Tag: planningpermission

Advice Center

Planning Application Rejected? Here’s How To Resolve The Issue

22nd February 20230

If the authority refuses to give you permission for a planning application, they must give you a written reason explaining why it was denied.  If you are unhappy or unclear about the reasons for refusal you should talk to a member of the local authority planning department.  

Withdraw and resubmit –  

Withdrawing and resubmitting the application is the best option if something has come to light that could get your application denied. You should withdraw the application before it gets rejected. Then make the changes and resubmit.  

Apply for a planning application appeal –  

You can ask the local authorities that if changing the plans will make a difference.  You must submit your appeal within three months, if you have a major project, you have up to six months.  

However, the council will send you information on how to appeal. There are three ways of doing so – in writing, at an informal hearing, and a public inquiry. 

 Most councils will ask you to go down the in-writing route. You will get an informal hearing if there is a lot of public interest in the plans. A public inquiry will only take place for the most complex of cases.  

When appealing in writing you’ll need to write down all of the reasons why you think your application should have received planning permission. When writing you should be as detailed as possible and focus on the planning matters.  

Once this has been completed, a planning inspector will visit your home. The inspector will give his decision on the appeal within two to six weeks of the visit.  

Reasons your planning application can be refused –  

  • Protection of green belt land – local authorities are under clear instruction to strongly oppose any schemes involving potential harm to the openness of the green belt.  
  • Negative effect on character and appearance – this can be the most frequent issue. Projects that change the pattern of the houses are usually denied.
  • Loss of a family home – projects that want to convert a house into flats or non-residential places are a common reason for refusing this type of planning application.  
  • Overshadowing – you need to make sure your development doesn’t overshadow the neighbouring properties causing loss of light.  
  • Overlooking homes – causing loss of privacy. 

Accept the decision – 

Finally, your other option is to just accept the decision. Sometimes there will be circumstances in which your planning application will be denied. And there is nothing anyone can do about it.

You now know how to handle the situation, if your planning application is denied. Finding the best option is dependent upon the terms of refusal and on your determination to get what you want. 

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Advice Center

Conservation Area: Your Questions Answered

8th February 20230

A conservation area is an area of special architectural or historic interest, the character of which it is desirable to preserve or enhance. And in other words, the features that make it unique. So, conservation areas protect all the natural resources that are critical to people on earth. The protected areas provide for life’s essentials.    

What does it mean to live in a conservation area?  

Living in a conservation area can make it more difficult to make changes to your home. You will be able to alter your home. However, if you decide to make the smallest of alterations, you will need to apply for planning permission. For example, replacing your doors and windows.  

Is a conservation area the same as AONB? 

AONB stands for an Area of Outstanding Natural Beauty. They are similar but are not the same. An AONB are areas in the countryside in England, Wales, and Northern Ireland. They are areas that have been designated for conservation due to its significant landscape value.  

Is it worth buying a property in a conservation zone?  

If you are happy to live with the restrictions in place regarding maintenance and home improvements, then you should buy a home in an area like this. Whereas, if you have a more creative side and enjoy renovating then purchasing a home outside a conservation area might be best for you. In addition, living in a conservation area is likely to increase the value of your home as your neighbourhood is very appealing and will stay that way.  

How many conservation areas are in the United Kingdom?  

In early 2021, there were just under 9,800 unique conservation areas in England. They provide heritage protection for around 2.3% of England’s land area and over 10% of properties.  

Can I change the exterior of my house?   

Permitted development allows you to alter the exterior of your home looks as long as you build with materials that match the property’s existing look. Furthermore, if you’d like to change your property exterior look completely you will need to apply for full planning permission.  

Photo courtesy of BlogTO.
Loft Conversion

How To Create A Loft Conversion On A Budget

6th January 20230

Really want to add more living space to your home? Here’s how you can achieve a loft conversion on a budget.  

What Is A Loft Conversion?  

A loft conversion is the process of transforming an empty attic space into a functional room. And these are usually used as a bedroom, office space, gym, or storage space. 

Will You Need Planning Permission? 

