Do You Need Permission To Renovate Or Extend Your Home?
Yes – any type of work you do to your home requires planning permission but you don’t always need to apply for it – in some cases, it is given automatically. This ‘automatically granted planning permission’ was introduced in 1995 under the The Town and Country Planning (General Permitted Development) Order and is generally just referred to as ‘Permitted Development’.
As long as your house is quite original and unmodified, permitted development allows you to do minor changes to your home without seeking planning approval from the council. ‘Minor changes’ covers things such as repairs, maintenance, minor alterations, simple rear extensions, side extensions, loft conversions, conservatories and some outbuildings.
Permitted development is a very specific set of rules – you can find the legislation online at http://www.legislation.gov.uk/uksi/2015/596/contents/made Generally, you don’t need to apply for planning permission to renovate your home (unless it’s a listed building) and you can build an extension under permitted development if:
- The extension does not come forward from the front of the house
- Single storey rear extension – no more than eight metres* depth from the original rear of the house if it’s a detached property or no more than six metres* for any other house
(Larger single-storey rear extensions are subject to the Neighbour Consultation Scheme. This means that for a single-storey rear extension between 4-8 metres for a detached house or 3-6 metres for a semi-detached/terraced house, your Local Planning Authority will need to be informed of the proposed work via a ‘Prior Approval’ application and your extension is subject to approval)
- Side extension – single storey, width of no more than half that of the original house
- Extensions of more than one storey must not extend beyond the rear wall of the original house by more than three metres.
- Two-storey extensions no closer than seven metres to rear boundary.
- No extension to be higher than the highest part of the roof.
- Single storey – the extension does not exceed a height of four metres
- The materials are similar to the appearance of the existing building
- No more than half the area of land around the original house will be covered by extensions or other builds. This includes sheds and other outbuildings
(For full details, please see http://www.legislation.gov.uk/uksi/2015/596/contents/made or contact Yoop for further clarification/advice)
You probably don’t have permitted development rights in a conservation area, on a listed building or in an area of outstanding natural beauty. Check with your Local Planning Authority if you’re not sure whether or not you have any planning restrictions in place.
If your renovation work or extension does come under permitted development, then you don’t need to make an application for planning permission – you can just start building. However, we recommend that you apply for a lawful development certificate to prove that the work is covered by permitted development.
Why apply for a lawful development certificate
There are a few reasons why it’s a good idea to have it on record that your extension is covered by permitted development:
If you start building something and there’s no record that the work you’re carrying out is permitted, then typically your neighbors will inform the local authority. This happens very, very frequently – you’d be surprised. A lot of neighbors think it’s their civic duty to do this and then you’ll have an issue with the enforcement team in the local authority. Regardless of whether or not your extension’s covered by permitted development, the enforcement team will request that you either put in a planning application or obtain a certificate of lawfulness.
- Selling Your Home
When you come to sell your home, your solicitor will give you a form which asks ‘Have you made any changes to the house?’ If yes, then you have to tick a box for either ‘planning approval’ or a ‘lawful development certificate’. If you do not have either of these documents, you’re again in a situation where no one knows if the extension is lawful.
Are you sure your extension is covered by permitted development? Permitted development is a very black and white set of rules and the extension either complies or it doesn’t. If you apply for a lawful development certificate after your extension’s been built and your builder has built the extension 50mm too high, then it’s no longer covered by permitted development. That puts you in a very difficult position because you may not get planning permission to cover your extension and then the work isn’t lawful.
How to apply for a lawful development certificate
To apply for a lawful development certificate, you need to submit an application to your local planning authority or via the Planning Portal online application service.
Click ‘Start a planning application’
Step 1 – Find your address
Step 2 – Select Lawful development: Proposed use
Step 3 – Confirm details
Along with the application form, you’ll need to submit drawings of the existing and proposed plans, as well as a site location plan and pay the £103 fee.
For more information, go to Lawful Development Certificates
(You don’t need to make the application yourself – Yoop can apply for a lawful development certificate on your behalf so you don’t have to worry about it)
How long does it take to receive a lawful development certificate
Once the application has been submitted, your local authority will assign an official to assess your application, make an inspection visit and check the property’s planning history. Assuming all is correct and within the rights of permitted development, you’ll be granted a lawful development certificate (LDC) within eight weeks.
If your project is not covered by permitted development, then you’ll need to apply for planning permission.
What is planning permission?
Planning permission is the process by the council, which determines whether extensions on a terraced, semi detached or detached property are lawful. If you carry out work which isn’t covered by permitted development or planning permission, then the local authority would end up asking you to take the building or the extension down.
How do I apply for planning permission?
To apply for planning permission, you need to make an application to your local planning authority or via the Planning Portal online application service.
Along with the application form, you’ll need to submit:
- A site plan or location plan
- A full set of existing plans, elevations, potentially sections
- A full set of proposed plans, elevations and potentially sections
- The application fee for planning permission is £206
If your home is in a conservation area or a more complicated area, there might be a written document required as well, called a design and access statement. You can also put in a planning statement, but usually a householder application is fairly straightforward so that you just need good information on the drawings
For more information, go to Planning Permission – How to apply
(You don’t need to make the application yourself – Yoop can apply for planning permission on your behalf and chase the planning authority up until we get the OK so you don’t have to worry about it)
How long does it take to receive planning permission?
The local authority has a statutory eight weeks to deal with the application.
If you have any questions about the planning application process or would like to speak to an architect who can help you source and liaise with a local planner, go ahead and book a free call below with Yoop.
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