Rules on planning permission: Planning permission: When you need it

Planning permission: How to make a successful application

Gaining planning consent for your new home is a critical part of building or renovating a property. Here’s how you can make a successful submission and take one step closer to bringing your dream home to life

Do I need planning permission for my self build or renovation?

For some homeowners, the road to gaining planning consent is confusing to navigate. Many people are unsure exactly what home improvements require planning permission in the first place. According to data from Toolstation, 56% of homeowners believe consent is needed to build a single-storey extension, while 42% think they would need to make a planning application to construct a conservatory. In fact, in the majority of cases, planning consent isn’t required for these projects.

It’s true that most, but not all, major building works require planning permission, including self builds, some renovations and sizeable extensions. Minor external changes to a property and internal alterations are usually exempt, and numerous projects, including some single- and double-storey extensions, loft conversions and the erection of outbuildings, can be carried out under what’s known as permitted development (PD). But if you’re building a property from scratch, you can safely assume that you’ll need to obtain full planning approval to create your dream home.

If you’ve already found the perfect plot, the first thing to consider is whether the principle to build a new dwelling on this site has already been founded. “If you’re going down the route of buying a plot that already has outline planning permission to develop a new house, the principle to build has been established,” says Carl Huntley, managing director of Base Architecture + Design. “The key thing to do then is to get hold of the planning application documentation and the approval so you can understand what the conditions surrounding the build are. ”

Many people are confused as to what renovations require planning permission. Image: ronstik / Shutterstock

For would-be self builders considering a plot without outline planning consent already attached, the process is more complex. “An in-principle application will need to be put forward on that piece of land, and there will be quite a few issues that bubble up. Ecology, drainage, highways and the notion of building itself will all need to be addressed,” says Carl.

If you fall into the latter camp, examining the council’s Local Plan is often a good place to start. “Look to see if the Local Authority has a design guide, as these can often give prescribed minimum separation distances to consider, which will ensure the plot is sufficient in size,” says Arron Breedon, planning director at Clear Architects. “It’s also worth checking the nationally described space standard for internal dimensions requirements and Local Plan policies for minimum external space standards. ”

Other factors to consider will be restrictions regarding privacy and whether your plot is situated within a designated zone such as the Green Belt or a Conservation Area – but more on this later.

Outline and detailed planning permission

As a first step, it’s useful to understand the difference between outline and detailed planning consent. Outline consent is simply a declaration that establishes the principle of what can be built on the site, covering basic elements such as the layout of the property and its scale. However, detailed or full planning permission (also known as planning approval) is required to actually build the house. This covers aspects such as the design of the dwelling, materials, layout, access, parking and drainage setup.

When it comes to carrying out site surveys and creating the drawings that will support your application, you’ll need to bring in an architect or professional designer to coordinate the process for you. Need help managing your project? Check out the full guide.

Many self builders and renovators choose to hand the planning application over to their chosen professional entirely, as they will be better placed to understand the intricacies of local planning policy and present a well-considered application based on that. You can find a RIBA-chartered architect in your area here.

Enlist an architect or designer to create documents for your application. Image: Akira Kaelyn / Shutterstock

“You need a topographical survey to show the extent of the site and the levels that sit on the land so drainage can be calculated,” says Carl. A Flood Risk Assessment, Transport and Accessibility Justification and acoustic surveys may also be required.

“If there are trees on site, whether they have a Tree Preservation Order on them or are within close proximity to the project, an Arboricultural Report may be necessary,” says Jen Morrison, an architect at DMW Architects. “Biodiversity and ecology may also be important, depending on the site. A phase 1 biodiversity survey will be required, undertaken by an ecologist, to assess the plot for protected species. Further assessments may be required if any protected species, such as bats, badgers, newts etc are detected.”

Your architect should be able to act as a lead consultant to coordinate all the necessary professionals to carry out the surveys. In order to put together the application for you, his or her fees will vary depending on the complexity of the site, the brief and the design the client wants to achieve. “For a normal four or five-bedroom home, the drawings for a detailed planning application could cost anywhere between £2,000 and £4,000, depending on the level of design the client is looking for,” says Carl.

