Full or outline planning?

rose28454

My husband and I seperated 2 years ago and I am still in the family home. He is not pressurng me to sell but I have a large mortgage so may have to anyway. But we have quite a large garden and are toying with the idea of applying for planning permission for another house on the land. This would then mean we could sell the plot, hubby could have some of the funds and I could reduce the mortgage to be ble to stay here. However question is should we apply for outline or full planning permission? Dont have much money to play with so wondered if you get as much interest and money for a plot with outline and not full permission?

Richard_Webster

Outline permission is probably sufficient. If you sell the plot the buyers will probably want to design their own house. Getting a full permission will often mean that you have spent more on architect's fees with no greater return in the end.

rose28454

Richard_Webster wrote: »

Outline permission is probably sufficient. If you sell the plot the buyers will probably want to design their own house. Getting a full permission will often mean that you have spent more on architect's fees with no greater return in the end.

Went to the council this morning and the girl we saw said you need just as much information regarding outline as full and it costs the same. She said the law changed in October last year whereby you have to submit almost as uch info to get outline. However I see what you mean about extra fees. My brother has a friend who is and architect who works for him and I willask him to come by and have a look to see if he thinksit is worth us even trying

Thrugelmir

The "profit" on selling the land will be taxable.

As building land it will be worth far more than just being a garden.

So you may not net the amount you expect after tax is paid.

Richard_Webster

On an outline application Planners will want to see how a house could be got on the land to satisfy points about possible overlooking, proximity to other buildings, access etc. Therefore you may have to show some kind of house on a plan with some drawings of what it could look like. This shouldn't need to be too detailed and would be for illustrative purposes only so I guess it would cost far less in architect's fees than for a fully detailed application.

chappers

To be honest a detailed planning app. doesn't really contain much details,. As Richard says proximity to surrounding buildings , window positions , out side appearance , number of rooms etc and of course scale drawings of the elevations ,plans and plot.. Thgese plans require very little detail anyway.
Your council have probably advised you correctly, outline planning is n't really worthwhile unless for a very large project.

planning_officer

chappers wrote: »

To be honest a detailed planning app. doesn't really contain much details,. As Richard says proximity to surrounding buildings , window positions , out side appearance , number of rooms etc and of course scale drawings of the elevations ,plans and plot.. Thgese plans require very little detail anyway.
Your council have probably advised you correctly, outline planning is n't really worthwhile unless for a very large project.

I think you're getting confused - a detailed application IS detailed - it contains every detail regarding the development. You have just described an outline application.

There are 5 detailed matters: layout, scale, appearance, access and landscaping.

rose28454 wrote: »

Went to the council this morning and the girl we saw said you need just as much information regarding outline as full and it costs the same. She said the law changed in October last year whereby you have to submit almost as uch info to get outline.

This information is not particularly accurate - you must have been talking to the office junior! The 5 detailed matters and the amount of info required with an outline application have been the same since 10 August 2006, not October 2008 (or 09), so the planning officer at the Council is entirely incorrect (she's getting mixed up with the permitted development changes, which did occur in Oct 08).

Basically, when you submit an outline application, you can reserve all 5 of these details for consideration at a later stage, or you can just reserve 1, 2, 3 or 4 of them - the choice is yours. You may choose to reserve everything, however you are now required to submit indicative details of some of these matters (not as detailed as a full planning application though). You need to provide an indicative layout for the buildings - so mark that on a site plan; also you need to provide details of indicative heights for the buildings (so if it's one house, stating that it will have an eaves height of 5m and a ridge at 8m is sufficient (no need for detailed plans). Also, an indicative access point is required.

So the amount of information needed for an outline application is still far far less than that required for a full planning application.

Richard_Webster

That's what I was trying to say but Planning_Officer said it much better than I could!