Planning Permission

Architecture & Building, Planning Permission

Planning A Porch Extension For The First Time

4th April 20230

First impressions are important to people. So you should create a warm welcome for guests by adding a stylish and functional porch extension to the front of your home. 

What Is A Porch Extension?

A porch is a single storey structure. That can be enclosed and projects out from the front of the house.

Designing The Porch –  

A porch not just adds an extra bit of storage for shoes, or coats, it can be completely bespoke to suit your needs. A porch also can provide extra security benefits because it creates a barrier between your front door and the outside. Closed porches also are energy efficient because they prevent heat escaping and it saves you a bit on your bills. There are many different porch designs and choices when it comes to building one. Starting from brickwork, front doors, windows, and roof options. However, when you are making these choices, you need to make sure you are integrating the design of your original house.  

Planning Permission –  

A porch is considered to be permitted development. This means that you do not require an application for planning permission, provided: 

  • The ground floor area would not exceed three square meters 
  • No part would be more than three meters above ground level.
  • No part of the porch would be within two meters of any boundary of the dwelling house and the highway 

You would also need to check if you live in a listed building or a conservation area before you start your project.   Prices of a porch extension –  The prices of a porch extension can vary depending on what you want to do to the property and if you have a budget. Adding a porch typically costs around £1000-£1,200 per meter square. Installing a porch will very likely increase your home’s value. When it’s time to sell your home, some sources say the average return on investment for a porch addition is around 84%.  

Porch extension
Credit: https://www.pinterest.co.uk/pin/13159023902288428/

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Permitted Development, Planning Permission

The difference between permitted development and planning permission

26th September 20220

What’s the difference between planning and permitted development? This is one of the most frequently asked questions at Pro Arkitects. Many people often don’t know what each of them mean or get the two confused. So, this blog will explain the differences between the two.  

The definition of both applications –  

Firstly, planning permission is formal consent from your local authority to build or alter your home. This is in place to deter inappropriate developments.  

Permitted development is a pre-determined planning consent to carry out certain improvements to your home.  

What is the difference between the two?  

So, full planning permission is asking permission to build. It’s usually required when building a new dwelling or making extensive changes to an existing one. In addition, a planning application can take up to 10 weeks to decide. This includes a 2-week validation period and an 8-week decision period.  

Whereas, permitted development is simply notifying your local authority of your intension to do so. This was created, so that you can extend/ renovate your home without the need of full planning. As previously mentioned, works that require planning permission will require the submission of an application, whereas those that fall within Permitted Development rights do not, however, we would always advise applying for a Certificate of Lawful Development. Although, permitted development doesn’t require a decision time the application can also take up to 10 weeks. However, overall permitted development is quicker and cheaper.  

What requires planning permission?  

The most common are:  

  • Firstly, Change of use  
  • Two storey extension  
  • Changes to a listed building 
  • Finally, Demolish property and rebuild 

Things you can do within permitted development –  

  • Create a porch 
  • Convert the loft  
  • Install a conservatory  
  • Add windows and roof lights 
  • Build a shed or an outbuilding  
  • Rear or side single storey extension

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Architecture & Building, Planning Permission

Will you need planning to build an annex?  

8th September 20220

What are annexes used for? 

An annex is a self-contained living space, usually including a kitchen, bathroom and bedroom. They are used because they provide more living space in a home. They can be built as an attached extension to your home or built as a separate building.  

What is the difference between and annex and an extension?  

An annex requires there to be at least 50cm of space between the boundary and the building. Whereas, an extension can be built closer to the boundary, when attached to the main building. In addition, even if the building is self-contained, if it’s attached to the main house, it will be classed as an extension.

Will you need planning permission? 

Just like any building work, you do need planning permission before you start building your annex. You would either need planning permission or a lawful development certificate from your local planning authority.  

If the building is considered to be a separate dwelling, you will need to apply for planning permission.

If you are converting an outbuilding into an annex, you would not require planning permission. You would just need to apply for a change of use.  

Do annexes add value to your property?  

Recent information from checkatrade reveals that on average, and annex will raise the value of your property by 20-30%.  

Where can I place my annex? 

If you are building a separate annex or as an extension, planning authorities usually insist on it being as close to the main house as possible. You also need to factor in amenities: electricity; water and sewerage, as these will also define your location. 

