04-05-2025
How to outwit the Nimbys and the council to build your dream extension
When Satish Jassal, a London-based architect, gained planning permission for a three-bedroom house on a sliver of land in Bermondsey, locals were shocked.
The site was a former garage in a conservation area, overlooked by houses in every direction. The application, Jassal admits, was on the cusp of what is permitted, and could have gone either way.
'I didn't know if it would be allowed, but I worked at convincing the planners that we'd leave the site looking better than when we found it,' he says. 'Planning law is open to interpretation by individual planning officers, so if I think a project has a chance, I'll give it a go.'
The planning process in Britain is supposed to be getting easier, and Angela Rayner, the Deputy Prime Minister, has promised to crack down on 'Nimby councils' who are averse to development.
Yet, according to Jassal, the reality is that architects and planning consultants are having to work harder than ever to get extensions and self-builds over the line, with councils requiring extra documentation and reports.
Chris Menear, a planning expert and founder of the Cornwall Planning Group, agrees that the system has become more complex, with local politics influencing outcomes even more than before.
'Nimbyism is more prevalent than ever,' he says. According to government data, 10pc to 15pc of householder planning applications are rejected each year, but 20pc of Menear's projects now end up at appeal.
Still, the planning process is designed to be democratic, Jassal points out; he's bullish that if you engage with it fully you can beat the Nimbys and win over the planners. Neighbours around his south London project managed to delay the project by more than a year and forced changes to the design, yet he still got his house built.
'The whole planning process is structured so local people have a say, which I don't think is a bad thing,' he says. 'We engaged and made concessions, lowering the building as a way of compromising.'
A good architect should be able to meet everyone's requirements, from the planning department to the neighbours and, of course, the client, he continues. 'It can take time, but it's worth pushing the boundaries to build something that is a value-add to the area.'
Telegraph Money asked the experts and people who have got dream projects over the line how they did it.
Get your head around the rules
While the Government sets national planning policies, planning rules and regulations can be adapted by local councils. It's helpful to swot up on the specific local rules before you get your heart set on an extension or new build, Jassal says.
Applications commonly get refused when a site is in a flood zone, too small or too close to other buildings, or if there's no precedent. There are other rules to look out for, such as how an extension or new build must meet 'set back requirements', which specify how far buildings must be from boundaries, streets and other structures. They usually must have access to infrastructure such as water and sewage.
The design must also meet local stipulations for height of buildings and total floor area of structures.
Have a clear vision for your project
If you can articulate what you want to achieve from your project – not just personally, but for the local built environment – you'll have more chance convincing the planners. It will also be easier for an architect to interpret your vision into a design, says Tom Robinson, an architect based in Glasgow, who has recently gained approval for two projects he considered to be 'grey' in terms of planning.
Design policies allow for interpretation, which means you don't have to do exactly what your neighbour did, he says. He recommends studying the local vernacular and researching recent projects that have been granted permission, and incorporating eco-friendly features can also help get permission.
'If your design uses local materials and local forms, and aims to create a sustainable building that feels at home in the landscape, you're bringing the planners along with you,' he says.
Arrange a pre-planning meeting
These are informal consultations between a property owner or architect and local planning authorities, held before submitting a formal planning application. Sara Mungeam, a developer andproperty influencer, recommends arranging a pre-planning meeting – you can book one before you've instructed an architect or even bought the property. The purpose is to get initial feedback and understand any potential issues or concerns. It's also an opportunity to clarify regulations and local policies that may affect your project.
A pre-planning meeting is always a good idea, says Jassal; he'll often take along several possible plans to gauge what planners consider reasonable. 'It's confidential at this stage; if you go for something a bit large, they'll tell you to cut it back.'
Blow the planners away
Your plans don't need to be particularly detailed at this stage but they do need to present your vision as an accurate interpretation of planning policy.
Mungeam takes along freehand drawings as well as a floorplan; her drawings for the Corner House in Peckham, a three-bedroom house on a former garden, won over the planners straight away, even though the proposed development came right up to the pavement. 'I make sure I tick the boxes for room size and amenity space,' she says. 'It's a great way to get the planners on board from the outset.'
Jassal recommends studying the local design guide, a document produced by the local authority providing guidance on the permitted types of building materials, roof lines and landscapes. He also suggests not pushing too hard in terms of size and aesthetic, as first impressions are everything. 'Planners make a judgement very quickly,' he says. 'If you present something poorly, they'll say no straight away. You want to get them engaging with your design – when you start having a dialogue about it, they've usually accepted your development in principle.'
