Planning matters

In October 2022, I made the decision to invest in solar panels for my home in Durham City. Like many homeowners, I was motivated by a mix of environmental concerns, rising energy costs, and a desire for greater energy independence. Eighteen months on, I’m proud to share not just the numbers behind the system’s performance, but the broader benefits it has brought—socially, environmentally, and economically.

Since installation, my system has produced a total solar yield of 11,163.3 kWh. During that time, I’ve consumed 21,777.7 kWh of electricity and exported 3,198.8 kWh back to the National Grid. These numbers tell a compelling story of how solar energy can significantly contribute to household power needs while also feeding clean energy into the wider system.

One of the most immediate and meaningful impacts of installing solar panels has been the reduction in my home’s carbon footprint. By generating 11,163.3 kWh of solar power, my household has avoided the need for that electricity to be generated from sources that include fossil fuels.

In the UK, since October 2022, the grid has produced an average of about 141g of CO_₂ per kWh (according to NESO dashboard). This means that my solar panels have helped prevent over 1.6 tonnes of CO_₂ emissions in just 18 months. That’s roughly equivalent to the emissions from driving a petrol car over 6,000 miles.

Beyond my own home, exporting 3,198.8 kWh back to the grid has provided clean, renewable energy for others in the community—effectively helping to green the local grid. It’s a small but vital contribution to a broader energy transition that almost anyone can play a part in. I also have a family of pigeons who love to shelter under the corner of the panels during bad weather!

The financial advantages have also been clear. By generating over 11 MWh of my own electricity, I’ve significantly reduced the amount I need to buy from the grid—particularly during sunnier months when solar output peaks. With energy prices having risen sharply over the last few years, this self-generation has protected me from some of the volatility in the market.

Even more encouraging is the income from exporting excess electricity. Through the Smart Export Guarantee (SEG), I’ve been able to earn money for the 3,198.8 kWh I’ve sent back to the grid. Although not a huge amount, it is helping to shorten the payback period on the initial investment.

 

When factoring in energy bill savings and export payments, the panels are well on their way to paying for themselves. Based on current energy prices and usage levels they should pay for themselves just after year 4 - after that, every pound saved will be pure profit. Given their 25+ year lifespan and relatively low maintenance costs, they represent a long-term hedge against rising electricity prices.

While the economic and environmental benefits are tangible, the social impact of this decision has been equally rewarding. In Durham—a city steeped in history and surrounded by natural beauty—community interest in sustainability is growing. By installing solar panels, I’ve found myself having conversations with neighbours and friends who are curious about the system and the benefits it brings.

This kind of local advocacy is vital. People are far more likely to consider adopting new technologies when they can see them working in real life. I’ve had several neighbours say that my experience helped push them to start exploring solar for their own homes.

There’s also a growing sense of energy resilience. With the UK facing more extreme weather events and geopolitical instability affecting global energy supplies, being able to produce some of my own power gives me peace of mind. It’s reassuring to know that during outages or supply disruptions, my home has a buffer of energy independence.

One of the most common questions I get from others considering solar is: Do I need planning permission? Thankfully, in most cases, the answer is no—but it’s helpful to understand the framework that governs domestic solar installations in the UK.

In England, most domestic solar panel installations are covered under Permitted Development Rights (PDRs), which means you do not need to apply for planning permission, provided certain conditions are met. These conditions are designed to ensure that installations are safe, minimally obtrusive, and respectful of local character.

For rooftop installations on houses, some of the key conditions include:

If you're installing solar panels on a flat roof, or as a standalone structure in your garden (like a solar array on the ground), slightly different rules apply. These may require planning permission depending on size, height, and location—especially if you live in a conservation area or near a listed building. However, even then there has been a growing recognition that solar panels are consistent with sustainable development goals and should not be unreasonably obstructed.

In recent years, the UK government has shown increasing support for household renewables, and planning policy is slowly shifting in favour of greater flexibility. The Future Homes Standard and wider net-zero targets are pushing local planning authorities to prioritise low-carbon technologies, including solar. In 2023, the Department for Levelling Up, Housing and Communities (DLUHC) issued guidance reinforcing the idea that renewable energy developments, including solar, should be supported unless there are compelling reasons not to. This policy direction is helping to reduce red tape for homeowners and encourage more installations across the country.  If you're unsure about your own property's planning requirements, Lichfields can help you.

Installing solar panels was not a decision we made lightly. It involved upfront costs but 18 months on, I can confidently say it was one of the most impactful decisions we’ve made for our household.

The benefits ripple outward—from my bank account to the environment, to the wider Durham community. It’s proof that individual choices, when made consciously and with a view toward the future, really do matter. While solar energy alone won’t solve the climate crisis or the cost-of-living challenges we face, it’s a powerful step in the right direction.

