Mark Doodes from Mark Doodes Planning explains what we mean by applying for planning permission to demolish and rebuild a house, how it is done, what some of the challenges might be and how to do as much as possible to improve your chances of a successful outcome.
Interview with Mark Doodes
Mark Doodes is a chartered member of the Royal Town Planning Institute and the founder of Mark Doodes Planning. After starting his career in local‑authority planning and working on e‑planning projects during the early 2000s, he moved into private practice and, twelve years ago, set up his own consultancy. Mark combines public‑sector insight with private‑practice pragmatism, helping self‑builders and developers navigate the often‑confusing maze of UK planning policy. His experience ranges from small rural bungalow replacements to large housing‑scheme negotiations, and he is known for a clear, step‑by‑step approach that keeps clients realistic about timelines, costs, and risks.
The planning system is a patchwork of legislation and policy
Planning in England draws on national statutes, secondary regulations, local plans, neighbourhood plans, case law and appeal decisions. Each of these layers interacts to guide a planning officer toward either approval or refusal. Because the system pulls together many sources, it may sometimes seem confusing to newcomers. Understanding which document carries the most weight for a particular site helps focus efforts and avoids chasing dead‑ends. As Mark puts it, “the planning system is actually quite difficult to define and very difficult for neophytes to navigate.”
Local plans dictate where development can happen
Local plans are the primary tool councils use to allocate land for housing, industry, commerce and other uses after years of consultation and evidence gathering. These allocations are the first checkpoint for any planning proposal. Mark says that sometimes these plans will be out of date, which can add in another layer of complexity.
Neighbourhood plans add a hyper‑local layer
Neighbourhood plans are drafted by communities and can refine the broader local plan for a village or suburb. They may set limits on the number of new homes, design standards, or specific constraints such as preserving the character of a village. Because they sit below the local plan, they can introduce additional hurdles—or opportunities—that are invisible on a county‑wide map. A quick glance at the neighbourhood plan can reveal hidden constraints before a formal application is submitted.
Replacement‑dwelling policies vary between councils
Each council publishes its own guidance on how much larger a new house can be compared with the one it replaces. The wording is not prescriptive which gives decision‑makers some flexibility. This means applicants must negotiate with the council and demonstrate why a modest increase is justified.
An extract from a planning viability study from Mark Doodes Planning
Exercising permitted development rights can help you
Many small alterations—side extensions, dormer windows, raising the roofline—fall under Class AA or other permitted‑development rights. Before drafting a full planning application, it pays to map out what can be done without consent. Using these rights wisely can shrink the scale of the formal proposal, improving the odds of acceptance and saving time and money.
Staged approaches smooth the path to larger schemes
Rather than applying for a dramatically larger dwelling in one go, breaking the project into incremental steps (e.g., first getting permission for an extension before returning with another application) often yields better outcomes. Each stage is judged against its own impact, and the cumulative effect can eventually reach the desired size or the approvals gained can be used to negotiate.
“Going A → B → C → D has a much higher chance than jumping straight to D.”
In most negotiations both parties stand to gain something, but as Mark points out, a planning officer may be relatively ambivalent to the outcome, just wanting the case to be concluded.
Some ecological surveys have to be carried out at specific times
Ecological surveys for bats, great‑crested newts and other protected species are bound to specific windows (bats May‑September, newts March‑June). Missing these periods forces delays and can push a planning schedule back by months. Early engagement with specialists ensures that required evidence arrives in time for the application, keeping the project on track.
Outline planning permission offers flexibility with reduced paperwork
Submitting an outline application secures the principle of development without committing to detailed designs. This can be advantageous when the exact layout is still evolving or when you want to establish if a consent will be given. The outline still requires supporting reports—transport, drainage, ecology—and is recorded publicly, creating a tradable asset that can be sold or transferred.
Avoid short-term financing if waiting for a planning decision
Planning timelines can stretch well beyond optimistic estimates—often 12–16 weeks for a decision, plus additional weeks for appeals if needed. So relying on short-term financing based on a promised approval can be asking for trouble and expose you to high interest if the process stalls. Mark has seen this crop up too many times before and therefore he would always advise against using bridging loans.
Planning permission is valid for three years
Once a full planning permission is granted, the applicant has three years to commence development. There is no statutory deadline for completion, though prolonged inactivity may trigger Section 215 powers to clean up an abandoned site. Most owners start work well before the three‑year limit and are keen to get on with their projects.
Give the planners all the information they need
If there is any doubt about a particular aspect of the application it is wise to preempt requests for further information by producing the relevant report ahead of time. These might include ecological reports, drainage calculations, heritage assessments, and transport impact studies, etc. Missing these can stall the process or invite objections. Providing a well‑organised application demonstrates professionalism and reduces the likelihood of back‑and‑forth queries, increasing the chance of a smooth decision.
“Nobody gets the end of the process and says, gosh, that UK planning system was so predictable, inexpensive and consistent. No one says that! So allow plenty of time, plan for the worst case scenario.”
Be aware that policies can change
National policies such as the National Planning Policy Framework (NPPF) are updated roughly every year. A local plan that was favourable when an application was lodged may be re‑tested against a newer national framework, altering the weighting of criteria. Keeping an eye on upcoming policy revisions helps anticipate potential shifts that could affect a pending case.
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