How to make a planning application

Your planning submission can be made to your local district, borough or city council. The simplest way to submit the application is online, via the government’s Planning Portal.

You’ll need to fill out a form with all the required information about your project, supply drawings and any additional reports associated with your application. You can browse the list of necessary documents on the Planning Portal.

A fee is also required to make a planning application, which varies depending on where you are in the UK. In England, the cost to submit a planning application for a new dwelling currently stands at £462 – a guide to the fee structure can be accessed here.

If you’re making improvements to an existing property, applying for permission to build an extension (in England) costs £206. Applying for consent to build an extension would cost £230 in Wales and £300 in Scotland.

However, Housing Secretary Michael Gove’s Levelling-up and Regeneration Bill, which is on the brink of being passed, is likely to shake up the planning system in the near future. Some of the bill’s impending reforms have already been made public, including the introduction of the so-called ‘Street Votes’ system, which will allow residents to vote on local developments that could affect their area.

This could make the planning application process somewhat more involved for homeowners. Proponents of the initiative argue that it will hand control of development back to local communities, while critics say the system could hinder development and exacerbate the UK’s backlog of new homes.

Planning restrictions for self build homes

There’s a myriad of restrictions to be aware of if you’re building a new home, perhaps most notably those relating to protected areas such as the Green Belt, Conservation Areas (CA) or Areas of Outstanding Natural Beauty (AONB). Close proximity to listed buildings may also influence the scope of what you’re able to achieve.

“If you’re building in a CA, good design and materials are everything,” says Arron. “The right architecture practice with planning expertise will bring forward a model that relates to its surroundings without necessarily copying.” According to Arron, imitating the surrounding architecture is not always the best way forward. “This strategy only maintains a CA, while good quality design that relates to its surroundings can enhance the zone and is popular with planners.”

Building in a Green Belt area is potentially more problematic, as you’ll have to prove that you’re not causing harm to the protected zone. Each designated area will have its own set of policies attached to it, which you’ll need to reference in your planning application. However, if your proposal will not benefit the protected land then the local authority will be obliged to refuse your application.

While building on Green Belt is challenging in terms of planning, it’s not necessarily impossible. Paragraph 79 (formerly known as Paragraph 55, until July 2018) is a special clause in national planning policy under which houses of excellent design can be built in areas of open countryside. According to this part of the National Planning Policy Framework (NPPF), homes of “exceptional quality or innovative nature of the design” can be erected on countryside plots that would otherwise be considered unsuitable for development.

However, this route to obtaining consent doesn’t come without challenges, as the design scheme will need to be outstanding. According to the guidelines, it should also enhance the immediate surroundings and respond sensitively to the defining qualities of the surrounding area.

Nearby listed properties are another factor to be aware of when making your planning application. “Building within the curtilage of a listed dwelling will also require listed building consent, an application that runs alongside your planning application,” says Jen. “Sometimes the support of a heritage consultant can be invaluable here, especially when dealing with tricky conservation officers.”

Castlefield is an inner city conservation area in Manchester. Image: Ugis Riba / Shutterstock

Planning restrictions for renovations

Depending on the key goals of your refurb, there’s a lot that can be achieved under permitted development rights, without the need to apply for formal planning consent. A good architect will be able to help you maximise these allowances. However, for peace of mind, it’s still worth obtaining a Lawful Development Certificate before you make any changes to the house, just to ensure the works are legal.

If you’re planning to enlarge your home as part of the renovation, it’s worth knowing that a variety of extensions (single- and multiple-storey) and conversion projects (including lofts) fall under PD allowances, too. Homeowners in England are able to extend to the rear of their houses by up to eight metres for detached houses and six metres for all other permanent homes.

Exceptions to PD guidelines apply if your house is listed or situated within a designated zone, such as a Conservation Area or an Area of Outstanding Natural Beauty. If your home falls into any of these categories, you’ll need to make a full planning application for the renovation works. Designs that are more dramatic externally have a greater risk of being refused by the local authority. In order to keep things simple, one option would be to try and keep the exterior style of the house in keeping with that of the existing property and make the bulk of your changes to the interior (which won’t require planning consent).