So, most conversions do not require a planning permit, this is good because it will help save money on getting the permission. However, you are required to obtain permission if you alter the roof space in any way. If the head height of the roof is above 2.2 m you should be okay. But the best way to find out if you need permission is to check with the local council or planning officer. It is also good to check because if you go ahead without permission and you end up needing it, they can fine you. And that’s not what you want when trying to stay within a budget. 

Another way you can save some money is by not using an architect and doing the majority of the stuff DIY. There is no rule saying you need to have one, but it is highly recommended that you use architectural services when it comes to your project.  

It is a lot cheaper and straightforward to do a loft conversion compared to an extension. So, it is perfect for people who do not have much time and are on a budget. A dormer conversion is the cheapest type of loft conversion.  flat and shed roof dormers have simpler styles and reduce the cost.   

What Is A Dormer? 

A dormer loft conversion is when a box-shaped structure is added onto a pitched-shaped roof. Creating walls that sit at a 90-degree angle to the floor. This expands not only the headspace but the floor space as well.  

Dormer loft conversion,
A Dormer Loft Conversion

On average it can take up to 8 weeks or as little as 4 weeks, with certain styles less complex than others.  

Not everything about the conversion has to be professionally done. The interior finish can be your project. You can paint, wallpaper, hang curtains, fit the carpets. Anything that you do yourself is cutting costs.  

If you are including an En-suite in the loft hiring a plumber is an extra cost. Try positioning the bathroom right above the plumbing below, or near it. It saves a lot of work.  

If you are on a budget smaller loft conversions can benefit from the more natural light coming in. It is also good to use natural, lighter colours when decorating because it helps give the illusion of spaciousness.  

To be able to access the loft you would need a staircase to enter. A straight staircase is the most common style and affordable to build. The highest part of the loft, in line with the roof ridge, is an ideal location for the stairs.  

Pricing Of A Loft Conversion –  

There are many types of loft conversions which means the prices can differ. For a deluxe conversion expect to pay anywhere between £20,000 and £27,000. Whereas, the cost of a basic conversion could be somewhere between £9,800 and £12,500.   

For a DIY conversion the prices are a bit different:  

  • Price range – £9,400 – £48,000 
  • Average price – £29,100 
  • Cheap price – £9,400 

Although you might have done this project on a budget, a loft conversion can increase the house’s value by as much as 20%.  

Loft conversions
Loft Conversion

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Advice Center

Green Belt Areas: Everything You Need To Know

20th December 20220

England’s 14 green belts cover around 12.4% of land in the country and provide a breath of fresh air for 30 million people. 

What is a green belt area?  

A green belt is a policy and land use zone designation used in land use planning. They retain areas of largely undeveloped, wild, or agricultural land surrounding or neighboring urban areas.  

There are three different types of land and they are:  

  • Brownfield – land that has been built on previously, but is now vacant or in need of redevelopment.  
  • Greenfield – land that has not been built on before (agricultural/grassland). 
  • Green belt – highly protected land with tight restrictions on development.  

Local planning authorities are extremely cautious about their green belt areas. This is because the purpose of one is to capture the fugitive emissions emanating from plant operations, alternate the noise generated and improve the aesthetic. 

New homes can be allowed in the green belt if they meet the need. And this exception only applies to specific policies in the local plan. And only then if the need for those homes is clearly demonstrated they will be able to live in a green belt area. Developers need to submit a case for very special circumstances in which the building would outweigh the resulting harm to the environment.  

How much does it cost to buy green belt land?  

The cost of the land largely depends on whether it has planning permission or not. Green belt land is usually cheap if it doesn’t have consent to build on. It is cheap because of the strong building restrictions. However, if the area has consent to build on it could sell for about £500,000 per acre. 

Green belts are intended to check further growth of large built-up areas such as London. This is because they need to prevent neighboring towns from merging into one another.

You definitely can’t overlook the benefits that green belts can offer for your health and wellbeing. For example, being in the countryside where it’s rich with nature, and there’s plenty of fresh air for everyone to enjoy. They also double up as local nature reserves. So, they work brilliantly for wildlife, allowing creatures to move between habitats safely and flourish in a mix of landscapes. 

