for Alistair to push his ideas on to us but instead he actually listened to what we wanted and ensured his ideas complimented our own.
We have found Acre Design to provide friendly efficient and quality service whom have been focused on our needs as clients. They have progressed a successful application for planning permission for an extension to our home and navigated us through the challenges this can bring. I would recommend them to all. Many thanks
Called for a design quote after recommended by a local builder, came back with a quote quickly and engaged them for the work. Met the agreed timescales for the completion of the design and no issues, very professional outfit and happy with the work.
Nothing but positive things to say about Alistair, Laura and the team. Nice design, accommodated what we wanted and the drawings were great. They directed us to the next steps and put us in touch with some others great services. Building starts next week!
Excellent service, great design and extremely competitively priced. Will definitely use again and recommend.
A very professional and timely service from Alistair and his team. Our ideas and requirements were taken on board and carefully developed in sympathy with the existing house. The drawings for an extension and internal remodeling works were excellent and following receipt of planning and building regulation approvals competitive tenders were invited and a builder appointed with a start on site next year. I would have no hesitation in recommending Acre Design.
Would recommend to anyone needing plans drawn. Alistair and his team have been very good throughout. Their experience and expertise meant that they managed to design exactly what we wanted, all within building regulations. We got a lawful planning certificate straight away. All plans were done very quickly, and all our questions or request were answered straight away. Will use them again if ever I need more plans drawn.
We chose Acre Design simply because they were local and have had good reviews. We just walked in without an appointment but were treated very well by Alistair and his lovely team of people from the start. We wanted an extension to our 80's built house to improve our kitchen and create a new dining room. Acre really listened to us and understood exactly what we wanted. They came out to our house and took initial measurements before coming up with very professional plans. We asked for some minor changes which were done quickly to finally come up with what we really wanted. Planning permission and building control were all dealt with by Alistair very efficiently. They recommended a good builder who we employed. All in all we are very happy with Acre design and would recommend them for their very professional but also friendly and approachable attitude.
Could not recommend this company enough. Very reasonable price for a high level service from start to finish. We love our new home, it has exceeded all of our expectations. 100% recommend.
We chose Acre design after a recommendation from a neighbour. The service we received was outstanding! Every little detail was covered, and my builder has commented on how good the plans are. The team are really friendly and good at answering any queries you have. They also took care of the planning application and building control. I would highly recommend this company. Thanks Andy K
As an extremely busy Building Contractor, it is very important that the drawings and specifications we receive to prepare Tenders and Quotes are detailed and clear. It is a pleasure to work on drawings, specifications and 3D designs that Acre Design prepare.They consistently deliver the highest quality documents enabling us to very accurately prepare our quotes and use as working drawings throughout the projects.www.giraffebuilding.com
We are using Acre Design for the second time now as they delivered a high quality service on our first project. Alistair was punctual, efficient, polite and always willing to assist in all matters relating to the build. I would highly recommend Acre Design if you are seeking a pragmatic, seamless but also innovative approach to your project.
Alistair has been excellent throughout. From first contact he was approachable and had excellent ideas for our extension. Plans were done quickly and he was always available for questions and replied promptly to emails. Alistair came up with several good ideas and has produced a plan that is beyond anything we could have imagined. Planning permission and building control has sailed through and the planning department have been impressed with his other work.Highly recommended and would use again if I ever needed further work doing.
Alistair took care of the design and building control submission for our kitchen extension. He also sourced us a highly professional and trusted contractor to take the work forward. He gave us some great ideas in response to our brief, delivered each step on time, kept us completely informed throughout, and was extremely personable. We were really impressed with how efficiently the whole process moved along and now we can't wait to make his vision a reality! Would recommend highly.
We couldn't be happier with the service we've received from Acre Design, the process was made so easy for us from the initial concept drawings through to planning and the build. Alistair was in communication with us all the way through keeping us informed on how things were progressing. Excellent work, thank you.
We simply picked Alistair as he covered our area and with no recommendation thought we would ask him out for a chat about our design thoughts. He was helpful and enthusiastic and knew our builder when we mentioned his name. He went away with our ideas and came back with a design which with a few tweaks (which were not a problem) was just what we were looking for. Our bungalow has doubled in size and is just how we imagined it to be. Would have no problem in recommending this company.
We were very happy with the service provided by Alistair of Acre Designs. We received a quick response to our request for planning help. Alistair knows his subject and as a client we were confident that we would get a well thought out design. We would have no reservations about recommending his work.
Alistair at Acre took on all the planning and execution of the major refurbishment and additions at my family home and worked tirelessly to ensure the house was transformed into the modern attractive home it is today. I always knew I could rely on him, he provided excellent value for money and I warmly recommend him.
After trouble with our first architect, Acre stepped in and had our approvals sorted in no time. He was always on the end of the phone and kept us informed about how things were progressing. Would definitely recommend.
Alistair at ACRE was great, polite, on time, and always on the end of the phone. He took our initial idea, made it buildable, within our budget and our approvals went straight through.