Planning Services FAQ’s
What planning services does Selby Rural offer?
We provide practical planning advice and manage planning applications for farmers, landowners and rural businesses. From the initial idea through to submission, we guide you through every stage of the planning process, ensuring your proposal has the strongest possible chance of success.
What types of planning applications do you specialise in?
Our expertise is in agricultural and rural development, including:
- Agricultural buildings for livestock, grain, machinery and fodder storage
- Slurry stores and lagoons
- Silage clamps
- Agricultural and rural worker dwellings
- Farm diversification projects – we have had experience with Dog Exercise facilities, glamping pods, on farm retailing such as milk vending machines and more.
- Change of use applications – farm building conversion to residential and commercial use.
What is the difference between Full Planning Permission and Permitted Development?
Full Planning Permission requires a formal application to the Local Planning Authority and is assessed against planning policies. This is usually a more expensive application fee (compared to permitted development) and can include, depending on the size and scale of the development, a number of supporting reports. Reports such as BNG (Biodiversity Net Gain) are a common requirement, and the current rules specify that any site over 0.2ha (in Cheshire West and Chester) must have a BNG report.
Other reports, sometimes needed are highways and traffic, waste management, and ammonia screening. Depending on what you want to do will determine what reports are required and we can advise you to put you in the best position possible to secure the consent.
Permitted Development allows certain agricultural developments to proceed through a simplified prior notification process, provided they meet specific criteria. These applications are generally determined within 28 days and sometimes over 56 days depending on the application. Typically, permitted development costs are less, for both planning fees and reporting is usually not required.
We’ will advise which route is most appropriate for your project and discuss any amendments which can then open up a permitted development opportunity for example, which can reduce time and costs.
How do you improve the chances of planning approval?
We only submit applications that we genuinely believe have a realistic chance of being approved. Where necessary, we may recommend amendments to your proposal, such as adjusting the location, reducing the size or altering the design, to better align with planning policy and local authority expectations. Our aim is to present the strongest possible application from the outset.
Do you work with other specialists?
Planning applications often require input from other professionals, so we work closely with architects, ecologists and other specialists to prepare comprehensive, well supported applications. We have developed good working relationships with a number of trusted professionals who we rely on to provide the necessary reports and information to strengthen your application.
We will always provide honest advice, if your proposal is also outside of our field of expertise, we can signpost you to where you can gain more specialist help.
How long does the planning process take?
Timescales vary depending on the type of application and the Local Planning Authority. Permitted Development applications are typically determined within 28 or 56 days. Full Planning applications are officially targeted for 8 weeks, although many councils are currently taking much longer. We will keep you informed throughout the process and provide realistic timescales from the beginning.
How much does planning permission cost?
There are three separate costs associated with a planning application :
- The Local Authority planning fee – this will depend on the type of application and can also be determined on the application floor area, such as the square meterage of the proposed building.
- Our professional fees for preparing and managing the application.
- Any necessary reports – charged in addition, which is confirmed with you prior to commencement.
We will always provide a clear quotation before any work begins and confirm our instructions and costs within a Selby Rural Letter of Engagement. You are asked to sign this prior to us commencing any work.
Where can I find out more?
If you are interested in looking at any potential planning or diversification project, please contact us on 01829423183.