Remember, alterations to listed buildings will also require listed building consent – in addition to planning approval. The support of a specialist heritage buildings consultant can be invaluable when making an application for alterations to a listed property.

Before submitting your scheme to the local council, see if any similar projects (renovations, extensions or basement and loft conversions) have been carried out on your street. These could provide a precedent to support your application. But remember, they will need to have been approved under current planning law.

READ MORE: How to renovate an old house – a beginner’s guide to fixer-uppers

Getting pre-application advice from your local council

Seeking pre-application (or pre-app) advice is a good way to test the waters with your local planning department before submitting a formal application. One of the key benefits of the pre-app process is that it is private – so anyone can do a pre-app before they commit to buying a piece of land or property without the existing landowner knowing.

Individual councils will determine the level of detail that you’re required to submit for pre-app advice, plus set the cost of the consultation and how long it takes to get feedback.

For smaller projects such as extensions and alterations to existing homes, you can sometimes book free pre-application consultations, however, for larger projects (including self builds) a fee is usually involved. This varies from council to council but is usually in the region of £50-£200 for a meeting and follow-up letter. However, in complex cases, this can amount to more than the £462 that’s paid for the formal planning application itself.

While obtaining pre-app advice is not essential, it can be extremely helpful in putting together a design that is more favourably received by the local authority. “If you’re about to spend your life savings on a dream home, it’s vital to get it right. The cost of putting together a planning application can appear high to some, but this money is well spent as it will inform the quality of the proposal,” says Arron from Clear Architects.

Essentially, the process involves submitting details of your proposed scheme to the local council. They will then be able to provide feedback that highlights any possible areas of concern. “Officers often see the pre-application as a proactive step, and take it into account during the planning process,” says Jen. “But remember it is informal. Even if the planning officer is initially supportive during pre-app, there may be other issues and concerns raised later on that could throw a spanner in the works.”

The Party Wall Act and winning over the neighbours

Be sure to keep neighbours informed when you undertake building works on your property. Image: 1000 words / Shutterstock

Getting your neighbours on side can be a key part of the planning process. “Most objections come forward when people aren’t aware of what is being proposed,” says Arron. Therefore, it pays dividends to keep your neighbours informed from the start as to what you’re planning. Keep the lines of communication open and be clear about the scope of your project, as well as the impact it may have on them.

“Be approachable and make time to answer any questions they may have in order to avoid conflict. Often it’s the little things that make a big difference, such as contractors’ vans being parked inconsiderately or starting work on site too early – especially at the weekend!” says Arron.

Maintaining a good relationship with your neighbours is particularly important in cases where shared boundaries are involved. Depending on your scheme, you may need to bring in a Party Wall Surveyor. “The Party Wall Act is there to protect both you and your neighbour(s),” says Jen. “Therefore, having the relevant professional involved is essential when there are shared boundaries, and the neighbour is concerned any proposals will physically affect their property.”

How to deal with planning rejections

Planning decisions should be made in accordance with local development policy, however, if your proposal is rejected by the local authority, they must provide reasons why.

“Hopefully, you’ll avoid this situation if your architect is making regular check-ins with the planner to direct the application as best as possible,” says Arron. “It’s imperative to highlight how the proposal complies with the council’s policies and standards from the start, as this greatly enhances the chances of success at the application stage.”

You or your architect can discuss the details of the refusal with the relevant planning officer to ascertain whether there’s any other route forward, or if a fresh design approach will be required.

If there are sufficient grounds, you may be able to appeal the decision. In this instance, the case will be taken out of the local authority’s hands and handed over to an independent government inspector. “This strategy is worth considering,” says Arron. “It’ll take a little longer to obtain a final decision but can help circumnavigate a council that’s not on the same page.”

If you end up making a fresh application, bringing in a specialist planning consultant could be a wise move. They will be able to address some of the policy issues and demonstrate accordance in any subsequent submissions. “Remember, the next application will be free if it’s within 12 months of the previous refusal,” says Jen.

Planning law is a vast and intricate subject, and it’s worth bearing in mind that local development policy varies significantly from area to area. Unsurprisingly then, different regions have different approval rates for planning applications.

