General Guide to Planning Permission: Extensions to dwellings
This information is a 'general guide', please contact your local planning authority to confirm that you require planning permission.
Access to Planning Websites for your Local Authority can be had via www.open.gov.uk
What will it cost ?
In general a Householder Planning application will cost £135.00 (payable to the local authority) - although this is constantly updated and can vary accordingly.
Extension costs overview
All planning applications must be accompanied by an O/S site plan for your property if you do not have one we can download one from www.promap.co.uk they generally cost about £25.00, although this does vary dependant upon area involved. We would like to point out that this document is copyright to the Ordnance Survey.
Do I need Planning Permission ?
If you've had any alterations to your property in the past you may require planning permission as 'Permitted Development Rights' will probably have been revoked.
Our advice is always to check with your Local Authority Planning Department. Even if the Planning Department verbally tells you that you do not require permission ask for a confirmation in writing and file it with your other important house documents (they will normally always ask for a sketch proposal of your development).
The need for planning permission.
You will need planning permission when:
Making an extension to a domestic property, but it is not needed when making internal alterations that do not affect the aesthetics of the property (unless the property is listed).
Dividing part of your property into a usage as a separate home or flats.
Dividing part of a property for commercial usage or when building a parking place for a commercial vehicle.
Building something that opposes the terms of the original planning permission of the property (e.g. when building a fence in a front garden because it is an "open plan" estate).
The work that is to be done will involve a new or wider access to a trunk or classified road.
If you live in a Conservation Area, a National Park, special neighbourhood area (deeds determined) e.g. Estates Committee etc., you will need to make an application for certain types of work that may not need an application in other areas. There are also other considerations when the property is a listed building.
Extending a domestic property - NOTE: THIS IS A GENERAL GUIDE ONLY AND 'ALL' LOCALS AUTHORITIES VARY IN THEIR REQUIREMENTS.
The need to apply for planning permission arises :
When you wish to build an extension which would be closer to a highway than the nearest part of the original building, unless there is at least 20m between the extension and the highway.
When more than half the original building would be covered by the extension.
When the extension is to be higher than the original building; or is more than 4m high and within 2m of the boundary of the property.( This does not apply to roof extensions.)
Special considerations for loft conversions and dormer windows.
You are not normally required to apply for planning permission when you want to re-roof your house; or the insertion of roof lights or skylights. However, you need to apply when;
The extension to any roof slope will face the highway.
The roof extension may add more than 40 cubic metres to the volume of a terraced house or 50 cubic metres to other kinds of houses.
The height of the roof would increase.
Adding a porch to your property.
Planning permission for a porch applies when the extension would have an externally measured ground area of more than 3m, or would be higher than 3m above ground level, or would be less than two metres away from the boundary or public highway.
Putting up a physical barrier (e.g. wall ).
Normally permission is not needed, unless the property is a listed building; or the wall, would be over 1m high and next to a public highway used for vehicles; or over 2m high elsewhere.
The type of application.
In most cases you will need to make a full application, but there may be some situations where you may want to make an outline application - this means that the you can find out what the your local council thinks of the building work before detailed drawings are produced.
Each application must be accompanied by an OS. Site Plan, and a copy of the drawings showing the proposed work, including the appropriate fee.
When permission is granted.
Unless the permission states otherwise, you can MUST the building work any time within THREE years of the granting of permission. If you have not started work by then, you will need to re-apply (This was recently updated in October 2005 from 5 to 3 years).
If outline approval has been granted, you will need to submit a further application for approval of reserved matters before starting work. This must be done within 3 years of the approval of outline permission.
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