Instead of viewing the Green Belts as a limitation to building more homes, we need to focus on restoring and enhancing the land. So, it can continue to provide a space for nature and a place to relax, play and grow our food. 

Hellerick – Own work

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Conversions

Basement Conversion in London Guide for Homeowners

6th December 20220

Basement conversion in London can help provide valuable extra living space, and it does not require any change to the exterior of your home. Everybody wants more space in the home, and one of the ways is by house extension or converting the basement.

Loft Conversion provides additional living space on the top of the house. You can use it to create additional bedrooms. On the other hand, a basement is close to the main living space and access.

Options for Basement Conversion in London

If you want to create living space underneath the home, then there are the following routes:

  • You can create a basement
  • Or you can renovate an existing cellar or basement
  • If your house does not have a basement, then you can build a new one underneath the home or can extend out into the garden.

In this article, we are going to discuss 2nd and 3rd routes.

How Can You Use Basement For?

There is no doubt that the basement is a great space for your family; you can convert it into a home entertainment room or playroom. You can also use it as a utility room, storage and boiler furthermore, as the basement has its external entrance which makes it a self-contained unit, which makes it an ideal space for annexes or home office. If you want to make It an independent separate dwelling, then you need to express consent.

Does Basement Conversion London Worth It?

Whether a basement or cellar conversion worth your money depends on the cost and value of the property, additional living space under the house does make financial sense in high-value areas. If you are living outside London, then you need to take this decision after careful analysis. If you want to get an idea about the worth of space per square meter, then you can ask them from a local estate agent.

However, you should keep in mind that a basement with direct access worth more than any other dark cellar space. You also need to keep in mind that an area has a maximum value which you cannot exceed no matter what improvements you make. It also means that converting your basement is not going to increase the value of the property.

Sometimes, it is challenging to decide whether to convert a loft or a cellar. Because both of them costs about the same, but building a basement from scratch is a daunting and expensive task. However, creating a cellar will provide you with useable floor space compared to loft conversion.

Planning Permission for Basement Conversion in London

If you already have a cellar beneath your home, then you do not require planning permission for conversion. Because it comes under permitted development unless you are in a conservation area, if you are going to reduce the floor level of a basement to improve the ceiling height, then it will be treated as an extension which needs planning permission. However, some of the alterations and extensions also do not require a planning application; for more information, you can visit the planning portal, or you can visit the office of the local council.

The planning policy for the basement varies from one location to another. However, getting approval from the local council is not that difficult. If the work is not going to alter the appearance of the house, then the council does not have reasonable grounds for refusal. We have seen many people made iceberg basements which indicates that the policy for basements is still under review.

Basements and Building Regulations

If you are going to create a new basement, then you need building regulations approval. It does not depend on whether you are going to use existing cellar or creating a new one. These regulations are to make sure that the buildings are safe, energy-efficient, and hygienic. Renovating or repairing a current basement does not require building regulations approval.

You can download the documents from the government website. That is why; we recommend our clients to apply for planning permission rather than waiting for notice.

Party Wall Act

If the work is going to affect any party wall, for example, if the excavation is to be carried out near a party wall, or you are going to extend the wall. In such a case, it is essential to inform all the owners of adjoining properties.

How Long Do Basement Conversions in London Take?

A basement conversion usually takes a few weeks to complete. If you are going to convert a simple bedroom, then it will take just two or three weeks. But if you are going to convert the basement of the entire house, then it can take several months. Furthermore, if you can access directly, then you can live in your home during the work. But if the contractor has to remove the ground floor and rebuilt it, then you have to move out.

Extensions

Side extensions: planning, cost and building regulations 

24th November 20220

Many houses have a limited outdoor area. If you have extra land at the side of your property, and you are looking to add more space to your home, it’s worth considering a side extension. This is a great way to extend your kitchen or living area, without eating into your garden.  

Do you need planning permission for a side extension? 

Most side extensions are built without planning permission and under permitted development. There are rules you must follow to for your project to be under permitted development. For example: 

  • Must be single storey 
  • Cannot exceed 4m  
  • The width cannot exceed more than half of the original house.  
  • The materials used must match the exterior of the existing house.  
  • If the extension is within two metres of a boundary (which a side return extension usually is) maximum eaves height cannot exceed 3m. 