According to data gathered by Toolstation, who submitted FOI requests to councils across the UK, Lincoln in the East Midlands has the highest success rate. 96% of planning requests were approved in the city for the period between 2020 and 2022. Edinburgh came in a close second with a 95% approval rate, and 94% of requests in Salford, Manchester, Nottingham, Norwich and Derby were granted.

Lincoln has the highest planning permission success rate in the UK. Image: Gerry Burrows / Shutterstock

Meanwhile, aspiring self builders and renovators in other areas of the country weren’t quite so fortunate. 22% of planning requests were declined in Swansea in the same time window, while Luton (21%) and Burnley (18%) both had significant rejection rates too. Some of the most common reasons behind these unsuccessful applications were:

The work involved a listed property

The property was located in a protected area

The building would overlook a neighbouring property

The building would restrict the light of a neighbouring property

The work would impact local trees.

While the road to gaining planning consent can feel arduous, success is within your grasp if you’re armed with the right information. Getting a firm grip on the basics and your local area’s planning policy from the outset of your project should enable you to navigate the process effectively. Don’t be afraid to bring experts on board to help out where needed, too.

READ MORE: How to build your own house: A self build beginner’s guide

Featured image: 25fps / Shutterstock

Browse the self build A-Z:

Buying land to build on: a beginner’s guide

Flat-pack tiny homes you can build in a flash

Glass doors and window styles: glazing options for your self build

Hempcrete, bamboo and cob: 9 eco home building materials that are better than concrete

How I built my dream home for just a few thousand pounds

How to build a house with integrated smart home tech

How to buy property at auction

How to design your own home

How to find the perfect self build plot

How to make a successful planning application

How to project manage your self build

Inspiring self built homes on a budget

Passive houses around the world that cost nothing to run

Self build mortgages: What do you need to know?

Step inside this modern self build on the Welsh coast

The world’s most incredible self built homes

This couple built their tiny house on wheels for just $15k

This incredible eco-home was built in only 3 days

We built our dream home in our back garden

What it’s really like to live in a Grand Designs house

Which self build structural system should I choose?

5 ways to finance your self build home

7 stylish ways to design your interior floor plan

8 ways to get the best from your builder

10 amazing package homes that take the graft out of self build

10 questions you should always ask your architect before starting a project

Planning permission explained by experts

Join our newsletter

Get the best home decor ideas, DIY advice and project inspiration straight to your inbox!

Thank you for signing up to Realhomes. You will receive a verification email shortly.

There was a problem. Please refresh the page and try again.

By submitting your information you agree to the Terms & Conditions and Privacy Policy and are aged 16 or over.

Planning permission, also known as planning consent, is the formal permission from a local authority for the erection or alteration of a building. Planning permission is something you’ll almost certainly need if you’re considering a major project – and may need if you’re planning an extension or dramatic house renovation. It is also required for a change of use of buildings or land. Here, we take you through the essentials of planning permission.

So, if you’re extending a house or approaching a house renovation find out everything you need to know about planning permission.

Planning permission vs permitted development

As we have mentioned, planning permission is essentially agreement from your local council that you can undertake certain work. It is in place to make sure that the work that people undertake is in line with the area they live in, doesn’t cause damage to the local area, things of historic importance or negatively impact neighbours. Let’s face it, none of us would be overly enamoured if our neighbours built a huge and unsightly extension that overlooked our house.

Conversely, work can also fall under what is called ‘Permitted Development’. This is a scheme set out by the government to make development to homes or buildings simpler. It essentially sets out criteria for work that can be carried out without permission and was recently expanded as outlined below.

Do I need planning permission?

As you will see, there are a lot of detailed rules and so it is essential to check first with your local council first because there are certain nuances that can mean permission is needed and they vary from authority to authority. If you don’t think planning permission is needed but you want to check, then it is worth a quick chat with your local planning officer; you can find their details on your Local Authority website. If they won’t chat to you for free you can always book a meeting with them. These start at around £150 and if it is a simple request then you should only need one meeting. It is important to note that local authorities are likely still wrangling with the new rules which could add additional complexity if you are trying to take the permitted development route.

