Planning Applications in North Ferriby

East Riding of Yorkshire Council. The village lies within the East Riding, so householder applications, full applications and listed building consent are all determined by that authority under its local plan.

Yes, at the site visit, before you have paid for a drawing set. That is the point of a feasibility view. We would rather lose a fee than take one for an application that was always going to be refused.

No, and nobody honestly can. What we can do is read the policy that applies to your site, design to the tests the officer has to apply, and tell you where the risk sits before you commit. A refusal is usually a predictable outcome, which is why the prediction is worth having early.

It depends on the scheme. On a routine rear extension, generally not. On a substantial remodel, a replacement dwelling, work to older property or a site where something has been refused before, an officer's early written view usually pays for itself.

It varies with the council's workload and the complexity of the enquiry, and it does run in addition to the application period rather than inside it. That is a genuine cost in time, which is why it is only worth using where the answer will actually change the design.

Around eight weeks from validation for a householder application and thirteen for a larger one. The clock starts once the council registers the submission as valid, so a complete application at the first attempt matters more than an early one.

There are two figures. The council application fee is set nationally by type of application, and any pre-application fee is separate. Our fee covers the survey, the drawings, the statements and running the process. Everything is quoted before work starts.

Older parts of the village may be covered, and designation follows a mapped boundary rather than a street name. A check against your specific address is the only reliable answer, and it matters because designation reduces permitted development rights and raises the bar on materials and detailing.

It can, depending on the flood zone the site falls in. Where it applies, the council expects the relevant flood risk information as part of the submission. It rarely prevents a household extension, but it does change what the application has to contain.

The officer weighs the comment against policy. Overlooking, loss of light and an overbearing effect are material considerations. A view, a boundary dispute or a dislike of the design are not. Often the practical answer is a small amendment rather than an argument.

The decision notice sets out the reasons and those reasons are the route back. Most refusals turn on a specific element rather than the principle of extending, so an amended scheme can generally be resubmitted, normally without a further council fee within twelve months.

Yes. They are separate approvals. Planning covers land use and appearance, building regulations cover structure, fire, insulation, ventilation and drainage. We prepare both, and as an architect led design and build practice we also oversee the work on site.