Planning consent

For many projects, the initial approval required will be planning permission, either an 'outline' or 'detailed' consent. Your architect will be able to advise you, after consultation with others, as to the kind of consents required. Research is required as to the Authority's policy at the location of the project, as to the use envisaged, and the constraints on that kind of development. This information will inform and guide the initial design, and once approval in principal has been obtained from the authority, an application for the appropriate planning approvals will be made. A fee is payable to the authority and the architect will usually ask the client to make a cheque payable direct to the authority for this. Once received, planning consent can remain in place for up to 5 years, after which, if the work has not started on site, a new application may be required. If the consent has conditions attached, the authority may require to be provided with samples of the materials, colours, or other item for approval, before that element of the work proceeds.

If building work is carried out without planning consent, the local authority may proceed to demolish such works as have been carried out without consent at the owner's expense. Also in the case of alterations to existing buildings, it may require re-instatement of those parts of a building which are altered without consent, again at the owner's expense.

For planning permission, a set of drawings (plans, elevations, sections) at a scale of at least 1:100, and in certain cases, at 1:50, together with location plan, and in some cases construction details, will be required. Key materials to be used must be decided and specified. The names and addresses of the owners and tenants of adjoining neighbours will require to be established using specific criteria and formally notified of the proposed development. Where objections are raised a dialogue will require to be entered into with the local authority, to ascertain whether the legitimate concerns of objectors can be met. The responsible planning official will then report to the Planning Committee with a recommendation to approve or refuse, and the application and his/her agent will be notified in due course of the result. If refused, there may be grounds for seeking to appeal against the decision, this can be discussed with your architect and further advice may be sought from consultants who specialize in the field.

Planning application can take at least 3 months to prepare for and receive notification, and therefore it is essential that you embark upon this process as soon as you can in order that your project is not held up unnecessarily.

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