It is always worth checking with your local council to find out whether you need planning permission for your project, be that a kitchen extension or increasing your garage space, and what is likely to be accepted because rules change locally and differ between different areas of the UK. You can also double-check the government’s planning portal to see restrictions. It is important to note that it is your responsibility to apply for planning permission (or not) before work starts and you can be fined or even made to undo the work if you don’t have the correct permissions so make sure you’re clear on what your local authority requires.

What doesn’t need planning permission?

So, what can fall under permitted development rather than need planning permission?

If you’re planning a house extension, it is possible that you could do this under the permitted development rules. Permitted development for extensions can include:

Garage conversions that are internal and don’t enlarge the building are also covered (but not where you are changing a detached garage into a living space as this could be construed as building a new dwelling)
Loft conversions (subject to certain criteria)
Building a new storey or flat onto your property

However, flats and maisonettes do not fall under PD, so planning permission is required. Planning permission is also more likely to be required in conservation areas, National Parks and Areas of Outstanding Natural Beauty, but not in the Green Belt.

How much does planning permission cost?

Planning permission application fees vary depending on the nature of the application – you can use the government’s planning fee calculator to get an idea of what you’ll need to budget. Welsh authorities have a different fee schedule, and applications for listed buildings or those in conservation areas don’t incur a fee.

How to apply for planning permission

You’ll need planning permission for significant extension and remodelling projects, and you can apply for planning permission either through your local authority or online through the planning portal. Usually, your local authority will have a guide on how to prepare a valid application so it is always worth checking their site. Ordinarily, an application needs three main things in order to submit it:

Planning permission forms: these are managed centrally by the planning portal and cost £60 to apply online but each local authority will have guidance on how to fill these in.
Plans and drawings: again, these will differ depending on the work you want to do but normally you will need a site plan (a plan that shows the development in relation to the boundaries and existing on-site buildings), a location plan (showing the location of the development site in the context of the surrounding area), existing and proposed floor and roof plans, and existing and proposed elevations (plans showing the front, back and side of the house from the outside).
Supporting documents: these can vary significantly and can include things such as bat surveys, structural surveys, flood risk assessments and sunlight assessments and so it is always best to check your local authority website for a list of requirements in your area.

You can check your local planning portal to see whether your property has been through planning before, this is a useful check as prior applications can be a guide to indicate what may or may not be approved.

How long does it take to get planning permission?

Local authorities will usually advise of a target determination date when validating your application. For small-scale projects, they normally aim for eight weeks from validation to decision.

(Image credit: Alison Hammond)

How long does planning permission last?

As a general rule, and unless stated otherwise in the letter notifying you of the decision, three years. This means that you should start work within that three-year window, or you will need to re-apply.

If your planning consent is about to expire, you do have options. You can make what is known as a material start to the project, as you only need to start rather than finish the project within three years. There aren’t hard and fast rules as to what a material start is and it depends on the work that has been approved; for example if you are starting a loft extension (which you may be able to do under permitted development) then you could start the project by adding in a Velux window. If you are starting an extension, it’s usually assumed to be where you submit a Building Control application to dig and pour the foundations. An inspection by Building Control will prove the start date of the build.

You can also let your application lapse and apply again but there is no guarantee you will get approval this time.

If you’re lucky to receive an approval for your planning application, be  sure to make note of the conditions attached, as they are just as important. Most approved applications come  with notes, such as requiring the local authority to approve the exterior materials before commencement of work, or perhaps having sign off on  a landscaping scheme.

You’ll need  to formally apply to discharge these conditions and receive a letter to confirm so, as failure to do this will invalidate your approval.

‘First, it’s important to try to understand exactly why the planning application was rejected,’ says architect Hugo Tugman. ‘The proposals may be largely acceptable, but simply contain a detail that the local authority can’t approve, in which case resubmitting a new application that has been amended accordingly should be enough to get the permission that you require.

‘It may, however, be that what you are proposing is fundamentally outside the planning policy or guidance the planners are working with. If that is the case, you really need to understand what these policies are and redesign so that your scheme falls within these parameters.

