Fao The Builder

[Bazile]

As you are aware you don't need planning permission to build a standard single storey extension on a semi , up to 3 m. 

Also this is the case up to 6 metres , providing your neighbours , don't object .

Do you need to get it in  writing from your neighbours , that they don't object ?

Also where do you get the consent forms ,for a party wall agreement , with respect to the extension ?

Thanks

 

 

[Atheist]

Unless things have changed since my retirement, you should apply to the Local Planning Authority for a Lawful Development Certificate.

Whatever anyone else might say, they are the ones who have the power to make you demolish it if you have slipped up and committed an unlawful development.

Party Wall Agreement is not a  planning issue and I can't advise with confidence, but you can get info online.

 

[-SharonA-]

Baz is correct as my neighbour built a single storey extension and was told she didn't need any permissions. But she did get it checked out electrically etc.

[Atheist]

Yeah, but if bloke down the pub says it's ok, that won't 'stand up in court' if it comes to the crunch.

Get the LPA to certify that you are in the clear.

[Hymie]

This government technical guidance document shows how complex the subject is:-

https://assets.publishing.service.gov.uk/media/5d77afc8e5274a27cdb2c9e9/190910_Tech_Guide_for_publishing.pdf

[The Builder]

Hiya Baz. As Hymie's link shows, it's  ridiculously over-complicated.

David Cameron introduced the extra limit of 6 metres simply to make the government appear to be relaxing some Planning Regulations. Politicians take absolutely no regard of practical implications.

Of course there's no way of gauging neighbours' concerns without a formal Planning application. It's just one of the more absurd aspects of our farcical Planning system.

Short of a full application, Atheist's Certificate of Lawfulness is the only way to be sure. The only difference between a full application and a Cert of L is that PP is subject to guidelines and whim, and may be rejected.  With a Cert of L, as long as you're confident of being within guidelines, it will be approved.

Cameron, and most politicians, are there to have their cake and eat it . They 'appear' to be making Planning easier while pandering to local opinion at the same time (i.e. voters.)

Of course you can canvass  neighbours, but they may well change their minds as work proceeds.

Party Wall Agreement templates are easily available online. It's a fairly straightforward procedure.

You need a strong stomach for anything to do with Planning in this country Baz.  😏

[Bazile]

Thanks all 

So TB at the risk of sounding stupid  - we want to do a 4 metre extension .       So are you saying that we don't need to go through the planning permission process -  all we need to do is only apply for a certificate of lawfulness ?

What exactly to you mean by being 'confident of being within guidelines '?

 

 

 

 

 

[Zacs-Master]

Use this as a guide. There isn't a black and white answer:

https://www.planningportal.co.uk/permission/home-improvement/getting-started/do-you-need-planning-permission

You will need Building Regulations approval, or at least a Building Notice to be completed. 
https://www.gov.uk/building-regulations-approval

A party wall certificate will be required if there are Excavation within three metres of and below the level of a neighbour's foundations.

https://www.gov.uk/party-walls-building-works

 

[The Builder]

Some good stuff there from Zacs 😎

That's right Baz.  See here for fees.

https://ecab.planningportal.co.uk/uploads/english_application_fees.pdf

If I understand it properly, it should be half of the normal planning fee.

Put your drawings in with the application. (Complete with external measurements.)

When I say 'confident', all I can suggest is you go through the conditions given on the Planning Portal site for Permitted Development linked by Zacs.

It's a chore, but well worth it  😎

[Bazile]

I thought this extension business was going to be simple 

 I have looked at  the ' permitted development ' info 

It says that you can extend at the rear of a semi , up to 6 metres  ' with  prior approval ' 

Does  'prior approval' means obtaining   a 'Lawful Development Certificate' ?

 

[Zacs-Master]

Complicated isn't it. Having read the info in this link, I'm not sure an LDC is what you need;

https://www.planningportal.co.uk/planning/planning-applications/consent-types/lawful-development-certificate

If I were you, I'd make a planning application. 
 

Don't forget, you'll also need to make a Building Regs application (plans are required), or a Building notice application (no plans required). 

[Atheist]

A planning application will attract a higher fee than a LDC app. If an application for express planning permission is submitted, then the LPA should spot if the proposal does not need express permission and should issue a LDC instead. If they don't spot it and decide that the proposal should be refused on normal planning issues you might then have to go through the bother of appealing the decision on the grounds that express PP was not required. You could write to the LPA showing them your plans and requesting an informal view as to whether or not express permission is required.

Good luck.

 

[Zacs-Master]

Unfortunately, Atheist, planners are far too busy to meet informally anymore. They will ask that you submit a 'pre application' instead which is a waste of time as it virtually requires all the same info as a Full Planning Application. 

[Atheist]

It will cost money to get reassurance that you will not build something which might have to be demolished. You could pay a planning consultant to act for you, or a mate of a mate who is a planning officer, or a m of a m who thinks he knows what he's doing. You'll get what you pay for. If you're planning to spend many thousands of pounds building something you really ought to be prudent and cautious. Would you buy a house without a survey?

If you don't go the whole hog you can simply take a chance, having studied the regulations as posted above. If you build and there is no adverse reaction for four years, then you would be beyond the reach of planning enforcement, i.e. de facto lawful. If you plan to sell your house you might well be asked for copies of planning permssions or LDC, and you might then have to apply for an LDC.

Research aas much as you can before deciding to  take a chance.

Good luck.

[jackthehat]

Get yourself an Architectural Technician who will draw up the plans and explain/carry out the application process for you.

I always make the applications for my clients - explaining the process and costs as a matter of course.

[Bazile]

Thanks folks 

I wasn't  going to take a chance .

It's just that its not clear if an LDC is sufficient for a 4 metre extension  

[Zacs-Master]

'If you build and there is no adverse reaction for four years, then you would be beyond the reach of planning enforcement'
This is very subjective and is not always the case.