Can you turn your garage into an annex?  

Yes, you can turn your garage or other outbuildings into an annexe space. However, it is best to consult an architect as the building will need to be updated to adhere to the building regulations for a habitable building. 

Image: https://the-green-room.co.uk/blog/two-bedroom-garden-annex/

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Planning Permission

What you need to know about Retrospective planning  

29th July 20220

What is retrospective panning permission? 

Firstly, retrospective planning permission is the granting of approval after construction or changes of us have been undertaken. Just because you have made changes to your property doesn’t mean planning permission will automatically be granted. The application will be treated the same as any other application.  

Why some people might not apply for planning –  

  • Planning takes too long –  

 Usually when people are ready to make changes to their home, they already have costs from contractors and are financially ready. An application can take between 8-10 weeks to get validated. And if your council are experiencing delays, you could be waiting even longer.  

So, with prices of materials and labour increasing all the time, people want to get the work done while it is still in their price range.  

  • Are un aware of the rules  

To someone who has completely no idea how the construction world works it could be an easy mistake to make.     

  • Thought no one would notice 

People are willing to build on to their property without planning permission because they think they would get away with it. But if the council find out they would need to apply for retrospective planning.  

The commonest reason property owners apply for planning permission after the work is completed is because they have been approached by the local authority. They will then be asked to disclose the work done on their house. The authority’s may have noticed the changes themselves, or someone may have told them.  

What if retrospective planning is refused?  

If the application is refused you have the opportunity to try and appeal. However, if the appeal gets rejected, the local authority can issue an enforcement notice. This means you have to put everything back to how it was before it was extended.  

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Permitted Development, Planning Permission

Planning Permission And Permitted Development

8th March 20220

Here is everything you can build under planning permission and permitted development. 

What do I need planning permission for? 

Planning permission is a form of consent from your local council, for a proposed building project. This is not always required, but usually needed when a completely new building Is proposed or a large change to the existing property. 

Do I need full planning permission? 

Building without planning permission is called permitted development. Permitted development rights allows homeowners to do certain building works that come under there rules and regulations. For example, the projects you can do under permitted development are: 

  • A standard loft conversion: As long as the loft conversion is no higher than the highest part of the roof and the materials used have to be the same or similar to the existing materials.  
  • Add a single-storey extension: The building materials must be the same or similar materials. Also, the extension cannot extend past the rear wall by 3 meters if a semi-detached home or 4 meters for a detached home. Must be built on the side or rear of your home. 
  • Change internal floor plan: you can change your internal walls as long as it is not a structural wall. You also need to make sure you’re not extending your overall footprint of the property. 
  • Replacing windows and doors: you do not usually need planning permission unless you live in a listed home or conservation area. 
  • Add a side extension: must be a single-storey and less than 4 meters in height. And, it can be no more than half the width of the original house. 
  • Add a porch: you will not need to apply for planning as long as the floor doesn’t exceed 3 square meters and no more than 3 meters above the ground. 

When is planning permission needed? 

  • Large building operations such as structural alterations, extensive construction, rebuilding and demolition. 
  • Engineering operations  
  • Subdivision of a building  
  • Material changes  

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Advice Center, Planning Permission

Learn all about permitted development rights

4th March 20220

What are permitted development rights?  

Permitted development rights are an automatic grant of planning permission that allows certain building works and changes of use to be carried out without having to make a planning application.  

What you can do under permitted development –  

While it’s essential to check with your local council first, permitted development rights should provide you with automatic planning permission for:  

  • Firstly, a small extension  
  • Single storey extension  
  • Double storey extension  
  • Demolition  
  • Certain change of use  
  • Loft conversion  
  • Garage conversion  
  • Basement conversion  
  • A porch less than 3m3  
  • Internal alterations  
  • Finally, rooflights or dormer windows not facing the highway  

When are the rights more restricted?  

In some areas of the country, generally known as designated areas, permitted development rights are more restricted. For example:  

  • A conservation area 
  • National Park  
  • Area of outstanding natural beauty  
  • Or a world heritage site 

You will need to apply for planning permission for certain types of work that don’t need an application in other areas. There are also different requirements if the property is a listed building.  

