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| plan:planning [2025/12/17 11:55] – Dave Darby | plan:planning [2026/04/15 15:29] (current) – external edit 127.0.0.1 |
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| # Planning permission | This topic is part of [[gt:buildings|Buildings & construction]] and [[gt:gardening|Gardening, smallholding & farming]]. |
| | ====== Planning permission ====== |
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| ## What is planning permission? | ===== What is planning permission? ===== |
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| You can't just build anywhere in the UK - you have to get planning permission from the local planning authority (LPA) to carry out operational development (building, mining or engineering works on or under the ground) and for material changes of use of land or buildings. Whether the change of use is 'material' is a judgment call for the LPA, based on past experience and help from the courts. | You can't just build anywhere in the UK - you have to get planning permission from the local planning authority (LPA) to carry out operational development (building, mining or engineering works on or under the ground) and for material changes of use of land or buildings. Whether the change of use is 'material' is a judgment call for the LPA, based on past experience and help from the courts. |
| </WRAP> | </WRAP> |
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| ### History | ==== History ==== |
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| See our [land reform](/lref/land_reform) [section](/lref/land_reform) for a brief history of land ownership (including land theft) and what we might do about it. | See our [land reform](/lref/land_reform) [section](/lref/land_reform) for a brief history of land ownership (including land theft) and what we might do about it. |
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| ## What are the benefits (and problems) of planning permission? | ===== What are the benefits (and problems) of planning permission? ===== |
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| The planning system exists to stop the countryside becoming covered in commuter, second or retirement homes, increasing development and traffic in the countryside, and leaving less room for agriculture and nature. It's also there to prevent urban areas from merging to form much bigger conurbations, and to protect listed buildings and biodiversity. It has been mostly successful in these aims (with the exception of biodiversity), but in preventing the spread of conventional housing for commuters, retirees or second-homers, it has also stifled the attempts of smallholders to build low-impact homes on their smallholdings, so that they can run small businesses, providing food and other land-based commodities for local markets. It has also blocked those wishing to build low-impact homes on the edge of settlements (but outside the development zone, where land is very expensive), so that they can practise traditional crafts, including processing food and raw materials, and providing services to farmers and smallholders, but with the need for buildings rather than land. | The planning system exists to stop the countryside becoming covered in commuter, second or retirement homes, increasing development and traffic in the countryside, and leaving less room for agriculture and nature. It's also there to prevent urban areas from merging to form much bigger conurbations, and to protect listed buildings and biodiversity. It has been mostly successful in these aims (with the exception of biodiversity), but in preventing the spread of conventional housing for commuters, retirees or second-homers, it has also stifled the attempts of smallholders to build low-impact homes on their smallholdings, so that they can run small businesses, providing food and other land-based commodities for local markets. It has also blocked those wishing to build low-impact homes on the edge of settlements (but outside the development zone, where land is very expensive), so that they can practise traditional crafts, including processing food and raw materials, and providing services to farmers and smallholders, but with the need for buildings rather than land. |
| We believe that both these kinds of 'low-impact development' are in the public interest, in terms of local resilience, food and resource security, access to land, affordable housing and environmental protection. It's up to all of us to convince the planners that this is the case. A major benefit of the planning system is that it's very open to public engagement (see 'influencing the planning system', below). You can see local plans, you can object, go to committee meetings and appeals, become a councillor, comment, get involved. The whole system is very welcoming - unlike many other areas of public life. Problems arise because people don't get involved - which allows the planning system to be used by commercial developers to their advantage. | We believe that both these kinds of 'low-impact development' are in the public interest, in terms of local resilience, food and resource security, access to land, affordable housing and environmental protection. It's up to all of us to convince the planners that this is the case. A major benefit of the planning system is that it's very open to public engagement (see 'influencing the planning system', below). You can see local plans, you can object, go to committee meetings and appeals, become a councillor, comment, get involved. The whole system is very welcoming - unlike many other areas of public life. Problems arise because people don't get involved - which allows the planning system to be used by commercial developers to their advantage. |
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| ### However... | ==== However... ==== |
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| The government recently stated that one of the aims of the planning system should be to help facilitate economic growth - but economic growth is at the [root of all our environmental problems](/stea/steady-state_economics) and therefore far from 'in the public interest'. The low-impact developments mentioned above may not a) contribute much to overall economic growth, or b) be able to compete with developers for land, and so it can be very difficult for them to gain permission. | The government recently stated that one of the aims of the planning system should be to help facilitate economic growth - but economic growth is at the [root of all our environmental problems](pgec:post-growth) and therefore far from 'in the public interest'. The low-impact developments mentioned above may not a) contribute much to overall economic growth, or b) be able to compete with developers for land, and so it can be very difficult for them to gain permission. |