How much would it cost? 

An average side extension design can cost anywhere between £20,000 – £50,000. However, this depends on the size, finish and where you live. Also, internal work such as adding a kitchen or glazed doors will affect the final price. 

The benefits of a side extension –  

  • Adds value if done correctly. If you are just looking to do a single storey, the value can increase by 10%.  
  • Helps you maximise space at the side of your house. 
  • You won’t be losing any land at the rear of your property.  
  • Adds additional space to your home 

Building regulations –  

Finally, your project will need to comply with building regulations which cover everything from structural stability of the walls to fire safety, electrics, and drainage. These rules and regulations ensure that your extension meets national minimum standards of safety and workmanship. The approval of your local authority building control department is always required whether you require planning permission or not. 

Image: @house_of_capes
Advice Center

Fire proofing your home: What you need to know 

7th November 20220

A house fire is one of the scariest things a person can experience. More than 37,000 house fires are reported each year in the UK. It is devastating how fast things can take a turn for the worst. Around 200 – 300 people a year lose their lives due to household fires. This is why fire proofing your home is so important. Read on to find the best ways to fire proof your home.  

What does fire proofing mean? 

It’s the process of making buildings resistant to fire damage by including fireproof materials. This doesn’t guarantee that it will never burn, but it can reduce the impact of the extreme heat.  

Is fire proofing necessary?  

Yes, it protects buildings from collapsing and enables time for a safe evacuation of residents in the buildings.  

Ways to fire proof your homes –  

Use fire resistant materials –  

The materials you use for your home can have a big impact on your safety, and not many people know that. When it comes to materials, concrete panels, stucco or brick for exterior walls, steel framing for windows and concrete or metal for roofing are all good choices. Fire retardant paint is also a good idea. For decking, concrete, tiles, stone or brick are better than wood. 

After the great fire of London in 1666, thatched roofs were banned in the city to avoid another rapid spread of fire. Although, statistically homes with thatched roofs are no more likely to catch fire than those with conventional roofs. However, if they do the results are often rapid and spectacular. It seems worse, mainly because thatched fires in unprotected properties usually causes severe damage and therefore receives maximum publicity. 

Check and install smoke alarms –  

Smoke alarms are very important in homes, they provide early warnings of smoke and fire in your house. The best place to put a smoke detector is on the ceiling in the hallways and the landing. You shouldn’t put smoke alarms in the kitchen or bathrooms. You should check your smoke alarms at least once a month to see if they still work. And change the batteries every 6 months.  

Have a fire extinguisher on hand –  

Having an extinguisher handy can make all of the difference between a small incident in the kitchen and the entire house Burning down. A good place to keep one is in the kitchen, as that is where many fires start. Make sure it is handy and accessible to everyone in the house. 

Clear the gutters –  

Even if your roof if made from fire resistant materials, if you have leaves and debris up there it can cause a fire. Cleaning our cutters regularly is a good idea. Also, if you have a chimney, you should get that cleaned once a year to check for soot build up.  

(Image credit: Chris Snook )
Extensions

Single storey extension: what you need to know before planning  

21st October 20220

Adding a single-storey extension is a great idea to have some extra living space in the home. But before you start planning, check out advice from experts. 

There is no doubt that an extension is a great alternative to moving home. Buying a new home is a lengthy and daunting task than adding a simple extension. We also know that space in the UK is often tight for families in the cities. Hence, an extension is a neat solution to all of their living space problem. 

Most common extensions in the UK –  

When we talk about British homes, there are mainly three types of extensions: Side return extension, wrap around extension and the rear extension. However, we are going to focus on the most common, the single-storey rear extension in this article. 

A rear extension goes across the full width of the house. It goes out towards the garden. Edwardian and Victorian houses have a cellular feel. So, adding a rear extension can link together two areas to provide you with more open space for your family. Furthermore, if your house doesn’t get much daylight, adding bifolding doors or large windows to the extension can brighten the place up.  

