Before you consider the purchase of a plot you need to understand the Planning Permission status of the land that it is being sold.
No Planning Permission
If the land does not have the benefit of any planning permission
then it is not a building plot and you should not consider purchasing
it without taking proper professional advice. The land is in
effect merely a field or garden and the assessment as to whether
it has any chance of obtaining planning permission and, therefore,
its value, is a job for a professional. Where it is considered
worthwhile to put in an application for planning permission then
the usual way to proceed is to take out an Option Agreement with
the landowner giving you the option to purchase the land for
an agreed price subject to the receipt of a satisfactory planning
permission.
Outline
Planning Permission [“OPP”]
Most building plots will be sold with this form of consent which
basically means that the Local Planning Authority has agreed
in principle that a house (or bungalow) can be built on the plot.
OPP is valid for up to five years although within three years
an application for Detailed Planning Permission [“DPP”]
must be made. The conditions of the Outline Permission such as
the ridge height and size of building should give you an idea
of whether your desired house is likely to gain approval when
you submit a Detailed Application.
Detailed
Planning Permission [“DPP”]
Detailed Planning Permission is, as the name implies, an actual
permission specifying in detail the type of house, its layout
and the specification of the external construction materials.
If you wish to change the design of the house then you will need
to submit a new application and, if approval is granted, then again
it will specify any conditions and you will have five years from
the date of consent in which to commence construction. It is important
to remember that new consents do not supersede or invalidate any
existing permissions so you do not harm the value of your plot
by making new applications for a different design.
Lapsed Planning
As stated above, if DPP is not sought within three years of Outline
Approval or construction of the house commenced within five years
of Detailed Consent then the planning permission will lapse.
The fact that a plot has once enjoyed the benefit of planning
permission does not necessarily mean that a new application will
be successful, although you are usually in a more hopeful position
than land with no previous permission at all. As with land without
OPP or DPP we would advise you to seek professional advice before
considering a plot with lapsed permission. A Planning consultant
can, on your behalf, talk to the Planner, inspect the Local Plan
and investigate the previous planning history of the site to
obtain a better appreciation of the likely success of a new application.
Potton
Planning & Building
Regulation Service
As an additional service to its customers, Potton is able to prepare
the necessary drawings and to make an application on your behalf
to your Local Authority for Detailed Planning Permission to build
one of our houses.
Once you are ready to proceed, Potton is also able to make an
application to obtain Building Regulation Approval for your project.