‘The third possibility is that you feel your scheme was within the policy guidance, but the planning department has made an unreasonable interpretation of the rules and refused it. In this final case it may well be worth going to an appeal, where an inspector (not local authority) makes an independent assessment of whether policy has been applied correctly and reasonably.’

Generally, if you wish to appeal, you have 12 weeks to appeal from the date on the decision letter that you got from your local planning authority. There is no fee for appealing.

What if the planning application is turned down?

Generally, if you wish to appeal, you have 12 weeks to appeal from the date on the decision letter that you got from your local planning authority. There is no fee for appealing.

What are Section 106 agreements?

These are legal agreements that run alongside some planning applications. They allow local authorities to secure monetary contributions to offset the impact of the proposal or control restrictions on the planning consent being sought. Normally, Section 106 agreements are reserved for larger applications, however, some local authorities are now using them to secure affordable housing contributions for developments of single plots, so it’s worth checking the local policy.

Will a tree preservation order be a problem?

It would be advisable to contact the council to ascertain whether the tree has a preservation order on it. If you are in a conservation area, you will also need to get special consent.

5 more key notes on planning permission

Most planning decisions should take no longer than eight weeks from the point of application.
The objections of neighbours and local people may well not have any impact on the final decision.
If you think you are going to get a refusal, you can withdraw your application at any time up to the day itself, and resubmit free of charge.
You can submit an infinite number of planning applications on any one site — and choose which to use, as long as it is current.
You can make an application on any piece of land in the country, without having to own it

Planning permission not needed? Apply for a Lawful Development Certificate

If you are certain that your project does not need planning permission, but want to be able to prove it is lawful in future – perhaps when you’re moving house – it is worth applying to your local authority for a certificate of lawful development.

An application needs to be submitted to your local authority. The forms are typically the same across all local authorities and can be accessed, completed and uploaded via planningportal.co.uk.

You will need to submit scaled plans of your proposal and a location plan based on an up-to-date ordnance survey map.

Don’t forget the other paperwork: building regulations and insurances

Remember that getting planning approval is not the only legislation you need to adhere to. Proposed works will also need to conform to building regulations if they include structural alterations. So repair work won’t need to, but new building work – including extensions – will need to be checked.

You also need to remember that if you are extending your home, it will not be covered by standard buildings insurance. Extensions and extensive renovations are often excluded from buildings insurance if you are altering the structure of your home. You will need specialist site insurance to cover the existing insurance and the new works being carried out until completion.

Architect

Hugo Tugman is an architect with years of experience with private clients for domestic projects. He founded Architect Your Home in 2001 and his book AYH available on Amazon can help guide you through your own home reno project from start to finish.

See our specialist site insurance and renovation insurance products from our sister title Homebuilding & Renovating in association with Self Build Zone

Building permit for a house: how to get it, who issues it

Dachas and country houses

03.02.23

In order not to go to court later

Building permits are no longer issued

We write articles, but Russian laws are changing. Since 2018, it is no longer necessary to obtain a permit for the construction of a private house. Now you need to submit and receive notifications. This applies to garden houses and IZHS.

The article still has a lot of useful information about site preparation, urban planning standards, and address assignment. All this is relevant, only the formalities have changed. If you are planning to build a house, be sure to read.

My brother Oleg received a 15 acre plot near Belgorod under the regional program.

Sergey Antonov

helped his brother start building a house

Author profile

He wanted to build a house on it right away, but it turned out that first he had to collect a bunch of documents and get permission from the local administration.

You can’t just come to officials and ask for permission. First, you need to check the status of the site, get the address and cadastral extract, draw a project and a site plan. For reliability, before the start of construction, it is worth conducting geological surveys. I’ll tell you how my brother did it all.

How to do it right

According to the law, it is impossible to build a house just like that. Without documents, it will not be possible to register it, which means it cannot be sold, exchanged, donated or left as an inheritance.

But in fact, if you line up on your site, you can legalize an already finished house through the court. According to the civil code, it is possible to recognize the right of ownership of an unauthorized building if it complies with all standards.

Art. 222 GK

But suddenly it turns out that the neighbor is against the fact that the house is close to his fence? Or a central cable passes through the site and earthworks are prohibited. Then the building will be declared illegal, the house will be required to be demolished, and the owner will pay a fine. Therefore, it is safer to do everything as expected.

