Navigating Planning Permission for Your Property Extension Obtaining planning permission to extend your property into your dream home can be frustrating, given the various procedures involved. Planning regulations are complex, and if not carefully understood, they can lead to pitfalls. It’s essential to know that you need planning permission for major architectural changes to your UK building, as well as for erecting new structures. Failure to secure the necessary planning permission can result in an enforcement notice, requiring you to remove any changes made. Understanding the ins and outs of planning permission and the types of changes it affects is crucial, although this can be daunting for many. In this post, I will outline the building projects that require a permit and how the process of obtaining one in the UK typically flows. Changes and Their Planning Permission Requirements Generally, significant changes to a building’s architecture will necessitate obtaining a permit. However, some major changes aimed at improving the building do not require permission. Below are common changes and their requirements: Extensions If you plan to add an extension to your home, this is usually considered permitted development. However, the extension must not cover more than half the land around the original house (curtilage) and must not exceed the height of the existing roof. Specifically, the extension shouldn’t be more than eight metres for a detached house and six metres for other houses above the rear wall. Additionally, the materials used should match the appearance of the existing house. Garages and Outbuildings Extensions to garages, sheds, greenhouses, and other outbuildings are generally considered permitted development. You can extend these structures without requesting planning permission, as long as the extension does not exceed four metres in height and does not cover more than half the land. Paving Over Garden You do not require planning permission for paving your garden, regardless of size, as long as non-porous materials are not used. However, if impermeable materials cover more than five square metres, planning permission will be needed. Doors and Windows Repairing or replacing windows or doors typically does not require planning permission. However, if your property is listed, you will need listed building approval and building control approval for window changes. External Walls and Roof Minor repairs or modifications to your walls and roof, such as painting or fixing a skylight, do not require planning permission. However, if you live in a conservation area or an area with significant vegetation, you will need permission to make changes. Wind Turbines and Solar Panels Temporary wind turbines do not require planning permission, but permanent installations do. The installation of solar panels generally does not require a permit. Fences, Gates, and Walls Extensions to fences, walls, or gates usually require planning permission, especially if changes are over one metre close to the road or two metres away from a boundary with a listed building. Trees and Hedges Trees and hedges are protected by tree preservation orders, meaning you will need permission to trim them, especially in conservation areas. However, you can reduce a hedge if it becomes a nuisance without needing permission. Indoors Most interior renovations, such as garage conversions, new staircases, bathrooms, kitchens, or rewiring, do not require planning permission. How to Get Planning Permission Planning permission can be a significant hurdle for homeowners. According to the Annual Homeowner Survey conducted in 2019, 27% (4.7 million people) experienced issues relating to planning permission while trying to renovate their homes. To avoid setbacks, consult a good planning advisor to understand local planning restrictions, targets, and priorities. They can help tailor your design to meet legal requirements. Alternatively, you can schedule an appointment with your local planning authority before submitting your application. Bring your proposal, including current floor plans and the proposed new design. During the meeting, seek feedback on your plan, ask about potential issues such as traffic and noise, and discuss site-specific matters like roads, footpaths, watercourses, sewers, and telephone lines. Conclusion Obtaining planning permission can be challenging, but by following the correct procedures, you can save yourself considerable trouble in the long run. Ensuring your planning drawings are accurate in scale and clearly demonstrate how the extension will affect its surroundings is crucial for a smooth approval process.

Understanding the Planning Permission Process If you want to carry out development, you need planning permission. The department responsible for the approval of development is your Local Planning Authority (LPA). To obtain permission, you must submit an application to your LPA. Interestingly, not all developments require planning permission. Let’s explore the planning permission process. Developments That Do Not Require Planning Permission Typically, minor changes to residential buildings may not require planning permission. If you’re unsure whether your intended development needs permission, visit your LPA’s website for clarification. In this article, we will outline the steps involved in the planning application process. Who Can Apply? You can apply for planning permission yourself, or you can appoint a planning consultant, architect, or surveyor to do it for you. This is advisable because detailed plans are required for the application, and a professional is best suited for this task. You can also apply for planning permission for land you do not yet own. However, it’s recommended that you establish an agreement with the landowner to purchase or lease the land before applying to prevent others from using the planning permission you have worked to obtain. When filling out a planning application form, you will need to sign different certificates depending on land ownership: Certificate A: If you are the sole owner of the land. Certificate B: If you are not the landowner but know all the owners. Certificate C: If you know some, but not all, of the landowners. Certificate D: If you do not know any of the landowners. How to Apply To apply, you need to fill out the planning permission application form, which you can obtain from the LPA website. Applications are submitted electronically through the Planning Portal or the LPA’s website. After submitting your application, your LPA must determine if it contains all the necessary plans and documents for evaluation. Once your application is certified as valid, the local authority will send you or your representative a formal acknowledgement, including a reference number for your application. It typically takes at least eight weeks for your local authority to grant or reject your application. For major applications, this process may take 13 to 16 weeks. After applying, the local authority will inform the public by advertising in newspapers, notifying neighbours, and placing a notice at the site. Before making a decision, the LPA needs to consult various agencies and bodies, such as the Highways Agency and the Parish Council. What Are The Planning Conditions? If your planning permission application is granted, it will often come with conditions. Common conditions may require you to commence work within a specified timeframe. All conditions imposed by your local authority must be justified concerning their relevance to planning and development. What to Do If Your Application Is Rejected If your application is disapproved, it is often because the proposal does not comply with planning policies. Your local authority will issue a refusal notice stating the valid reasons for the rejection and how it conflicts with planning policies. In this case, you can modify your application and resubmit it. If you resubmit your modified application within 12 months of the previous decision, you will not need to pay another application fee. However, if you wish to appeal the decision, you can do so within six months of the initial decision. The Planning Inspectorate handles such cases. Conclusion The process of applying for planning permission can be lengthy. However, with this article as a guide, you can better understand the application process and how to navigate any potential challenges.

