Planning Questions

Can I apply for a loft conversion and a 3m single-storey rear extension in the same application under Permitted Development (PD) rules?

If you construct both the loft conversion and the single-storey rear extension in accordance with the conditions that apply to PD, you do not have to apply for permission. Instead, apply for 2 Lawful Development Certificates, one for…
More … Can I apply for a loft conversion and a 3m single-storey rear extension in the same application under Permitted Development (PD) rules?

I have planning approved for a single-storey rear extension up to the boundary wall and work has started. Can I make the extension larger by removing the boundary wall?

The decision notice will state that you have to build the single-storey rear extension in accordance with the plans. To increase the depth by the wall thickness, you will need to seek approval from the Local Planning Office….
More … I have planning approved for a single-storey rear extension up to the boundary wall and work has started. Can I make the extension larger by removing the boundary wall?

I want to add a single-storey side extension with a flat roof. We live in a conservation area. Am I limited to 50% of original width?

The 50% rule is only applicable to buildings that comply with Permitted Development (PD) rights. As PD rights do not extend to a conservation area, you will need to submit a full householder planning application. However, flat roofs…
More … I want to add a single-storey side extension with a flat roof. We live in a conservation area. Am I limited to 50% of original width?

I want to build onto an existing single storey building that has strip foundations. What are the options to beef up the existing foundations?

Options for beefing up the foundations of an existing single storey building are: 1.underpin the existing foundations 2. build a steel frame to support the upper storey; this will require the addition of pad foundations to support the…
More … I want to build onto an existing single storey building that has strip foundations. What are the options to beef up the existing foundations?

I want to remove the chimney stack at ground floor level only. The builder intends to use gallows brackets to support the remaining chimney stack. Is this an acceptable procedure?

Gallows brackets are generally installed in the loft space, used when the chimney stack is removed from ground level to the loft void. They are used if the neighbouring house still has an intact chimney. Appointing a structural…
More … I want to remove the chimney stack at ground floor level only. The builder intends to use gallows brackets to support the remaining chimney stack. Is this an acceptable procedure?

I’m building on top of the existing single-storey rear extension, which is 1.5m away from my attached neighbours boundary. How do I comply with 45-degree guideline?

Find out which starting point for the 45-degree guideline is used by your local Planning Office. As this is not set in stone, you could try and counter the 45-degree method by commissioning a daylight study. Use this…
More … I’m building on top of the existing single-storey rear extension, which is 1.5m away from my attached neighbours boundary. How do I comply with 45-degree guideline?

I’m knocking down an existing lean to and building a 8m rear extension under Permitted Development. What is involved with the prior notification process?

I’m assuming that you have a detached property if you are seeking to build a 8m rear extension under Permitted Development rules. As a precaution, I would always start by checking with your local planning office that your…
More … I’m knocking down an existing lean to and building a 8m rear extension under Permitted Development. What is involved with the prior notification process?

I’m planning work on my house under Permitted Development (PD) and other work that requires Planning Permission (PP). Is there a preferred order to maximise my chances of securing PP?

There are some councils that remove Permitted Development rights as part of the process of approving Planning Applications for major Works. If your council falls into this category, it might be best to complete your PD work first…
More … I’m planning work on my house under Permitted Development (PD) and other work that requires Planning Permission (PP). Is there a preferred order to maximise my chances of securing PP?

I’ve given the planning drawings to the builders to prepare quotes but they have asked for drawings with measurements on them. Where do I get these?

Its normal for planning drawings not to have dimensions. They are drawn to scale, and fairly accurate for the purpose of obtaining approvals, presenting realistic designs and enabling contractors to price against. Different sets of drawings will provide…
More … I’ve given the planning drawings to the builders to prepare quotes but they have asked for drawings with measurements on them. Where do I get these?

My recently-purchased house has a 4m steel beam creating the open-plan kitchen. Should I be concerned that the conveyancing documents do not include a Completion Certificate?

A Completion Certificate should be with the conveyancing documents as Building Control approval would have been required. Locate the builders who did the work and ask for their calculations. Also, ask if Building Control were notified and whether…
More … My recently-purchased house has a 4m steel beam creating the open-plan kitchen. Should I be concerned that the conveyancing documents do not include a Completion Certificate?

Plans have recently been submitted to the Council but with the 45-degree guideline applied from a bathroom window. I want to re-draw this line from a different window. How do I do this?

Prepare and submit a new set of drawings to the planning officer with the 45-degree guideline redrawn and include reasons for the amendment. If accepted, the new drawings will supersede the previous drawings. If the consultation period has…
More … Plans have recently been submitted to the Council but with the 45-degree guideline applied from a bathroom window. I want to re-draw this line from a different window. How do I do this?

Should I engage an architect, an architectural technician or an architectural designer on my 2-storey extension project?

An architectural designer or technician is more than capable of providing design drawings and technical detail to complete the project you have described. They will also have sufficient planning knowledge to maximise the chances of your project being…
More … Should I engage an architect, an architectural technician or an architectural designer on my 2-storey extension project?

We have planning permission for a 2-storey 3m-deep rear extension to our detached house. Can we extend it with a further 4m single-storey extension under Permitted Development?

Extensions under Permitted Development (PD) rules can only be built from the original back wall of the building. You might be able to make an application under PD as long as the additional extension does not attach to…
More … We have planning permission for a 2-storey 3m-deep rear extension to our detached house. Can we extend it with a further 4m single-storey extension under Permitted Development?

We live in a conservation area and want to demolish an outbuilding and then build a single-storey rear extension. Can I make just one householder application?

If your property is not listed you can submit everything, including building a single-storey rear extension, in one application as a Householder Planning Application. In the application, there is a section to complete for demolition within a conservation…
More … We live in a conservation area and want to demolish an outbuilding and then build a single-storey rear extension. Can I make just one householder application?

We’re only removing a 2m-long load bearing wall between our off-shot kitchen and dining room. Do we need structural calculations?

Yes, structural calculations are required from both a safety-first viewpoint and on a regulatory basis. Building Control approval is required, irrespective of the size of the wall removed. You need to appoint a Structural Engineer to perform the…
More … We’re only removing a 2m-long load bearing wall between our off-shot kitchen and dining room. Do we need structural calculations?

What size single-storey extension can we add to the front of our bungalow in order to enlarge the hallway. The house is set back 25m from the highway.

Under Permitted Development (PD) rules, a single-storey extension cannot be added to the front of the house. Under the same rules, the maximum porch size is 3sqm. You will need to submit a planning application for your proposed…
More … What size single-storey extension can we add to the front of our bungalow in order to enlarge the hallway. The house is set back 25m from the highway.