Planning permission guide for extensions and self-builds

Almost everyone has some knowledge on planning permission, often based on actual advice or just on something they had read in the local news. There are often interesting, weird and wonderful stories about planning such as the one everyone knows about the farmer who built a castle behind a wall of straw bales. Apparently, the home owner tried to take advantage of an old planning law which protected castles from being brought down.
Thankfully, most people approach us for relatively more ordinary projects such as extensions or self-builds. But even in these cases its important to get advice about potential planning issues or concerns.
When taking on any project we always research the following;
- Planning history?
This is important as, for example, any permitted development is only valid assuming that the property has not already been extended.
2. Planning policy
When it comes to new dwellings, this is the most important consideration. Is the land within the defined development boundary? If not then other justifications for the development need to be found.
3. Is the property in a conservation area?
Even if the property itself is not listed, special design considerations are needed if it is within a conservation area. A heritage statement may also be required.
4. Flood risk zone
Is the property in a flood risk zone? This is important as it means that any new dwelling or part cannot be lower than the existing ground level. A flood risk assessment may also be required to accompany the planning application.
5. The 45 degree rule and right to light
This is possibly the most well known planning consideration but calculating the 45 degree line or the angle of the sun at different times of the year is not always straightforward. We’re usually able to indicate the maximum allowable extension after our site visit. A daylight modelling assessment may be required for more complex cases.
6. Topographical assesment and trees
Hold that chainsaw! Many trees are protected under tree preservation orders. If there are trees on the site then its important to investigate to find out if any tree is under a TPO as any deliberate damage caused can result in hefty fines.
The above points are just a few considerations. The next step is to decide which type of planning application should be submitted;
- Pre-application advice
This is becoming increasingly popular and is usually appied for if there are significant concerns or questions. For example if the site is not within a defined development boundary.
2. Householder application
This is the standard application for home extensions.
3. Full planning application
This is required for any new build units. The fee is currently £462.00 per unit being built. A full plans application is also required for property conversions for example if a building is being converted into x4 flats then £462.00 x 4 is payable.
For more information or to discuss your project, why not get in touch with us ? We would love to hear from you.
Adil Bashir
Director

Spark Design and Planning
www.sparkdesign.co.uk
01332 977487
hello@sparkdesign.co.uk