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| But also - because agricultural land is relatively cheap compared to land allocated for development (because you can't build on it), some people who have no interest in farming buy it in order to try to find a way to build a cheap home on it - either by concealment or by hoodwinking planners. Similarly, farmers can get permission for affordable homes for agricultural workers, which end up being sold at a distinctly unaffordable price to people not involved in agriculture at all. These abuses might be rare (one 'concealer' has had to demolish his lavish dwelling-cum-castle), but in its vigilance, the planning system will be obstructing people genuinely wanting to start a new farm business. | But also - because agricultural land is relatively cheap compared to land allocated for development (because you can't build on it), some people who have no interest in farming buy it in order to try to find a way to build a cheap home on it - either by concealment or by hoodwinking planners. Similarly, farmers can get permission for affordable homes for agricultural workers, which end up being sold at a distinctly unaffordable price to people not involved in agriculture at all. These abuses might be rare (one 'concealer' has had to demolish his lavish dwelling-cum-castle), but in its vigilance, the planning system will be obstructing people genuinely wanting to start a new farm business. |
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| ## What can I do? | ===== What can I do? ===== |
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| The principles outlined below are the same for a rural or urban application, and are general to the UK, although there are differences in each country - the biggest one being the '[One Planet Development](http://lammas.org.uk/planning/)' policy in Wales; the [One Planet Council](http://www.oneplanetcouncil.org.uk/) offers advice and support for OPD applications. | The principles outlined below are the same for a rural or urban application, and are general to the UK, although there are differences in each country - the biggest one being the '[One Planet Development](http://lammas.org.uk/planning/)' policy in Wales; the [One Planet Council](http://www.oneplanetcouncil.org.uk/) offers advice and support for OPD applications. |
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| ### Self-build register | ==== Self-build register ==== |
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| Since 2015 local authorities have been obliged to establish a register of potential self-builders (including groups), and a further 2016 Act created an obligation for local authorities to meet the demand of the register in very specific ways - with serviced plots, including roads, drainage etc. within 3 years of registration. Few people are aware of this register though, happily for local authorities (as it will create a lot more work) but unhappily for the government, who are relying on self-builders to do their bit for the housing shortage. We're way behind other developed countries when it comes to self-build. | Since 2015 local authorities have been obliged to establish a register of potential self-builders (including groups), and a further 2016 Act created an obligation for local authorities to meet the demand of the register in very specific ways - with serviced plots, including roads, drainage etc. within 3 years of registration. Few people are aware of this register though, happily for local authorities (as it will create a lot more work) but unhappily for the government, who are relying on self-builders to do their bit for the housing shortage. We're way behind other developed countries when it comes to self-build. |
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| If you're interested in self-build, register [here](http://localselfbuildregister.co.uk/). This could hugely increase the potential for self-build in the UK. | If you're interested in self-build, register [here](http://localselfbuildregister.co.uk/). This could hugely increase the potential for self-build in the UK. |
| ### Pre-application | ==== Pre-application ==== |
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| Choose where you want to live and what kind of home you want to build. Don't choose land that's susceptible to flooding, or in other places that are unlikely to receive planning permission (on top of a hill in a national park?). | Choose where you want to live and what kind of home you want to build. Don't choose land that's susceptible to flooding, or in other places that are unlikely to receive planning permission (on top of a hill in a national park?). |
| Planners will consult, and neighbours will get to know. You can knock on neighbours' doors to inform them. You don't have to ask for support - they'll make up their own minds anyway - but you might gain some respect for doing this, and avoid misunderstandings. Inform the parish council too - talk to them before the planners do. If you get a large number of negative but reasonable responses, be prepared that it might not work. | Planners will consult, and neighbours will get to know. You can knock on neighbours' doors to inform them. You don't have to ask for support - they'll make up their own minds anyway - but you might gain some respect for doing this, and avoid misunderstandings. Inform the parish council too - talk to them before the planners do. If you get a large number of negative but reasonable responses, be prepared that it might not work. |
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| ### Application | ==== Application ==== |
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| The chances of your application succeeding will be greater if it fulfils the relevant criteria outlined in the local plan. Remember that at all times and you won't go far wrong. Any objectors will have to show that it doesn't, and if you ask for letters of support, make sure they show that it does. In the absence of relevant policies, more weight will be given to the individual merits of the proposal. | The chances of your application succeeding will be greater if it fulfils the relevant criteria outlined in the local plan. Remember that at all times and you won't go far wrong. Any objectors will have to show that it doesn't, and if you ask for letters of support, make sure they show that it does. In the absence of relevant policies, more weight will be given to the individual merits of the proposal. |
