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To turn plots of land for sale into building plot you need to
gain planning permission.
There are three stages of planning permission for plots of land
for sale:
- Outline planning permission
To obtain this you need to submit a location plan showing the
plots of land for sale boundaries, an outline of the house and
the access to the plots of land for sale. This consent is
subject to agreement to matters such as the style of house and
the building materials (also noted as OPP in many adverts).
Once gained, outline planning permission has a shelf life
of three years.
- Detailed Planning Permission
To obtain this you need to submit a location plan, a site
plan, floor plans and elevations. (also noted as DPP in many
adverts)
Once gained, detailed planning permission has a shelf life
of five years.
The particular type of planning permission granted on plots of
land for sale is what influences the value of the plots of land
for sale, so you can see why it is advantageous to have a working
knowledge of the permissions available.
The planning acts are concerned with whether or not a dwelling
can be built on the building plot at all in a particular locality,
with its appearance and the way in which it will relate to its
surroundings. This control is exercised by the Local Authority, to
which an application has to be submitted to erect any new dwelling
on a building plot.
Members of the public are entitled to appeal to the Minister
for the Environment against any decision of the local authority in
a planning matter. In theory all planning applications are
considered by a committee of councilors who are advised by the
councils professional planning officers, but in practice they
often just rubber stamp the recommendations of the planners for
run of the mill applications.
The planners make their recommendations in accordance with set
criteria after going through set procedures. The way to obtain a
planning consent quickly and easily is to ensure that it meets all
of the established criteria for an approval. This fact is often
forgotten. A planning officer does have the discretion to make
recommendations that are at variance with the planning policy, but
this is unusual. The golden rule is to avoid applications that are
contentious, and to present anything unusual in a non-contentious
way.
Detailed Planning
Detailed or full planning permission is the stage at which
construction on the building plot can start (subject of course to
building regulation approval).
By now the reserved matters would have been agreed with the
local planning authority. These are items for which proposals have
been submitted and agreed with the local planning authority prior
to the end of the outline planning permission consent period, such
as the entry position onto the building plot site from the
highway, visibility splays etc.
Almost all detailed consents are granted subject to a condition
that requires the commencement of the building works within a five
year period from the date that the detailed consent becomes
effective.
Detailed or full planning permission basically means that all
aesthetic aspects of the building are agreed with the local
authority, such as type of roofing tiles/slates, window styles,
brick type/colour etc.
If you purchase a building plot with detailed planning
permission already granted, you should request that the drawings
for the scheme are included within the purchase price of the
building plot, and get written confirmation that you will be
allowed to utilise them at no extra charge from the architect that
designed the dwelling
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