His latest application is a new-build house on a five-metre plot wedged between a house and a block of flats. It's pushing the limits of what's usually permitted, he says, but when he showed the proposed design to the planners, they agreed in principle. 'They wanted some design tweaks, such as the colour of the bricks, but that was it,' he says.
Be flexible
It can be frustrating if a planning officer wants to get involved in the design but it can be politic to adopt at least a couple of their suggestions, Menear says. 'You want to keep moving forwards.'
If a planning officer is trying to push you towards a design you don't like, you can push back, Robinson says – but do it sensitively and keep the conversation light. You want to be in some kind of agreement by the end of the meeting. Demonstrating that you're willing to work with the planning authority can boost your chances of approval, he adds.
Consider using the 'prior approval' process
Sometimes called the Neighbour Consultation Scheme, this is a streamlined form of planning permission that allows smaller home extensions to proceed more quickly while still protecting the local built environment. Mungeam used this scheme when converting the loft of her house.
It applies to certain types of development allowed under Permitted Development Rights, such as rear home extensions or changes of use from office to residential, which don't need full planning permission but still require the local authority to approve specific details before work can begin. The council assesses the impact on light, amenity and infrastructure, and also notifies neighbours, who have 21 days to comment or object. If there are no objections or if the council is satisfied with the proposal, approval is granted.
Embrace the surveys
Some developers, including Mungeam, are horrified by how many surveys are now required in her part of London and how much they cost. Many councils now require soil quality surveys to assess whether the ground is stable enough to support building work, as well as those for air quality and environmental impact assessments. If your house or garden lies in a conservation area, additional permissions may be required for development.
All this red tape is costly and time consuming but your application is nothing without the correct supporting documentation, she says.
Wow your neighbours
A planning application is public and neighbours' opinions count, Menear explains, so you don't want your proposal to spook them. 'The planning process is intrinsically linked to local politics; if councillors are receiving 50 complaints for a small house or extension, they won't like it. They rely on votes,' he says.
He advises his clients to commission quality CGI images that give neighbours and the planning department a clear idea of how attractive the property and its surroundings will be when finished.
'Locals often struggle to visualise the project, and immediatelyhate it, only to decide they like it once it's built and the landscaping is complete. It therefore makes sense to show them what the finished article will look like, even for a small extension,' he says. He also encourages his clients to budget for professionally drawn landscaping plans with biodiversity measures, which councils in certain rural areas now require.
Don't take offence
As hurtful as it is when a neighbour publicly rubbishes your plans on the council's planning portal, it's best to leave your architect or planning consultant to handle the fallout.
Menear often finds his clients are heartbroken by comments written by neighbours they considered friends but urges them to take a step back. 'It's best to keep lines of communication open but in a calm and professional way,' he says. 'If you can bring neighbours on board by listening to their feedback and incorporating it where you can, there will be fewer delays.'
... and don't give up
It's gutting when an application that has taken months' work and seemingly ticks all the boxes is rejected, Menear says. He knows planning laws backwards, yet recently had an application for an extension rejected even though it was no different to 20 others that had been approved.
Jassal recommends analysing the reasons a proposal was refused, adapting it and then resubmitting. His plans for a one-bedroom house in Haringey, north London, were initially rejected but approved the second time. 'They never said we couldn't build a house, only that it was too far forwards on the plot and too big,' he says. 'They were fair comments, to be honest. People make planning departments out to be villains but you wouldn't be a planner unless you cared about the built environment.'
Robinson suggests meeting with the planning officer to find out how the application could reach a positive outcome. 'It's best not to get too wound up; we usually try to meet the planning officer at their office for a calm conversation,' he says.
Remember, you can always appeal
In the West Country, Menear increasingly relies on the appeal process, a formal procedure that allows applicants to challenge the refusal or disagree with conditions.
The local authority and applicant submit their arguments to an independent planning inspector in writing or occasionally at a hearing. Preparing the case is a laborious process; it helps to address specific objections raised by the council and includes evidence of locals who support your plans.
'It works because local politics are removed from the situation and a qualified professional with a clear understanding of legal policies assesses the application,' he says. 'We usually get through on appeal but it takes months; meanwhile, our client is expecting a baby and needs a new nursery, or their mum is not well and they're trying to build an annexe.'
If an appeal is dismissed, the original decision stands although an applicant can go ahead and submit a new application addressing the concerns raised in the appeal.
