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Planning Permission and Building Regulations approval

PLANNING PERMISSION FOR HOUSE EXTENSIONS AND ALTERATIONS
Planning permission is mainly concerned with the environmental impact of your
proposals -  the appearance, the affect on the street scene and the effect on your neighbours.
DO I NEED PLANNING PERMISSION?
If you are extending or altering your property you sometimes do not need planning permission for small changes or extensions.
You may have Permitted Development Rights which allow you to build a rear or side extension up to a set size. [A]
You can normally add a small front porch to your house.
You may be able to convert your loft within the Permitted Development Rights. [B]
Some detached structures such as garages can sometimes be constructed without planning
permission. [C]
B
A
C
PLANNING APPLICATIONS
Planning applications are lodged on standard forms and must include
drawings describing the building “as
existing” and “as proposed” in plan, elevation and section. Further plans are required to show the relationship of the proposals to the site boundaries and neighbouring properties, nearby trees, and also the extent of ownership.
The local authority charge a standard application fee to process the
application.
Planning applications usually take about 8 weeks to determine.
WHAT ARE THE LIMITATIONS ON
PERMITTED DEVELOPMENT?
The following list provides an overview of the likely Permitted Development Rights for your house. Local Planning Authority Design Guidelines can also impose further restrictions and a check should always be made with the local authority prior to proceeding.

1. Permitted Development Rights vary depending on whether your property is detached, semi- detached or terraced.
2. Generally, you can construct an extension where this will increases the house depth by less than 3-4m. Actual dimensions depend on the house  type, the distance from boundaries and the garden size. There is currently temporary legislation in place until 30 May 2016 increasing the permitted extension depth to 6-8m under certain conditions.
3. Height restrictions apply to these extensions, especially when constructing close to site boundaries.
4. Permitted Development Rights only apply to extensions no nearer to a public highway than the existing house.
5. You can construct a detached building behind your house, either 3m high if flat roofed or 4m high if the roof is pitched but limited to  2.5m high if within 2m of the boundary.
6. You can construct a porch of up to 3sqm floor area and 3 m high if it is more  than 2m from a public highway.
7. You can add dormer windows to your roof if they  are within a combined volume limit of 40-50cum (actual volume depends on house type), are kept 20cm below the ridge line and do not face a public highway. If you are only using Velux type roof windows, you do not usually need planning permission to convert your roof to living space. However, any windows facing your neighbours will need to be obscure glazed and non-opening below 1.7 metres and you will still require Building Regulations approval for the  conversion.
6. Where you intend to lay hard paving with an area greater than 5sqm in front of your house, the surface cannot drain to the mains drainage system. Alternative drainage methods must be adopted - for instance, installing gravel or other porous paving finishes or draining to a new soakaway. (note: under the Building Regulations  soakaways cannot be located less than 5 metres from your house).
7. You cannot incorporate a balcony or veranda if  more than 30cm above adjacent ground level.
8. There are limited Permitted  Development rights for properties in Conservation Areas or areas subject to
Article IV Directions.
Works to Listed  Buildings will always require Listed Building  Consent and there are generally no Permitted Development Rights.
PLANNING PERMISSION
is required for most other
types of development
BUILDING REGULATIONS APPROVAL FOR HOUSE EXTENSIONS AND ALTERATIONS
The Building Regulations relate to the construction of your proposals.
Nearly all construction work requires Building Regulations Approval.
This is a technical approval which
ensures that the construction meets
reasonable levels of performance in terms of structural stability, damp
resistance, fire protection, ventilation, sanitation, thermal performance,
access and general safety.

As well as checking construction drawings for compliance, Building Inspectors make regular site visits to ensure their requirements are incorporated into the works.

Building Regulations applications are made on a standard form. The amount of information provided is not prescribed but approval will not usually be granted where information is missing unless there is a specific reason why the details are not available, such as where a specialist
subcontractor will be providing them.

The local authority charge standard fees based on the size or cost of the works. There are usually two fees involved, the first submitted with the application and the second paid at the commencement of construction.

DO I ALWAYS NEED BUILDING
REGULATIONS APPROVAL?
Not always - some small detached
buildings can be exempt from the Building Regulations.

WILL MY CONSERVATORY NEED
BUILDING REGULATIONS APPROVAL?
No, as long as your building meets the requirements for a conservatory, which are:
At least 75% of the roof is glazed.
At least 50% of the walls are glazed.
The conservatory is separated from the house with doors or windows.
The glazing is safety glass.
The floor area is less than 30 square metres.
Any structural works associates with enlarging existing openings will require approval.
Planning Permission may be required for your conservatory.

DO MY REPLACEMENT WINDOWS NEED BUILDING REGULATIONS APPROVAL?
Yes, but most replacement window companies are licensed to do this work and will lodge the appropriate notification.

I AM JUST HAVING MY HOUSE RE-WIRED. DOES THIS NEED APPROVAL?
Yes, these works now require approval.
However, many electricians are licensed to self certify their installations.