Extract from the register

According to the law, a private house can only be built on land that is intended for individual residential development or for personal subsidiary plots. In the documents for the land, there should be exactly such a designation of the site – officially. If you yourself think that the land is suitable for building a house, this is not enough. Maybe you bought land for a house, but it turns out that you can’t build there. For example, there may be problems with garden and summer cottages.

The type of permitted use of the land plot can be found in the extract from the Unified State Register of Real Estate on the main characteristics and registered rights. An extract is received through public services, online services of Rosreestr or at the MFC. She’s worth 290 R.

How to get an extract from the USRN

If there is a certificate of registration for the plot, then the type of permitted use of the land is indicated there.

Until 2013, land owners were issued such certificates of registration of rights, they also indicate the type of permitted use of the land. Now the ownership of the land is confirmed by an extract from the USRN, it also indicates the type of permitted use. businesses, airports, cemeteries and landfills.

RF GD “On the Procedure for Establishing Security Zones for Electric Grid Facilities and Special Conditions for the Use of Land Plots Located Within the Boundaries of Such Zones”

Each region has its own rules and laws, which detail the distance from which objects construction is prohibited. There is a sanitary or security zone at gas stations and car washes, and even near power lines.

It is difficult to understand the intricacies of local land legislation on your own, and if there is a suspicion that the site is located in such a zone, then it is better to contact the local land committee or survey center, where there are specialists with the necessary bases and cadastral plans.

So what? 11/02/22

The construction of houses near power lines no longer needs to be coordinated directly with power engineers

My brother received a plot specifically for individual construction in an actually open field, so he had no problems. But there are cases when people buy plots in a large free area, and then it turns out that this is a water protection zone. And although the purpose of the site is suitable, it is not allowed to build houses there. Families are left with unnecessary land, loans and no money.

Geotechnical survey

Groundwater and soil conditions can complicate construction. If you build a house on bad soil, then cracks will go along the walls, and the foundation and basement will be heated. To prevent this from happening, it is advisable to conduct engineering and geological surveys.

There are many companies that do this. Specialists will come to the site, drill wells at the site of future construction, and take soil samples. As a result, they will prepare a report on several dozen pages, in which there will be different schemes and graphs that are understandable only to other specialists. You can ask surveyors to verbally explain whether it is possible to start construction.

How to make a pile foundation for a private house

If there is absolutely no money for specialists, you should talk to your neighbors: sometimes an old-timer’s advice is more useful than an expert’s opinion. The owner, who built the house himself and has lived in it for many years, knows all the features of the soil on the site and will tell you how deep the foundation and basement should be.

The Belgorod company that my brother found asked for 65,000 R for his work. Since the money was tight, he decided not to do geological surveys and rely on chance. Construction is still going on, cracks are not yet visible. The brother hopes that he will be lucky: he has a plot without a slope, dense soil, and groundwater is deep. But he does not advise you to do this: rework will cost more than research.

In two years, my brother installed walls and roofing

Address and cadastral statement

How to assign an address. The street where my brother is building a house only existed on paper, so he had to get the address himself. The local administration assigned a number to the future house, and Oleg was given a resolution that the site was located at an address with a specific street name and house number.

You will have to get the address even if the street exists and there are houses with numbers on it. For example, if a large area is divided into two: then one of them will have a new address. Sometimes it takes several months to complete the paperwork.

How to get a cadastral extract. Each land plot has its own cadastral number. In fact, this is the address of the site, but recorded with a special code in the common database. Knowing the cadastral number, on the website of Rosreestr you can see where the site is located, on what category of land, what area it is. A building permit can only be obtained for a plot that has a cadastral number confirmed by a cadastral extract.

Public cadastral map

The brother received the cadastral extract at the local MFC . Attached to the application is a copy of the certificate of registration of ownership and a document on the assignment of the address.

If the future house does not have an address, the administration will assign it. The cadastral extract is similar to an extract from the USRN, but these are different documents. Do not confuse

Project and site plan

A project is a drawing of your future home with a floor plan.

