Mission accomplished: From Auction to Full Planning Permission!

How long will it take to get Planning Permission?

Developers often ask us how long the planning process will take from buying a plot of land to gaining a planning decision.  Unfortunately there is no magic answer, but typically timelines range from 6 months to 18 months depending on the type of application, the complexity of the site and Local Planning Authority workload.

This timescale would incorporate an initial feasibility study, pulling together the project team, preparation of plans and documents and submission to the council.

We recently gained planning approval for a single dwelling on a site that was purchased at auction. The site, in Hastings, was within the settlement boundary but close to the coast and therefore part of the site lay in Flood Zone 2 and 3.  In planning terms this can be difficult to overcome, however, we undertook an initial review of the site to fully understand the planning constraints as well as delving into recent developments nearby which can have a bearing on decision making.

What factors determine planning success?

The number and type of constraints a site has will determine both the likelihood of success and also the best type of application to pursue.  Client appetite for risk is another factor, along with budget.

As planning applications can require the expert input of a variety of specialties, it is important to have the right team in place to coordinate the workload and communicate with the various stakeholders. A good architect, relevant supporting reports and expert planning consultants are the best combination in our experience!

How was success achieved for this single dwelling?

Engaging with good third party experts early on is key to maintaining the trajectory of any project and this was no exception. We have established contacts with many architects, heritage experts, flood risk consultants and the like. We sourced Flood Risk consultants with relevant and recent experience of a similar site who were able to offer a mitigation strategy that overcame the Flood Risk designation of the site.

Sequential Tests

Sequential Tests are often required for sites in Flood Risk 2 and 3 – and these are designed to demonstrate that there are no other suitable sites that are in a less sensitive flood zone locally. Although we do not prepare these types of reports we were able to source a company to produce an initial report. This was key to creating a robust application.

Going to Auction and want expert advice?

If you are looking to purchase a site for residential or commercial development and want a steer on planning application type, or an initial review of the site then speak to us. You can contact the team at Plainview Planning Ltd  via enquiries@plainview.co.uk or call us on 01242 501003 to see how we can best assist you. We value your privacy and any information which you provide will not be shared outside of our company and will only be used in relation to your enquiry.

Content correct at the time of publication. For the most up-to-date advice or to discuss your project, please contact our team directly.

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Urban and Rural Ltd