| [Here](http://lowimpactorg.onyx-sites.io/how-to-get-planning-permission-for-a-rural-off-grid-self-build-home/) is some informal advice from friends of ours who managed to obtain permission for an off-grid, self-build home in the open countryside in Devon. | [Here](http://lowimpactorg.onyx-sites.io/how-to-get-planning-permission-for-a-rural-off-grid-self-build-home/) is some informal advice from friends of ours who managed to obtain permission for an off-grid, self-build home in the open countryside in Devon. |
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| ### Appeal | ==== Appeal ==== |
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| If your planning application is rejected, you can go to [appeal](https://www.gov.uk/appeal-planning-decision). An appeal is actually just a planning application to be considered afresh by a planning inspector on behalf of central government. It can be dealt with through the exchange of written representations or via a hearing or public enquiry conducted by the inspector. All procedures are open to third/interested parties. | If your planning application is rejected, you can go to [appeal](https://www.gov.uk/appeal-planning-decision). An appeal is actually just a planning application to be considered afresh by a planning inspector on behalf of central government. It can be dealt with through the exchange of written representations or via a hearing or public enquiry conducted by the inspector. All procedures are open to third/interested parties. |
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| ### Influencing the planning system | ==== Influencing the planning system ==== |
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| If we want to be able build our own homes - including in the open countryside on working smallholdings - we need to engage with the planners and with the planning system. We need to teach the planners. They don't have evidence that many people want to build their own homes, or live on smallholdings. We need to talk with them and let them know. | If we want to be able build our own homes - including in the open countryside on working smallholdings - we need to engage with the planners and with the planning system. We need to teach the planners. They don't have evidence that many people want to build their own homes, or live on smallholdings. We need to talk with them and let them know. |
| You don't need any 'insider information' when it comes to the planning system. It's very open, everything is there for you if you look, and there is huge potential for influencing it. For example, if we believe that agro-ecology and self-built, off-grid, eco-homes on mixed smallholdings is in the public interest, then let's prove it, and then the planning system has to find ways to allow these things to happen, as long as it doesn't clash with other areas of public interest, like national parks etc. There's lots of scope for learning on both sides (by planners about agro-ecology and eco-smallholdings and by potential self-builders and smallholders about the planning system) and this can only be achieved by engagement. Commercial developers are not shy when it comes to engaging with the planners, and it shows. Now it's our turn. Being fundamentally a political system, it is up to those with socially and environmentally progressive agendas to engage in both plan-making and in decision-taking; that is, in commenting on the merits of planning applications and also submitting proposals which demonstrate genuine sustainability. | You don't need any 'insider information' when it comes to the planning system. It's very open, everything is there for you if you look, and there is huge potential for influencing it. For example, if we believe that agro-ecology and self-built, off-grid, eco-homes on mixed smallholdings is in the public interest, then let's prove it, and then the planning system has to find ways to allow these things to happen, as long as it doesn't clash with other areas of public interest, like national parks etc. There's lots of scope for learning on both sides (by planners about agro-ecology and eco-smallholdings and by potential self-builders and smallholders about the planning system) and this can only be achieved by engagement. Commercial developers are not shy when it comes to engaging with the planners, and it shows. Now it's our turn. Being fundamentally a political system, it is up to those with socially and environmentally progressive agendas to engage in both plan-making and in decision-taking; that is, in commenting on the merits of planning applications and also submitting proposals which demonstrate genuine sustainability. |
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| ## Further resources | ===== Forum ===== |
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| | This topic belongs to the section [[gt:buildings|Buildings & construction]]. You can ask questions or add information on the corresponding [Forum section](https://forum.growingthecommons.org/t/buildings). |
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| | It is also in the section [[gt:gardening|Gardening, smallholding & farming]] (Forum: [Gardening, smallholding & farming](https://forum.growingthecommons.org/t/gardening)). |
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| | ===== Further resources ===== |
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| - [National Custom and Self-build Association](https://nacsba.org.uk/) - mission is to substantially increase the number of people able to build or commission their own home | - [National Custom and Self-build Association](https://nacsba.org.uk/) - mission is to substantially increase the number of people able to build or commission their own home |
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| ## Specialist curators of this topic | ===== Related topics ===== |
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| | - [[buil:building|Low-impact building]] |
| | - [[retf:retrofitting|Retrofitting & refurbishment]] |
| | - [[smho:Smallholding]] |
| | - [[intc:Intentional communities]] |
| | - [[hcoo:Housing co-operatives]] |
| | - [[clts:Community land trusts]] |
| | - [[coho:Cohousing]] |
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| | ===== Specialist curators of this topic ===== |
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