How to build a home extension #3: Planning permission
So far in our series, “How to build a home extension - PPCo’s practical guide”, we’ve covered how to find an architectural designer, and the design stage. Next up is planning permission: do you need it, why do you need it and…what is it?!
This subject is massive so we’ve tried to break it down as much as possible, giving you (we think!) everything you may need to know without boring you (we hope!). Further information can be found, though, on the Planning Portal.
In its simplest terms, planning permission involves asking your local planning authority (in most cases, this is the council) for permission to do a certain piece of building work. Permission is either granted or refused based on a number of different factors.
Planning permission, however, is not always required and this is where permitted development rights come in.
Permitted Development (PD)
Everyone in England has the right to add to or improve their property under permitted development, as long as the work meets certain conditions. It is when the building work exceeds these conditions, or limitations, that planning permission is required. It’s important, however, to check that your permitted development rights have not been affected by previous works, or removed. You can check this out with your local authority. And if you want written proof from your local authority that your proposal does not require planning permission, you can apply for something called a ‘Lawful Development Certificate’.
By keeping a project within permitted development rights, this saves the homeowner the planning fee (£206 for a standard householder application) and 8-10 weeks in time - the typical period taken for a decision to be made by the council - so it’s definitely something to consider in the design stage. Your architect or designer will most likely be able to make a few tweaks here and there to your proposal to bring it within permitted development rights.
For home extensions, the following works are allowed under permitted development rights and therefore no planning permission needs to be granted by the council:
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Single storey side extensions up-to half the width of the original house (the house as it stood originally, not including any existing additions, extensions, etc.) and not exceeding four metres in height.
Single-storey rear extensions not exceeding more than four metres in height and not extending beyond the rear wall of the original house by more than four metres (detached property) or more than three metres (semi-detached/terraced property).
Extensions of more than one storey not extending beyond the rear wall of the original house by more than three metres and not within seven metres of any boundary opposite the rear wall of the house (in our experience, it is very rare for this to be the case, so for the majority of double storey extensions, planning permission will be required). There are further conditions for extensions of more than one storey, details of which can be found here.
PD rights also state that only half the area of land around the original house can be covered by extensions or other buildings, so this needs to be kept in mind. Plus, for houses in ‘designated areas’ such as conservation areas, permitted development rights are more restricted. There are further limitations to be aware of but if we listed them all here, we’d be here all day! But that’s where we can help. If you’re not sure whether your planned home extension would come under permitted development, or you’d like to apply for a lawful development certificate, please contact our team.
Prior Approval
Still with us? Hang in there…
Something that can be a little confusing is the Notification for Prior Approval for a Proposed Larger Home Extension scheme, which allows homeowners to build larger single storey rear extensions (up to six metres on a terraced/semi-detached property and up to eight metres on a detached property), which applies to larger single-storey rear extensions.
It involves ‘notifying’ the local planning authority prior to carrying out the works. The council will then consult with the adjoining neighbours and while they may object, this does not mean the proposal cannot go ahead. It is up to the council to determine whether the proposal’s impact on the neighbours is acceptable or not.
Any limitations to do with permitted development will still apply with prior approval proposals.
Planning permission
And now we come to planning permission. Finally.
If the proposed works do not come under permitted development rights, then an application for planning permission must be sent to the local authority - something we handle for all our clients. Several different applications exist but in most cases, for home extensions, the standard householder application is required. And once planning permission has been granted, you typically have three years to begin the build.
So, why might an application be refused? All planners and councils have different quirks and preferences but in general, the same standard planning rules apply. For example, permission will likely be denied if your build overshadows or overlooks a neighbour, causing a loss of light and/or privacy. Likewise, if the proposed design is out of character with the existing property and the street scene. Things like highway/road safety and impact on trees/roots are also taken into account.
A good place to begin is to research the local authority’s online database of planning applications to see what has been approved in the area and then take lead from those builds.
From our experience, planners want you to build and develop the area; they don’t want to fail your application and are usually happy to chat and take your input. And if you employ an architect or designer, they will negotiate on your behalf and you can rely on their experience to get you the best possible outcome. Just make sure you discuss the plans at length with them to ensure you understand every detail, and that there is no confusion over what space and design you will end up with.
We would always advise that your top priority should be to speak to your neighbours and give them the heads up on what you’re planning - and make sure your designer is considering them at all stages. We will always keep neighbours in mind when we’re designing home extensions, to ensure minimal negative impact on their living environment. There is also something called the Party Wall Agreement, which is separate to planning permission and permitted development. For any queries on this, please take a look here or contact our team.
We published an article a while back, which included a link to a useful tool that makes it easy to check planning permission approval rates in your area, as well as a few more our top tips for getting your application approved. Take a look here: https://www.practicalplanningco.co.uk/architectural-news/advice-centre/new-tool-reveals-planning-permission-success-rates-in-england
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And that’s it!
It is important to speak to a qualified architect or architectural designer here to make sure your plans are either compliant with permitted development rights, to avoid potentially having to demolish your lovely new extension at a later date, or to give your proposal the best chance of getting approval from the local authority if planning permission is required.
It’s not as scary as it seems and it is something we can guide you through smoothly. Our fixed fee packages include all the necessary plans and guidance for a planning application as well as technical plans to meet building regulations (the next stage - read more in our next blog!). Plus, we handle the submission and all communications for you. For an idea of prices, please see our Fees section and to arrange a free consultation, please give us a call on 0115 874 8570 or 07743 686654.
In our next blog in this series, we look at the building control stage.
Planning advice is up to date as of 13th April 2020.