Do you need planning permission or approval for building regulations?
Undertaking a home renovation or expansion project is an exciting endeavour. However, it’s essential to understand the legal aspects, including whether you need planning permission or approval for building regulations. Planning permission is likely required if you’re embarking on significant changes to your home.
Certain developments fall under Permitted Development Rights (PDR), but it’s always prudent to confirm. Proceeding without the necessary permissions can lead to complications and added costs.
Professional assistance
When working with architects, they often submit the plans on your behalf. Engaging one with a solid track record in securing planning permission in your locality is advisable. Alternatively, a competent planning consultant can assist with obtaining planning permission and understanding local planning restrictions and preferences.
Not all home or garden improvements require planning permission. Many projects can be executed under Permitted Development Rights, which are government-established rules that allow various alterations without needing to apply for planning permission.
Benefits of permitted development
Permitted development offers a clear idea of what can be constructed without the subjectivity of a full planning application. It’s particularly beneficial for residents in areas known for high planning refusals, providing direction and a starting point for their vision.
Common renovations under permitted development include rear extensions, loft extensions, and outbuildings. While these extensions typically require building regulations approval, full planning permission is only sometimes necessary, especially if you’re not altering your existing roof shape.
Examples of permitted development rights
Here are some examples of when you can use permitted development rights:
- Single-storey extensions up to 6 metres on terraced and semi-detached homes.
- Single-storey extensions up to 8 metres on detached homes.
- Extensions up to 4 metres in height, or 3 metres if within 2 metres of a property boundary.
- Double-height extensions up to 3 metres in depth, as long as it’s no closer than 7 metres to the property’s rear boundary.
The extension must cover at most half of the garden, and construction should use materials similar to those of the original building.
Restrictions on permitted development
However, there are instances where you cannot use permitted development rights. These include:
- If your home has been extended since 1948.
- If your home is listed or on ‘designated land’ (conservation area).
- If your property is a flat or maisonette.
In these cases, you will need to apply for planning permission. Most planning applications are submitted online through platforms like the Planning Portal.
The application process
Navigating the complexities of planning permission and building regulations can be daunting. Whether you’re considering a home renovation or expansion project, ensuring compliance with legal requirements is crucial. If your project requires planning permission and building regulations, you might have to make two separate applications.
Before submitting your application, meeting with your local authority may be worthwhile to address potential concerns about your work. This service may have a fee, but it could help streamline the process. Your application should include detailed drawings and comprehensive information on the materials you plan to use and any necessary reinforcements.
Importance of a pre-application meeting
A pre-application involves a formal meeting with a planning officer to discuss your project’s feasibility and potential issues that could arise with your planning application. This proactive step allows you to explore innovative ideas without risk, anticipate changes before making your official application, and reduce response time on your official application.
Even if full planning permission is optional, significant works, including extensions, usually require approval from building regulations. This includes all new buildings, garages that aren’t fully detached and under 30 square metres, all sizes of extensions, roof extensions, balconies and roof terraces, basements and basement extensions, and some conservatories and porches.
Necessity of planning permission
Planning permission is a requirement for various types of building projects. Whether you’re constructing a new home, subdividing your existing property, or changing listed buildings or those in designated areas, you’ll need planning permission. Likewise, if you consider adding large outbuildings or extensions to your property, you must secure planning permission.
However, it’s not just these large projects that require permission – there are some less obvious cases where planning permission is necessary. Here are some examples:
Planning permission for outbuildings and fencing
Sheds and summer houses: If these structures exceed 4m in height with a pitched roof or 3m with a flat roof, they require planning permission.
Fences and trellises: Any fencing, including trellises, that exceeds 2m in height requires planning permission, especially if it’s adjacent to a neighbouring highway.
Special considerations in conservation areas
Changes in conservation areas: If your property is in a conservation area, any alterations to windows and doors that don’t align with the area’s character require planning permission.
Driveways and patios: If constructed using impermeable materials like concrete, tarmac, or clay, these require planning permission.
Tree houses may seem harmless, but they can infringe on a neighbour’s privacy and thus require planning permission.
Raised timber decking: You’ll need planning permission if your decking is more than 30cm above ground level.
Timelines and legal compliance
Remember, it’s always better to check if your project needs planning permission before starting work to avoid legal issues. On average, your local authority takes around eight weeks to grant planning permission. Once granted, the consent lasts approximately three years from its date.
Navigating home renovation projects
By understanding the ins and outs of planning permissions and building regulations, you can confidently navigate your home renovation or expansion project, ensuring a smooth and successful process.
Are you looking to increase the worth of your home and improve your living environment?
Home renovations, such as installing a luxurious new bathroom or designing your ideal kitchen, present a fantastic chance to elevate your property’s value and enhance your quality of life. To explore your funding options, contact our team today!
Please note: a mortgage is secured against your home or property. Your home or property may be repossessed if you do not keep up repayments on your mortgage or any other debt secured on it.