If you’re considering solar panels for your own home, I can wholeheartedly recommend exploring it. Whether your motivation is environmental stewardship, financial security, or community resilience, the sun offers a solution that is both sustainable and surprisingly accessible.

Last week I was lucky to attend the annual FOOTPRINT+ conference which took place just a stone's throw away from our London office. FOOTPRINT+ is a leading net zero and decarbonisation conference that brings together industry professionals across the property sector including developers, architects, designers and engineers.

Although the transition to net-zero remained the central focus of the conference, since FOOTPRINT+ 2024 the industry is operating in a different political and economic context. A new Labour government, a revised NPPF, and the launch of consultation on the new London Plan meant much of this year’s discussion focussed on how national and strategic policy is keeping pace with the race to net-zero by 2050 and how this plays out on the ground.

Several key themes emerged throughout the day; reflecting both progress on the drive towards net-zero and the pressing challenges that remain. This blog seeks to summarise the key messages from the industry and what this means for planning.

One of my strongest takeaways from FOOTPRINT+ was the recognition that the industry views itself as being increasingly in the driver’s seat when it comes to setting ambitious net-zero targets which is in turn shaping and driving policy at the local level. One speaker from the City of London sustainability team noted that emerging exemplary retrofit schemes coming forward in the Square Mile, were helping to shape guidance on retrofit and circularity through innovative design solutions and embodied carbon saving.

As we have already observed, local authorities across London are beginning to introduce supportive and ambitious policies to encourage the re-use of existing buildings and materials to reduce emissions. Attendees at FOOTPRINT+ set out a view that there may be a need for firmer policy within the NPPF and new London Plan.

The revised 2024 NPPF includes stronger references to climate change adaptation and mitigation, as well as increased emphasis on design quality, brownfield development, and biodiversity net gain. But when it comes to net zero, many attendees felt it falls short of setting the kind of clear strategic direction that’s urgently sought.

The Towards a new London Plan consultation document published earlier this month reaffirms the Mayor’s commitment to delivering net zero in London by 2030 and a ambition for the next London Plan to go beyond national standards to speed up the transition; with a particular focus on streamlining implementation and avoiding unnecessary delay or cost.

Notwithstanding the momentum displayed by local policy and the industry there is also a growing tension arising from an increasingly fragmented approach to climate policy. FOOTPRINT+ underscored the urgent need for better alignment between national, regional, and local policy to knit together the current patchwork of local guidance and expectations.

Circularity, particularly material reuse, was a major talking point. With a shift in focus from the impacts of operational carbon to embodied carbon there’s growing interest in how planning policy can encourage retention and reuse of existing structures and materials to improve circularity and ultimately reduce embodied carbon.

While London Plan policy, and many LPAs, now require submission of a Circular Economy Statement at the planning stage, FOOTPRINT+ highlighted several innovative tools and platforms facilitating this process—such as material donor and recipient exchanges, and AI-driven building audits.

Several local authorities are now developing validation checklists that require applicants to show how material reuse has been considered—a trend we expect to see spread beyond London. The NPPF is still relatively silent on the issue, but the industry clearly sees material reuse as central to net zero delivery.

The key message here was that material reuse needs to be considered in the early stages of the design process to have a clear understanding of a building’s makeup; and also allow collaboration with neighbouring design teams to avoid circular economy practices happening in silos. There is also a role for the GLA and Local Authorities to develop a framework to facilitate material exchanges across the capital.

Decarbonising heat was a hot topic at this year’s conference. While these systems offer significant potential, particularly in densely developed areas like London, there are still planning-related uncertainties around how they will be delivered and funded, safeguarding for future connection, and how they could be retrofitted into existing settlements.

Some attendees noted that policy updates to reflect the role of decentralised energy and local grid coordination may be needed.

The City of London, a front-runner in decarbonisation and retrofit first policy, featured prominently in discussions. Its extensive stock of post-war concrete office buildings presents a prime opportunity for retrofit. As commercial lease lengths shrink and occupier needs shift toward flexibility and ESG credentials, the City’s approach to adaptive reuse and refurbishment was seen as becoming more relevant. The City has embraced this challenge, encouraging developers to prioritise retrofit over rebuild, while balancing this with heritage and other sustainability and technical objectives.

Throughout the day it was interesting to hear about the novel approaches and technologies which the industry is adopting to help the development industry in its drive towards net zero. However, there was recurring message that net-zero policy continues to lack definition and a joined up approach at a national, strategic and local level which may be frustrating some of these efforts.

From our project work across London and research into the policy context we have seen some emerging examples of clear policies emerging, for example through the London Plan, and that we look forward to reviewing how the new Labour Government may influence the direction of travel over the coming years.