Acclaimed Architecture
Acclaimed Architecture
Whatever your project, Planning Permission is a largely inescapable part of the process when it comes to extending your home, renovating an historic listed building, converting a garage, an office in the garden, or annex, it is essential to stay on the right side of the law.
Understanding how the system works is pivotal to success. Policing planning is undertaken nationally and locally. Nationally, there is the National Planning Policy Framework (NPPF), a framework for the correct use of land and is around 78 pages. Supplementing this framework are additional documents contained within the Planning Practice Guidance which includes an additional 50+ documents that cover in greater detail such topics as the effective use of land, the Green Belt, design, renewables, waste, conservation, areas of outstanding natural beauty (ANOB) and the specifics of planning applications including appeals. And that’s just national guidance.
Underpinning the NPPF are the local planning policies that again govern development and home counties such as Buckinghamshire, Oxfordshire, Hertfordshire and Berkshire, have detailed planning policies, design guides and development plans. And each of these play a role in defining acceptability. It is true that these are some of the most challenging areas, but all is not lost.
What is planning approval and what are my rights?
Approval or permission refers to consent from the local authority for a proposed development once detailed plans and fees have been paid for their assessment. We use the term development as it is intrenched in policy. Any construction work or transforming of land or transforming of buildings is development and planning policies are in place to deter inappropriate development.
You may have heard that some rights to development are allowed, permitting certain developments including smaller extensions, garage conversions and incidental buildings, with, in some instances restrictions on size, materials and use. What many do not realise is these rights are further restricted in conservation areas, national parks the Green Belt and Areas of Outstanding Natural Beauty. Therefore, what is acceptable in Greater London, may not be allowed in the leafy suburbs of Surrey or Buckinghamshire. And although you may be able to avoid permission if you build within specific limits of Permitted Development, (though most planning departments recommend certification), don't forget most construction or development work comes under the scrutiny of LABC.
Go to the source. Not the web
A note of caution. The published resources and technical guidance for planning in addition to building regulations is vast. And as agencies strive to deliver content to reach prospective clients, mistakes happen. We come across too many instances where people have followed guidance, published on private websites outlining planning policies, promising the earth. In most cases works have begun illegally either through the authors understanding of the policy or its translation and when it comes to retrospective applications, cases can take years to reach a conclusion, often without success. SWe only work with source documentation, and we recommend you do the same. Lastly, we recommend undertaking a policy feasability study prior to commencing any design work. So, if research is your thing and you want to deep-dive into planning law here are some links to get you started.
The National Planning Policy Framework
Within South Buckinghamshire, planning policies are governed by four areas, Chiltern District, South Bucks, Aylesbury Vale and Wycombe. Although alamgamated to some extent and in close proximity there are distinct differences in policy and allowances. It is correct to say that what is allowed on one side of a road may well be in breach opposite. Out of all four areas, the most strict in terms of the Green Belt and ANOB is Wycombe District's policy. For instance some councils allow for a 50% increase when extending, others my restict you in terms of total volume.
Chiltern District - Great Missenden-Amersham-The Chalfonts
The current policy is under review with an expected publishing date some time before April 2025. 2024. Until that time there is information and guidance on their website here Chiltern District Council. There is also a helpful interactive map hosted offsite which provides a breakdown and location mapping of various policies and frameworks.
Aylesbury District - West of Wendover - Aylesbury
Aylesbury has a detailed developmet plan and Supplementary Design Document which maps housing and development opportunities to 2036. Additional regional documents, such as the Princes Risborough Development Plan are also available, filling in much needed local data.
Aylesbury Vale Area Design Supplementary Planning Document
South Buckinghamshire District - Gerrards Cross-Burnham-Farnham Royal
South Buckinghamshire Local Plan
South Buckinghamshire Residential Design Guide
Wycombe District - Hampden-Princes Risborough-Bledlow-High Wycombe
Wycombe District Householder Planning and Design Guidance Supplementary Planning Document
ANOB
The Green Belt
Listed Buildings Consent
Retrospective Permission
Infilling
Development
The Chilterns
Non material amendments
Ancillary accommodation
Incidental use
Barn Conversions
Change of use