You will build according to the project. In order for you to be allowed to build, the project must be competent from an engineering point of view. The house that you have in mind should not threaten others and you.

A simple project from an engineering or architectural firm will cost 20,000-30,000 RUR. There is no upper price limit. You can draw a project yourself or take a ready-made one on the Internet. In addition, the project can be done for free by the company that will take care of your construction – there are many options for saving.

How I built a country house near Petersburg

A site plan is a drawing of a plot with a house located on it. The brother drew the plan himself, because he graduated from a construction university. But still, I had to check the documents so as not to miss any of the requirements. Here are some of them:

The distance between neighboring houses, if they are made of wood, must be at least 15 m; if made of brick – 6 m.
The distance from the house to the outbuildings must be at least 4 m.
Gas pipes must not run through the entire house.
Each bedroom must have at least one window.

SNiP for residential buildings

Obtain permission

In Belgorod, a building permit is issued by the local department of architecture. To get permission, the brother wrote an application. They asked him to attach a project and a situational plan, a copy of the cadastral extract and a copy of the land ownership certificate.

Even if the application is accepted, but the permit is not issued, they must write down the reasons for the refusal.

The town planning plan indicated where the site was located, its area and size.

According to the law, construction can only be started if a building permit is in hand

The plan contains the main requirements of federal and local legislation that must be observed during construction:

It took Oleg three months to complete all the paperwork for obtaining a permit. But this may take a long time. I know of a case where it took four months just to get an address. And it also happens that you need to carry out land surveying or draw boundaries on the city plan. It seems that it remains to receive one certificate, but in fact it turns out that everything is just beginning. Sometimes even the laws have time to change while the permit is being issued.

How to make a survey of a land plot

Remember

Check the purpose of the plot in the certificate of ownership or extract from the USRN.
If you suspect that the site is located in an area not suitable for construction, contact the land committee.
If you are preparing the project yourself, follow the SNiPs and regional regulations.
Store documents, plans and projects. After construction, it will be necessary to register the ownership of the house and conduct communications. All of these documents will come in handy.
If you order drawings and plans from contractors, keep the contracts. Suddenly it turns out that they did not comply with the norms and now you will not be connected to the gas – the contract will come in handy.

Procedure for obtaining a permit for the construction of a garden house or an individual residential house

May 26, 2020

Notification of the planned construction of a garden house or an individual residential house

Notification procedure instead of a building permit

Until August 3, 2018, when building an individual residential building, it was necessary to obtain a building permit. The owner of the land plot applied for a building permit and attached the following documents to the application:

– Town-planning plan of the land plot;

– An extract from the USRN or a certificate of ownership of a land plot;
– Scheme of the planning organization of the land plot.

After 10 days, the owner received a permit to build a house and could legally start building a house.

From August 3, 2018, changes were made to the Town Planning Code of the Russian Federation, according to which it is not required to obtain a permit for the construction / reconstruction of an individual residential building, garden house.

Instead, a new article 51.1 was introduced into the Town Planning Code of the Russian Federation, according to which, before the start of construction, the owner, tenant of the land plot is obliged to notify the Administration about the planned construction.

Types of objects subject to the notification procedure

The following types of real estate objects are subject to the notification procedure:

– individual residential building;

– garden house.

Notify the Administration about the construction of such auxiliary buildings as a bathhouse, a garage, a shed is not required.

If the developer has already received a permit for the construction of a residential building before 08/03/2018, then it is also not required to notify the Administration about the start of construction.

Important : Construction can only be carried out on a demarcated land plot. Therefore, before submitting a notice of planned construction, make sure that the land to be built is demarcated.

Required documents for the notification of the planned construction

In accordance with Article 51.1 of the Town Planning Code of the Russian Federation, the following must be attached to the notification of the planned construction: . For example, a contract of sale, donation, an act of granting a plot, etc.

– power of attorney of the representative, in the event that it is not the owner of the land that signs and submits the notice of the planned construction.

How to submit a notification

After collecting the necessary documents and filling out the notification form, you must submit a notification with the attached documents to the Administration.

The term for consideration by the Administration of a notice of planned construction is 7 working days from the date of receipt of the notice.