Understanding Refused Planning Applications The planning process can be lengthy and complicated, often not yielding the desired results. If your application is refused, it’s essential to understand why and what steps to take next. This post outlines how to deal with a refused planning application. Options After a Refusal When you learn that your application has issues, communication is key. Your architect should regularly seek updates, address any issues raised by planners promptly, and inquire about any additional requirements needed to gain support. Often, applications are refused simply because architects did not update the submitted plans as requested by the planning officer. If your application is rejected, you have several options: Accept the Decision: Sometimes it may be best to accept the refusal. Amend Your Application: Make changes to your application to address the reasons for refusal. Withdraw and Resubmit: You can withdraw your application and submit a new one. Appeal the Decision: If you believe the refusal was unjust, you can appeal the decision. What Happens When You Get a Refusal? When your planning permission is refused, you will receive a written notification detailing the reasons for the decision. If you disagree with these reasons, you can request that the Planning Inspectorate review your case. If the reasons for refusal are clear, you can submit a modified application free of charge, addressing the issues outlined. Conversely, you may also appeal to the First Secretary of State if the local authority does not reach a decision within eight weeks or if you receive no communication about a delay. Appeal Process In England, appeals against planning decisions should be directed to the Planning Inspectorate. They will review your case file and make a final decision, which may take up to 23 weeks. You can appeal in the following situations: Your planning permission was refused. Your planning permission was granted, but you object to the attached conditions. Your planning permission was refused after having been approved previously. You did not receive a decision on your application within eight weeks and were not informed of any delays. You received an enforcement notice from the local authority that you wish to contest. Planning Breach A planning breach occurs when you carry out development without the necessary planning permission. If you proceed without approval, the local authority may serve you an enforcement notice. However, if a breach occurs due to a refused application, the authority can issue an enforcement notice. Before concluding a planning breach, the local authority will assess whether the development negatively impacts public amenities. If you receive an enforcement notice, you must comply unless you have submitted an appeal. Conclusion If your application is refused, it’s important to understand your options. Contact us for assistance in investigating the reasons for the refusal. A refusal may highlight specific issues that can be addressed in a new application. If you need planning advice, do not hesitate to reach out to our experienced team. For more information on appealing a planning decision, visit the GOV.UK website.

Choosing the Right Architect for Your Project Every client is unique, and the same applies to designers and architectural practices. Not all architects will suit every client for various reasons, such as budget constraints, the scope of work, or the size of the practice. Some designers may lack the experience to handle larger home extensions or new builds, while others might only work on projects of a certain scale. This is why it is crucial to choose the right architect for your project. Sourcing Multiple Quotes We always recommend that clients source at least three quotes from builders; similarly, you should consider multiple designers. By meeting and speaking with different architects, you can gauge who best suits your needs. Initial Planning Questions When you begin planning a home extension, you will likely have numerous questions. This is entirely normal, which is why selecting the right architect is vital. They should be able to provide comprehensive answers to your queries, instilling confidence from the outset. Most designers and architects offer a free initial consultation. During this meeting, consider asking the following questions: Questions About Design Design Approach: Don’t hesitate to ask the designer what they would do. A competent designer should be able to share ideas based on their experience. Planning Regulations: Inquire about what is permissible under planning regulations. It’s important to know from the start if your design may face planning issues. Permitted Development: Understand the difference between planning permission and permitted development. Not all works require full planning consent. For more information, the government’s Planning Portal is a good resource. Timescales: How long does the design process take? What about planning and building regulations timescales? How long will it take to find the right builder? How long will the construction take? Estimated Build Costs: Your architect should discuss your budget and ensure it aligns with the proposed design. Importance of the Initial Consultation The initial consultation is crucial; it’s your opportunity to assess who you will be working with throughout the project. It’s essential that you feel comfortable and can trust your designer. This choice will significantly impact your project’s success. Our Experience As a commercial and residential architectural practice, we are always looking forward to the next project. We enjoy the diversity of our work, whether it’s conducting feasibility studies, detailing drawings for building regulations, or completing various types of projects—from house extensions to office conversions. Residential Architects If you are looking for residential architects and want to explore what is achievable on your site, or if you need plans for a loft conversion or house extension, please don’t hesitate to get in touch. We welcome all inquiries and are here to inspire you, making your vision a reality.