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Q&As
How long should I wait before asking for an update on my planning application?
We applied in December last year (to Kirklees Council in West Yorkshire) for a two story extension to our 1940s wooden bungalow, which includes removing an old concrete sectional garage and replacing it with a two story extension joining the bungalow, as well as recladding and slightly extending a section of the existing bungalow. When the planning officer came out to have a look, the first thing she said was, "Why not knock it down and rebuild?" We had considered this, and it probably would be easier, but we would really like to try and use what's already here. She then said the plan we had designed would be overbearing as it's the first building going up a steep hill and it wouldn't look right, even though within a metre of our bungalow (going up the hill) is a stone house that was built after our bungalow which towers over us. We intend to soften the new extension with landscaping and this has been shown on our application.
It's now the 22nd of April, and we have heard nothing. My questions are: one, would the council be able to reject our application without taking into consideration the landscaping, which I'm sure could be added as a condition on the planning consent? Two, how long is acceptable before we can start asking when a decision will be made?
One Answer
Hi Janet,
Planning departments are backlogged at the moment, with very long delays in some places. It is a very frustrating situation and there is not much you can do to push applications along (believe me, I’ve tried!).
Once the initial 8 week target date has passed, you have the right to appeal directly to the planning inspectorate (a central government agency). Since the planning officer’s comments to you suggest that the council will refuse permission anyway, going straight to appeal might be the best option. Appeals are currently taking 5 to 6 months.
If the landscaping is shown on your plans, then the council should take it into account. As you say, they could also add a condition to any grant of planning permission that you carry out that landscaping, or that you provide more specific information on the landscaping before starting work.
Although I don’t know the specific circumstances of your case, I can say that landscaping alone might not satisfy the council if they think your extensions are oversized or overbearing. There is a strong emphasis on good design in the planning system and it is important that the extensions themselves are proportionate to the house and will not look out of place on the street scene (irrespective of landscaping).
You should speak to the case officer to work out exactly what their concerns are and how they might be resolved. Also take advice from a good architect or planning consultant. If you decide that the case officer is being unfair, you should appeal any refusal to the planning inspectorate. If, on reflection, you think they might have a point, or you are willing to make the changes they suggest, it might be best to consider a revised design for your extensions.
Best of luck with your project plans,
Martin Gaine (Build It’s planning expert)