Guide for Planning Permission
Kitchens, Living rooms, Side Extensions & Rear Extension
What is Planning Permission? Planning permission is the formal approval required to undertake certain types of building work. This can range from home extensions to major commercial developments. The process ensures that any building activity is in line with local and national policies.
Types of Planning Permission:
Full Planning Permission: For major developments or significant changes.
Outline Planning Permission: For large projects where the detailed design is not yet finalized.
Reserved Matters: Detailed aspects of a project granted outline permission.
Householder Planning Permission: For home extensions and alterations.
Lawful Development Certificates: For work that does not need planning permission.
Key Frameworks
National Planning Policy Framework (NPPF): The government’s set of guidelines for determining planning applications. It aims to ensure sustainable development.
Local Development Plan (LDP): Local authorities' specific plans that align with the NPPF but cater to local needs and contexts.
Steps to Obtain Planning Permission:
Submission of the Planning Application
Use the Planning Portal to find your LPA
The applicant submits the planning application to the local planning authority (LPA). This includes plans, forms, a fee and any necessary associated documents.
Validation of the Application
The LPA checks and validates the submitted plans and documents. Validation ensures that all necessary information has been provided for the application to be processed
Acknowledgment
Once validated, the LPA sends a letter to the applicant (or their agent) with details of the case officer assigned to the application, the reference number, and the determination date (the date by which the decision is expected).
Public Notification
The LPA publicizes the application. This can include:
Notices in local newspapers.
Posters on lamp posts near the site.
Letters to neighboring properties.
Online publication on the LPA’s website.
Consultation with Stakeholders
The LPA informs relevant consultees, such as the water board, highways department, and other statutory bodies that might be affected by the development
Public Comments
The public is given a few weeks to comment on the application. This period allows for feedback and objections from neighbors and other interested parties
Determination Process
Approximately two weeks before the decision date, the LPA begins the determination process. This involves reviewing all comments and feedback from the public and consultees.
The case officer prepares a report with a recommendation for approval or refusal, which is then considered by the planning committee or a senior officer
Decision
A decision is typically issued within eight weeks from the validation date (13 weeks for major developments).
The decision may be:
Approved: The application is granted permission, possibly with conditions that must be adhered to.
Refused: The application is denied, with reasons provided
Post-Decision Actions
Appeals
If the application is refused or the approval has onerous conditions, the applicant can appeal the decision to the Secretary of State.
Appeals must be lodged within a specified time frame, usually six months from the decision date.
Community Involvement
If you become aware of a development proposal late in the process, it is crucial to get involved promptly. Submit comments or objections as soon as possible during the public consultation period
Tips for Applicants and Concerned Parties
For Applicants
Ensure all necessary documentation is complete and accurate to avoid delays during the validation stage.
Engage with your LPA early, potentially seeking pre-application advice to identify and address potential issues
For Concerned Neighbors
Stay informed about local planning applications by regularly checking your LPA’s website or subscribing to notifications.
Submit comments and concerns during the public consultation period to ensure your views are considered in the decision-making process
Extending Your Property: Guidelines and Restrictions
When planning to extend your property there are several guidelines and restrictions to consider. These rules are designed to ensure that extensions are in harmony with the existing property and surrounding area.
General Rules for Extensions:
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Rear Extensions:
Single-Storey Extensions: You can extend up to 4 meters to the rear.
Double-Storey Extensions: You can extend up to 3 meters to the rear.
Height and Rear Boundary Restrictions: There are specific height and boundary restrictions which are currently under review. The government has proposed doubling these limits. -
Coverage and Building Line:
The extension must not cover more than half of the garden area.
The extension must not extend beyond the front of the original building line. -
Material Consistency:
The extension must be constructed using the same or similar materials as the existing
property to ensure a consistent aesthetic. -
Side Extensions:
Permitted, but subject to specific height and width restrictions which must be adhered to.
Detailed Guidelines:
Rear Extensions:
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Single-Storey Rear Extensions:
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Maximum projection: 4 meters from the rear wall of the original house.
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Maximum height: Typically, the maximum height at the eaves should not exceed 3 meters, and the overall height should not exceed 4 meters.
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Double-Storey Rear Extensions:
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Maximum projection: 3 meters from the rear wall of the original house.
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Height: Must comply with specific regulations to prevent overshadowing and overlooking neighboring properties.
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Coverage and Building Line:
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The extension must not exceed covering 50% of the garden area surrounding the original house (excluding the area covered by the house itself).
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The extension must not protrude beyond the established front building line of the original house. This helps maintain the character and appearance of the street.
Material Consistency:
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The external materials used for the extension must be similar in appearance to those used in the construction of the existing house. This includes the type of bricks, roof tiles, and other exterior finishes.
Side Extensions:
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Side extensions are generally permitted development but must comply with height and width restrictions:
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Typically, the maximum height for a single-storey side extension is 4 meters.
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The width of the side extension must not exceed half the width of the original house.
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Current and Proposed Changes:
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Current Restrictions: The current rules limit the size and height of rear and side extensions to
ensure they are proportionate and do not negatively impact neighboring properties. -
Proposed Changes: The government is reviewing these restrictions and has suggested
doubling the current limits. This could allow for larger rear and side extensions, subject to
specific conditions
and approvals.
Planning Permission and Permitted Development Rights:
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Permitted Development Rights: Many small-scale extensions fall under permitted development
rights and do not require formal planning permission. However, these must still comply with the guidelines mentioned above. -
Planning Permission: Larger extensions or those not meeting permitted development criteria will require formal planning permission from your local planning authority (LPA). Always check with your LPA before commencing any building work to ensure compliance.
Conclusion:
When planning an extension, it is essential to adhere to local planning guidelines and regulations to ensure your project is compliant and successful. Consulting with your local planning authority and potentially seeking professional advice can help navigate the process smoothly.