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HYTTI Planning

Niwa FAQ page

HYTTI Planning

Your Hytti planning licence is for planning purposes only. Once permission is granted, you’re free to build your Hytti with Koto or request a construction licence if you’d like to take a different route.

We’ve built an excellent track record of securing planning permission, not just for the Hytti but also for a wide range of bespoke Koto projects.

How to Apply for Planning with Your Hytti Pack

1. Check Your Site

Before you apply, confirm if extra surveys are needed:

  • Ecology survey – Check your local council’s planning validation checklist (many councils have an online “ecology checklist”). These often require a survey if you are near woodland, watercourses, or demolishing an existing building. You can also check Natural England’s Magic Map.

  • Tree survey – Ask your council if there are Tree Preservation Orders (TPOs). Councils usually have an online TPO map or you can contact the planning department.

  • Heritage assessment – Search your site on the National Heritage List for England and check your council’s website for conservation area maps.

  • Flood risk assessment – Use the Environment Agency’s Flood Mapto assess if your site is within a flood zone. If it is you’ll need to provide a Flood Risk Assessment.

2. Position Your Hytti on the Land

  • Base maps can be purchased from Ordnance Survey via suppliers like Planning Portal Plans.

  • Local councils sometimes publish minimum site plan requirements (scale, north arrow, red/blue line boundaries). Check their validation checklist.

3. Gather Your Documents

  • Site location plan & block plan – buy through the Planning Portal or accredited Ordnance Survey providers.

  • Surveys/reports – local ecology, arboriculture, heritage, or flood consultants (your council’s website may list recommended providers).

  • Photos – you can take these yourself. Councils often accept simple digital photos showing key views.

4. Register with the Planning Portal

  • Create an account at planningportal.co.uk.

  • Most councils only accept applications online now, so this is the standard route.

5. Complete the Application Form

  • The Planning Portal provides the form once you log in.

  • Your council’s validation checklist will tell you if any local forms (e.g. biodiversity net gain statements) are also required.

6. Upload Your Plans and Reports

  • Upload directly through the Planning Portal.

  • Check the file size/format rules — PDFs are standard.

  • Always cross-check against your council’s checklist before submitting.

7. Pay the Planning Fee

  • Fees are calculated on the Planning Portal.

  • Current national fee for a new dwelling: £578 (England). Other uses (annexe, outbuilding) are cheaper.

8. Submit and Track Progress

  • After submission, your council will confirm “validation.”

  • If something is missing, they’ll request it — this is why checking the local validation checklist first saves time.

  • You’ll receive a case officer contact and can track progress online.

9. After Approval

  • The decision notice will be uploaded to your council’s planning portal.

  • This will include any conditions (e.g. “landscaping to be approved”).

  • Keep this safe — you’ll need it when moving to the build stage.