How much can you extend under permitted development  

For a large single-storey rear extension on a detached house, you can extend between 4m up to 8m. Whereas, for any other house can be extended 3m up to 6m, under permitted development. However, for larger projects, you may be likely to go through the neighbour consultation scheme. If your neighbours raise concerns, then your local authority will decide whether your plans can go ahead.  

In addition, you can build a single-storey side extension up to half the width of the existing dwelling. A single-storey rear extension up to 4m in length for a detached dwelling and 3m long for a semi or a terrace house; and, in certain circumstances, 3m two-storey rear extensions.  

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Planning Permission

Planning Permission Your Questions Answered

16th February 20220

Here below are the most popular questions asked about planning permission answered for you. 

What is planning permission? 

Planning permission is the consent from your local authority for a proposed building, which is in place to stop constructions that could be unsafe. 

What can I build without planning? 

  • Firstly, standard Loft conversion 
  • Single-storey extension 
  • Install garden room  
  • Replace windows and doors  
  • Reconfigure internal floor  
  • Erect fences and walls on boundaries 
  • Evaluate space with two-storey rear extension  
  • Install solar panels 
  • Add a side extension  
  • Put up a porch 
  • Construct a conservatory 
  • Build a shed 
  • Install rooflight or skylight 
  • Finally, install raised deck 

Under certain circumstances, these may need planning permission. For example, if you decide to have a complex loft conversion you will most likely need permission. 

How long does planning permission last? 

Your planning grant will eventually expire, usually in 3 years from when the permission was granted. 

What can affect you getting permission granted?  

  • Firstly, loss of privacy  
  • Loss of light/overlooking  
  • Noise 
  • Impact of a listed building  
  • Impact on conservation area 
  • Disabled access 
  • Government policy  
  • Parking  
  • Traffic  
  • Design, appearance and materials  
  • Nature conservation  
  • Previous planning decisions  
  • Proposals in development plan  
  • Layout and density of building  
  • Finally, highway safety 

What size extension can you build without planning permission? 

In addition, you can add up a home extension or conservatory up to six meters if your home is detached, without needing to apply for planning permission. 

What is the 4-year rule? 

The 4-year rule allows you to make a formal application for a certificate to determine whether your unauthorised use or development can become lawful. 

How big can a building be without planning permission? 

Maximum height of 2.5 meters. No Varadas, balconies, or raised platforms. 

What is the 7-year rule? 

Your local authority can take action against you if they find unauthorised development. However, if the development has been there for 7 years or more, legally your local authority cannot take action. 

What happens if you decide to ignore planning? 

If you do require planning but you proceed without it, you would have committed a planning breach. In the event of a planning breach, you will need to submit a retrospective application to the local council. 

Is breach of planning a criminal offence? 

Generally, enforcement. However, failure to comply with a planning enforcement notice is a criminal offense. 

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Advice Center, Planning Permission

Can you make amendments to a submitted planning application?

4th January 20220

To apply for planning permission, you would need to submit a planning application. However, it is easy to make a mistake such as the wrong name, or if you want to make amendments. This blog will explain to you if you would be able to change a submitted planning application. 

Making amendements to your application –  

According to the council, it is possible to amend your plans while the application is running. Although it would only be acceptable for minor amendments. Any big amendments won’t be accepted and you would need to apply for a new application. 

You can submit an application via the planning portal. It is often the easiest way because they also have a lot of information to help.

What do the statuses of your application mean?  

  • Drafted. Meaning that you are filling out the application and haven’t sent it to the local authority yet.  
  • Submitted. These applications can be amended as they haven’t been downloaded by the Planning Authority.  
  • Transferred applications are changed in a controlled manner. This is because they’ve alrbeen received by the planning authority.

How long do amendments take?  

The council should give you an answer within 28 days. Unless they have contacted you and a different time has been agreed upon.  

Cost of an amended application –  

The application fees can change due to the nature of the amendments, and you may need to pay an additional fee. If you believe a refund is due, then you would need to discuss this with the local planning authority. Once they have validated your amended application and confirmed the fee due.  

The application fees can change due to the nature of the amendments, and you may need to pay an additional fee. If you believe a refund is due, then you would need to discuss this with the local planning authority once they have validated your amended application and confirmed the fee due.  