Will you need planning permission?  

Whether you need planning permission or you can develop under permitted development rights. Single storey rear extension does require LDC (Lawful Development Certificate). You need to apply for this certificate to your local authority. Basically, it indicates that the extension you are building met permitted development requirements and you don’t need planning permission. It will cost you around £103 which is less than the planning fee. 

Will a single storey rear extension add value to your home?  

Well, how much value it’s going to add depends on the extension and space you want to create. Any extension adds value to the property that’s for sure. But you have to create a balance. You have to make sure that the extension is cost-effective and also adds value to your house. 

Image: https://www.thermaframe.co.uk/upvc-sash-windows-sevenoaks/
Advice Center

Basements: why are they uncommon in the UK?

20th October 20220

Having a basement in your home may seem like a given if you are from most parts of the United States. However, if you are from England, you probably don’t know that much about having a basement. 

When were basements common?  

Although, you may have not seen many, basements/ cellars actually are pretty common in some places in the UK. The Victorians and Georgians loved them. So, any town with lots of Georgian and Victorian housing like Leeds, Manchester or Edinburgh will have lots of basements. As for the places that don’t, you can break them down into a few reasons: 

Age of home. While the technology required to build underground spaces has existed for thousands of years. However, the requirement to do so has not. Before mass urbanisation began in the early 1800s, 60% of people lived in small, communities where land was pretty cheap. The cost of digging a basement for your house compared poorly to the cost of just buying a field out back and building a bigger house. 

Ground conditions. Unlike Scotland, Wales and the west of England, much of eastern and central England is quite low lying, and a lot of the east coast was reclaimed from salt marshes by the Georgians. This means that the ground was too wet and muddy to build a basement in, especially when it’s expensive and impractical to pump the water out every time it rains heavily and the water table rises. 

The weather. One of the main reasons that basements became very common in America is the weather. Both the intense cold in some parts and the risk of adverse weather in others. Foundations have to be built far below the ground to stop them being damaged by frost, so you might as well fill all that space with an extra room or two. Similarly, a basement doubles up as a tornado shelter in other places. The UK has little extreme weather, so basements weren’t as functional in the past as they are in North America. 

Why did the UK stop making basements? 

However, nowadays almost all new build homes have no cellar or basement. This is due to the extra cost of digging down further into the sub-soil and a requirement for much deeper foundations and waterproof tanking.  

How much would It cost to build a basement? 

If you are thinking of building an entirely new basement under your home, you should expect the starting costs to be around £2000 – £3,500 per square meter. On top of this you would need to pay for the contractors to complete the job. So, it’s not often a cheap project.  

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Advice Center, Architecture & Building

Stilt houses: reasons why you should raise your home 

18th October 20220

What is a stilt house?  

Stilt houses are houses built on elevated platforms. They can be built in a variety of locations. They are usually constructed over water, but they can also be built on dry land.  

Why are houses built on stilts?  

Many people have been building homes on stilts since the prehistoric times. Elevating homes can protect them against flooding and keep animals out. Which is why these types of homes are very popular in tropical and coastal regions.  

Are stilt houses safe?  

Even though they may seem unstable, houses built on stilts are normally secure. Builders traditionally use wood, bamboo, cane, or rattan for stilted houses. However, steel is now more commonly used as a construction material.  

Steel usually holds well in the ground and is less likely to break than other materials. Steel stilts will hold up adequately even if you want to build your house on an uneven surface. Although, like any house the structural integrity lies within the hands of the builders.  

Benefits of stilt houses –  

  • Maximise the view. By elevating your home your house will typically stand higher than other houses in the area. This will provide you with amazing views and far-reaching perspective of the surrounding environment.  
  • Extra space and ventilation beneath the house. With the house being raised you have a load of free space under the house, many people use this area as a car port. It also improves ventilation because the cool air can flow under the house. 
  • You can build on uneven ground. Because the house is off the ground you can build above uneven ground. This is good for the environment because the land is facing minimal damage. 
  • Can build over water. This not only makes for an unusual living space, but it also lessens the house’s mass and footprint on the fragile shore. 
Image: Shutterstock