Is Planning Permission required for Temporary Buildings? Do you need planning permission for a temporary building? Some of our clients have raised this question over several years, believing that temporary structures don’t need planning but unfortunately regulations stipulate that any building (regardless of it’s construction style) has to have planning approval if it’s in situ over a 28-day period. Full stop.
If one fails to apply for planning permission and this is highlighted by a disgruntled neighbour an enforcement order could be set in place by the local authority to remove or re-locate the building immediately (always possible with a modular structure thankfully!). In most instances, it’s usually possible to apply for restrospective planning permission but that’s a much more stressful approach than tackling it head-on in the first instance!
Who is responsible for making the planning application?
The landowner is ultimately responsible for ensuring that planning permission is sought for the building they are purchasing. Some of our clients prefer to enlist the services of a planning consultant or architect whilst others prefer for us to organise this for them. Each and every planning application is different and local policy will vary dependent on the authority you’re dealing with and whether you happen to be in a Conservation Area, Listed Property, AONB etc. It may also be that you bypass your Local Authority and apply directly to a National Park if you’re in one, for National park authorities and the Broads Authority are also planning authorities.
How would we know whether we’re likely to get planning permission?
You can always apply for pre-application advice prior to submitting your full application. It is often a good idea to meet a planning officer for an informal discussion before you submit an application. Some local authorities charge for this service so it’s worth checking first.
If you can, take some time to consider the below points prior to drawing up your application:
- Could there be a negative or positive impact on neighbouring properties and the wider community?
- What is the size, layout, external appearance and height of the building?
- What is the availability of infrastructure such as roads and water supply?
- Is there any impact on parking and traffic? Would the Highways Authority have any reason to object?
- Are your plans in alignment with the local development strategy?
Ultimately the planning officer will be looking to minimise impact of the building or structure on the surrounding area. There are heritage and conservation issues to consider, and your Local Authority will have their own policy to follow and they’ll be checking to ensure that any application for development falls within their local policy framework.
How much does it cost to get planning permission?
If you’re using a professional to carry out this service for you, you’ll have to first pay their fees for the generation of the mandatory drawings (elevations, plans, location and block plans) which can be anything from £500.00 to £700.00. In addition, you’ll have the costs towards the paperwork & submission of the application which may be double that again. (So, it’s worth allocating +£1,000.00 for your agent and more if you need the services of a specialist consultant or supplementary reports such as ecology reports).
On submission to the Local Authority, there are fees due on the application itself which you may then either pay directly (or paid on your behalf by your agent or modular buildings supplier). This is usually calculated from the floor area of the proposed building. The fee calculator can be used as a standalone tool, but it is also a step in the online planning permission application process. You can also download a guide to the fees for planning applications in England.
Will the buildings lifespan on-site affect the outcome of our application?
A smaller lease period could make a difference to the planning perspective, but if it’s a conservation area or National Park there may be other factors which hold more weight than it’s temporary nature. It’s best to be specific about the purpose of a building from the outset and be as clear as possible about the timeframe. If you end up receiving a 5 year approval but you then need the building for a longer period, you can re-apply for planning permission at the end of the current term.
If I choose to undertake the application for planning permission myself?
You can submit your application online using the Government’s planning portal – www.planningportal.gov.uk. Here you can register your application, create a site location plan, attach supporting documents and pay for the application fee.
Plans for simple projects can be drawn up by an Architectural Technician or an architect. They will charge you dependent on the size and complexity of the building. See an example below:
Once you have instructed your architect or technician, and received drawings and site plans you may then submit it directly on the Planning portal.
Some of the more complex applications may require specialist reports ie: ecology, bat surveys, archeological, topographical, aboricultural etc. It’s worth bearing in mind that any new dwellings or holiday homes, irrespective of size, are most likely going to be subject to the CIL infastructure levy which is an additional fee (sometimes of several thousand pounds) payable to the Local Authority.
As always, feel free to pick up the phone and call us should you have any questions relating to the requirement of planning permission on a site of yours and we’ll do our best to assist you!
Until then, enjoy the Autumn!
Copyright © Rotunda Eco Build Ltd.