What you CAN and CAN'T do after planning approval

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Advice Center, Planning Permission

How to apply for a dropped kerb

16th December 20210

A dropped kerb is where there is a dip in the path and kerb that lets you park your car on a driveway outside your house. The kerb is dropped from the normal height and the path is strengthened to take the weight of the vehicle.  

Before you apply –  

To have a dropped kerb it must: 

  • Leave enough room for you to park your vehicle completely on the property. 
  • Be a minimum width of 2.4m  
  • Be more than 10m away from a road junction.  
  • Meets visibility guidelines 
  • Have suitable drainage near your house.  
  • Be at least 1.5m from streetlights. 
  • Avoid removing tree roots 
  • Have permission from the property owner. 

Planning permission –  

You must contact your council to find out if you require planning permission for a dropped kerb. Then, if the council confirms that you need to require permission, you will then have to apply for an application. However, if the council tells you planning permission isn’t necessary, they would require confirmation. 

Existing dropped kerbs –  

If you would like to extend an existing dropped kerb, you must create a new application.  

Application cost –  

Householder application  

  • The cost to apply for permission is £320 
  • £150 will be returned if the permission is declined or not approved.  
  • Applications are usually handled by the housing or environmental health department at your local council. 

Developer application 

Administration and inspection fees are based on the following rules:  

  • 2 to 5 properties – £215 per property 
  • 6 to 25 properties – £106 per property 
  • More than 25 properties – £2,650 

Building cost –  

Once you have got the planning permission, you can then hire a contractor to start the work.  

The average cost of building a drop kerb, and depending on the complexity will cost around £1000. And a contractor will usually charge an additional £180 – £220.  

There can also be additional costs that you should be aware of. Here is a list of extra things you may want to consider when dropping a kerb:  

  • New driveway 
  • Wall demolition 
  • New driveway gate 
  • New fence 
  • Skip hire 
  • CCTV system  
  • Outdoor lighting 
  • Removing trees 
  • Moving a street light 

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Advice Center, Planning Permission

Learning About Change Of Use And What Their Class Mean

19th November 20210

What is a change of use?  

A change of use means when a building or occupancy is altered or replaced, for example from manufacturing to an office.  

If you wish to apply for a change of use of premises, you may need to get planning permission from the local authority. However, planning permission will not be needed if your existing and proposed fall within the same class.  

Current use classes –  

For any applications, the use classes in effect when the application was submitted will be to determine it.  

Class B – 

  • B2 General industrial – use for industrial process other than one falling within class E.  
  • B8 Storage or distribution – this class includes open air storage.  

Class C –  

  • Firstly, C1 Hotels – hotels, boarding and guest houses where no significant element of care is provided.  
  • C2 Residential institution – residential care homes, hospitals, nursing homes and boarding schools 
  • C2A Secure residential institution – Including prison, young offenders’ institution, detention centre, custody centre, secure hospital etc. 
  • C3 Dwellinghouses – this class is formed in 3 parts: C3A use by a single person or family.  
  •  C3B covers up to 6 people living together. E.g., supported housing for people with learning disabilities and mental health issues.  
  •  C3C allows for groups of people living together as a single household.  
  •  C4 houses in multiple occupation – small shared houses occupied by 3 – 6 unrelated people.  

Class E – Commercial, Business and Service – 

  • E(a) Retail sale of goods, other than hot food 
  • E(b) Sale of food and drink for consumption on the premises 
  • E(c) provision of: Financial services and professional services 
  • E(d) Indoor sport or fitness 
  • E(e) Medical or health services 
  • E(f) Day nursery or day centre 

Class F – Local Community and Learning – 

  • In addition, F1 Learning and non-residential institutions –   

             (a) Provision of education 

            (b)  Display works of art  

            (c)  Museums 

            (d) Public libraries 

            (e) Public halls 

            (f) Worship or religious instruction 

            (g) Law courts 

  • F2 Local community –  

              (a) Shops selling essential goods, including food.  

              (b) Halls or meeting places for the use of the local community.  

              (c) Places for outdoor sports.   

              (d) Indoor or outdoor swimming pools or skating rinks. 

 Sui generis

 Finally, the definition is buildings that don’t fall within any particular use class. Some examples include theatres, arcades, casinos, nightclubs, laundrette.  

Can I change the use of my business premises? - IWG Solicitors

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