One of the biggest concerns clients have when starting a project is: “Will I get planning permission?” Whether you’re building a new home, extending a cottage, or converting a barn, securing the right permissions is key to a smooth, successful build.
At Crawford Higgins, based in Hexham, we work with homeowners and developers across Northumberland to help navigate the planning process with clarity and confidence. Here’s our guide to what you need to know.
1. Do You Need Planning Permission?
Not all projects require formal planning permission. Some fall under Permitted Development (PD), especially minor extensions or interior reconfigurations. However, Northumberland has many conservation areas and listed buildings, which often restrict PD rights.
You’ll usually need planning permission for:
- Major extensions or structural changes.
- New builds or change of use (e.g. agricultural to residential).
- External alterations in conservation areas.
- Listed building works—even internally.
Your architect will assess your proposal and advise what type of permission is needed.
2. Understanding Local Planning Policy
Northumberland County Council is the local planning authority (LPA), and its policies are set out in documents like the Northumberland Local Plan. These outline rules on:
- Design and materials.
- Heritage and landscape sensitivity.
- Sustainability and ecology.
- Scale, massing, and use.
Local knowledge is essential. At Crawford Higgins, we often tailor our applications based on site-specific constraints—whether it’s a rural farmstead near Allendale or a townhouse in Hexham’s conservation zone.
3. The Planning Application Process
Here’s how the planning process typically works in Northumberland:
- Initial Design – We develop plans that meet your goals while aligning with policy.
- Pre-Application Advice (Optional) – A helpful way to test your ideas with planning officers.
- Submission – Includes drawings, design statements, site plans, and application forms.
- Validation – The council checks all documents are in order.
- Public Consultation – Neighbours and parish councils are invited to comment.
- Decision – Most applications are decided within 8 weeks.
If approved, the permission may come with conditions. If refused, your architect can revise and resubmit or lodge an appeal.
4. Listed Buildings and Conservation Areas
Northumberland has a wealth of protected sites, especially in areas like Corbridge, Hexham, Alnwick, and the national park edges. Working in these contexts requires:
- Heritage statements that justify your design choices.
- Careful material selection and construction techniques.
- Early and ongoing dialogue with conservation officers.
Even internal work may need consent in listed buildings, so it’s crucial to engage an architect experienced with local heritage regulations.
5. Common Reasons for Refusal (and How to Avoid Them)
We often review rejected applications from clients who tried to go it alone or used generic plans. Common pitfalls include:
- Overdevelopment of a site.
- Out-of-character materials or massing.
- Impact on neighbouring properties.
- Lack of ecological or drainage consideration.
Our approach at Crawford Higgins focuses on creating designs that are not only beautiful, but policy-aligned—dramatically increasing the chances of approval.
6. Planning vs. Building Regulations
It’s worth noting that planning permission and building regulations are separate processes. Planning governs what you can build; building control covers how you build it—structural integrity, fire safety, insulation, and so on.
We manage both for our clients, coordinating with engineers, surveyors, and building inspectors throughout the project lifecycle.
Frequently Asked Questions
Q: Can I submit my own planning application?
Technically yes, but most homeowners benefit from having an architect prepare and submit on their behalf—it’s more efficient, better presented, and reduces risk of refusal.
Q: How long does planning permission last?
Typically 3 years from the date of approval. You must begin construction within that time or reapply.
Q: What if a neighbour objects?
Their comments are considered, but they won’t necessarily stop the project if your application meets policy. Your architect can help address concerns proactively during design.
Final Thoughts
Planning permission doesn’t have to be daunting. With the right guidance, it becomes a manageable and even inspiring part of your project. Whether you’re in Hexham, Corbridge, or further afield, a well-prepared application is your key to unlocking a successful build.
At Crawford Higgins, we’ve secured dozens of planning approvals across Northumberland and the wider North East. If you’re thinking of starting a project, we’re here to help guide you through every step.
