Planning Permission advice for an extension, please!!

[immyp]

Calling anyone who has had or is having any kind of extension work done. I'm looking to have a very simple kitchen extension done in April. Nothing fancy, not even a side-return. Literally knocking down the kitchen wall and extending out into the garden by 2 metres. But before I can go ahead, the builder needs me to confirm 100% whether I need to alert the council and obtain planning permission. As far as I know (which isn't much when it comes to these situations), if you extend out 3m or less and it remains single story, then you don't need planning permission. But even though I've called Southwark Council, I am none the wiser as they just told me to go to a Planning Portal website for details and that was pretty mind boggling, so I'm none the wiser and stressing as time is running out before work can start. So if anyone can give me any useful tips or point me in the right direction on exactly what I need to do planning-wise in order to go ahead with the extension and keep it all above board, I would be hugely grateful! Thank you.

[James Barber]

Hi immyp,

I'd have thought you do need planning permission. But if you email me I;ll get a definitive answer from the council planning department for you.

[Penguin68]

Depending on the cubic footage of your proposed extension, relative to the existing house, and assuming no previous extensions were undertaken post 1949 (about) it may fall under 'permitted development'. Such work would not require planning permission per se but it would need to meet the borough's current planning rules and building regulations - and the planning department would need to confirm that it did. A council issued certificate confirming this would be required by any future buyer to demonstrate the works were lawful. As long as you meet planning rules then a 'permitted development' does not require planning permission - but it still must meet planning rules. The planning department are the best people to confirm this - when they see the plans. The rules about permitted development have changed http://www.planningresource.co.uk/article/1343825/new-permitted-development-rights-will-affect-applicants-local-planning-authorities - three key paragraphs here are:-

Single-storey domestic rear extensions up to eight metres deep for detached houses and six metres for all other houses were exempted from the need for planning permission for three years up to 2016 by a permitted development right introduced in 2013. This replaced the respective limits of four metres and three metres under the previous system. Pickles' written ministerial statement extended this exemption until 2019, but with more restrictions than originally proposed, as well as limiting the life of the measures to three years rather than making them permanent.

and

Planning departments also have to prioritise applications for prior approval - even though they do not receive a fee for them, said Stephen Weeks, head of planning at the London Borough of Brent. "If they are not considered within six weeks, they are deemed to have been approved," he noted. According to the DCLG's figures, the borough received 163 applications for prior approval in the last quarter of 2014, the largest number for any English planning authority in that time.

with

Under the rules for the householder extension permitted development right, local authorities must notify neighbours of applications for prior approval. Where objections are made, councils must decide whether the impact on the amenity of all adjoining properties is acceptable.

What I think all this means is that you can do more than you think, but you need prior approval (based on submitted plans) from the council to do it. But a planning committee may not have to consider it, only officials, unless there are objections.

Amended to add:- http://planningguidance.communities.gov.uk/blog/guidance/when-is-permission-required/what-are-permitted-development-rights/ is also very helpful.

[red devil]

Penguin68 Wrote:

-------------------------------------------------------

> Depending on the cubic footage of your proposed

> extension, relative to the existing house, and

> assuming no previous extensions were undertaken

> post 1949 (about) it may fall under 'permitted

> development'.

Under PD, cubic footage is irrelevant for ground floor extensions, PD uses distance parameters, not volumetric.

Here are the main things you can and can't do under PD...

- No more than half the area of land around the "original house"* would be covered by additions or other buildings.

- No extension forward of the principal elevation or side elevation fronting a highway.

- No extension to be higher than the highest part of the roof.

- Single-storey rear extension must not extend beyond the rear wall of the original house* by more than three metres if an attached house or by four metres if a detached house.

- In addition, outside Article 2(3) designated land* and Sites of Special Scientific Interest the limit is increased to 6m if an attached house and 8m if a detached house until 30 May 2019.

- These increased limits (between 3m and 6m and between 4m and 8m respectively) are subject to the prior notification of the proposal to the Local Planning Authority and the implementation of a neighbour consultation scheme. If objections are received, the proposal might not be allowed.

(I think this means that you don't have to inform the LPA if your extension falls within the original limits of 3m and 4m respectively, i.e. a neighbour consultation scheme isn't required, but worth double checking with the LPA first)

- Maximum height of a single-storey rear extension of four metres.

- Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres.

- Maximum eaves height of an extension within two metres of the boundary of three metres.

- Maximum eaves and ridge height of extension no higher than existing house.

- Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house.

- Two-storey extensions no closer than seven metres to rear boundary.

- Roof pitch of extensions higher than one storey to match existing house.

- Materials to be similar in appearance to the existing house.

- No verandas, balconies or raised platforms.

- Upper-floor, side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor.

- On designated land* no permitted development for rear extensions of more than one storey.

- On designated land no cladding of the exterior.

- On designated land no side extensions.

[immyp]

You are too kind! Thanks so much for providing such helpful and detailed information. Very much appreciated!

[DirtyBox]

If you ever want to sell it you will need a Certificate of Lawfulness even if it doesn't need planning permission

[LondonMix]

I agree a certificate of lawfulness (showing that what you've built conforms with permitted development) will make selling it easier (though its not impossible to sell without it). For that you need to submit a detailed application similar to planning permission except you are only getting confirmation that the plans conform. I wouldn't wait to get the confirmation to start building necessarily if you are confident they are compliant.

Either way, you do need to notify building control of the works which is a separate branch of the council.

Good luck, its well worth it!

Why don't you want a side return though? My two cents is that it feels like you are getting much more space with a side return than a rare extension unless your kitchen is already unusually wide.

[immyp]

Thanks everyone, you've been a real help. I finally spoke to a Planning person at the local council who confirmed (as have several of you) that planning permission is not required but a certificate of Lawfulness is highly advised. So I'm in the process of applying for that. LondonMix - the property we're buying isn't actually Victorian so it doesn't have a side return, hence just extending the current kitchen. If it did have a side return, you're right, I'd definitely be extending that :)