Of course, many of the properties that we feature in Homes Under The Hammer are being bought by people who have plans to renovate, convert, demolish or rebuild the existing property - with ideas to breathe new live into the home as diverse as the purchasers themselves. One thing that is common to all of these stories though, is the need for Planning Permission - and this is where a project can become unstuck if the local planning department don't share the same vision.

Planning has its own rules. Unlike building regulations, planning regulations are not set in stone. They can differ from one part of the country to another - because planning involves local politics. There can also be inconsistencies between planners in one authority so it's no wonder that the matter of planning permission can be the ?great unknown' in a redevelopment project.

Many people ask me about their chances of securing Planning Permission on a specific project - a question which is almost nigh on impossible to answer, but I can at least give some general advice.

1. Get Permission First

It might sound like I am stating the obvious but don't start to do any major work until you have completely sussed out what planning permission is going to be needed and make that your priority. Applying for planning permission retrospectively (i.e. after you have done the work) is a risky game because in the worse case scenario, if it is refused, you could have to totally demolish the work that you have done.
You can make a planning application on any piece of land in the country - you don't have to actually own it, so if you are considering buying a plot or property with the intention of developing it, you could go down the route of securing planning permission before you buy the property.

2. Understand Building Regulations

Even if you don't need planning permission, building regulations approval may be necessary. These set out minimum requirements for structural integrity, fire safety, energy efficiency, damp proofing, ventilation and other key aspects that ensure a building is safe.  Consider this ?good practise' but it will also influence the eventual value of your home. Work done that doesn't meet building regulations could deter would-be buyers.

3. Design to Suit the Plot or Existing Property

It's a bad idea to set your heart on a particular size, style or design of house or extension.  If you're building a house from scratch, suitable land is so scarce that you will almost always have to design a house to suit the constraints and opportunities of the plot.  If you are extending an existing building, you should ensure that the new bit fits in with the existing structure in terms of design and materials.  Something radically different from the present structure could struggle to get planning permsssion.

4. Know When to Employ a Professional

There are professional firms who will act as consultants throughout the process of applying for planning permission. Whilst it is re-assuring to know that you have professionals ?on your side', don't fritter away essential budget on these services if you don't need them.

You can locate a planning consultant through the Royal Town Planning Institute's online directory (www.rtpiconsultants.co.uk) or you can also contact Planning Aid. Planning Aid is a charity which provides free and independent advice on town and country planning issues to people and groups who cannot afford consultancy fees.

If you are planning a straightforward extension, you may be quite capable of obtaining planning permission yourself. Successful building is getting the right balance between using the professionals and doing it yourself so that you keep control and understand what's happening. 

5. Know the Rules of the Game

If you are new to this game, its rules can be quite confusing. Small-scale planning decisions for individual houses or extensions are based mainly on policies that are contained in local Development Plan documents. You can familiarise yourself with these since they are public documents to get a feel for what sort of planning or development is going to be favoured.

6. Cover all bases

You can actually submit an infinite number of planning applications on any one site, so within reason (since there is a cost for each application) you could submit several proposals and choose which one to use depending on the outcome. As long as the planning permission is still current when you start the work, you don't have to use the most recent.

Similarly, you can withdraw an application at any time - so if you think you are going to get a refusal, you can withdraw it at any time up to the day itself, and then resubmit free of charge.

7. Love Thy Neighbour

Whatever the size of your building project, keep the neighbours informed. Neighbour objections can cause you a real headache and may have an impact on the final decision.  The best thing is to go and have a friendly chat with them very early on in the process so that they are party to your thoughts.

8. Know the Party Wall Act

And talking of Parties.If you're extending, demolishing, rebuilding or infringing in any way on the Party Wall, conforming to the Party Wall Act is a legal requirement and not a planning or building control matter.  For more on the Party Wall Act, visit my property website, www.makingmoneyfromproperty.tv

9. Beware of Removing Trees

It is a criminal offence to cut down a tree which is protected by a Tree Preservation Orders (TPO). You cannot alter or even prune a tree that has a TPO on it without written permission and doing so can result in heft fines. All trees within a Conservation Area are protected by legislation.

10. Do Your Homework!

Do your research before you start to avoid any horrible surprises. If your project involves a considerable amount of renovation, or if you are planning on building a property from scratch, make use of the information available online and at property exhibitions and shows. There's a lot of information which is free.