Planning & Formalities
Permission for extending a residential property is provided by the local authority in which the property resides. There are two different ways in which approval can be sought, these are Planning Permission and Permitted Development. The appropriate type of permission will depend on the type of development that you wish to carry out, and the type of property which you intend to carry out the works to. Below is a brief outline of the differences between the two types of permission:
PERMITTED DEVELOPMENT
Permitted Development is always the preferred option, as you are guaranteed approval if the scope of works and the property meet the criteria. All houses in the UK (not flats) that are not located within a conservation area, and are not listed or otherwise restricted, have Permitted Development rights. These PD rights allow the owner to extend the property in certain ways without applying for Planning permission from the local authority. In simple terms, the following types of development are considered Permitted Development:
TERRACED HOUSES
Loft conversions which add up to 40 cubic metres in volume. Ground floor extensions which are no more than 3 metres in depth and 4 metres in height.
SEMI-DETACHED HOUSES
Loft conversions which add up to 50 cubic metres in volume.
Ground floor extensions which are no more than 3 metres in depth and 4 metres in height.
DETACHED HOUSES
Loft conversions which add up to 50 cubic metres in volume.
Ground floor extensions which are no more than 3 metres in depth and 4 metres in height.
PRIOR APPROVAL
In 2013 the Government introduced a temporary scheme know as Prior Approval, which doubled the depth that properties can be extended under Permitted Development. However, gaining approval under this scheme requires that none of your immediate neighbours object to the proposal when they are consulted. If one of your neighbours does object to the proposal, the council will determine the application using a similar criteria to Planning Permission.
PLANNING PERMISSION
Any type of extension that does not comply with the Permitted Development regulations will require full Planning Permission. An application must be made to the local authority for this type of development, and it will be their responsibility to determine whether approval is granted. There are numerous factors that must be considered when assessing a Planning Application, but the key considerations will be the local authority’s planning policy and the local planning precedent. Planning policy and precedent can vary significantly between different boroughs and each application is decided on its own merits. We will advise you on what we think is attainable, based on our experience within the local area but often the process is not black and white and we will have to work with the local authority to find the best solutions on your behalf.