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Do You Need Planning Permission?

You do not require Planning Permission to carry out internal alterations to your home (house, flat/maisonette) if it does not affect the external appearance of the building.

FLATS/MAISONETTES

You will require Planning Permission if you want to make additions or extensions to a flat or maisonette.

HOUSES

You may require Planning Permission if the original Planning Permission for your house imposed restrictions on future development; (i.e. Permitted Development Rights may have been removed by what is known as an "Article 4 direction". This is sometimes imposed upon more recently constructed houses). If your home is quite new, the removal of you Permitted Development Rights may have been removed. We will on your behalf check with the Local Authority if this is the case.

You may also require Planning Permission if your house has previously been added to or extended. Should you be unsure as to any of these points, we would be happy to check with the Local Authority Planning Department for you.

You will need to apply for Planning Permission to extend or add to your house under the following circumstances.

Extensions

  • If you want to build an addition, which would be nearer to any highway than the nearest point of the original* house, unless there would be at least 20 metres between the house (as extended) and the highway. (See guidelines for porches below.) Highway includes all public roads, footpaths, bridleways and byways.
  • Additions or other buildings would cover more than half the area of land around the original house.
  • The extension is higher than the highest part of the roof of the original* house or any part of the extension is more than 4 metres high and is within 2 metres of the boundary of your property (this does not apply to roof extensions - see below).
  • The original* house would be increased by more than 10% or 50m3 (whichever is the greater). For any other type of house (i.e. detached or semi-detached) the volume of the original* house would be increased by more than 15% or 70m3 (whichever is the greater). In any case the volume of the original* house would be increased by more than 115m3.

If an extension to your house comes within 5 metres of another building belonging to your house (i.e. a garage or shed), the volume of that building counts against the allowance given above. Any building which has been added to your property and which is more than 10m3 in volume and is sited within 5 metres of your house is treated as an extension of the house. The volume of that building counts against the allowances given above. If you live in a conservation area, all additional buildings greater than 10m3 in volume, wherever they are in relation to the house, are treated as extensions to the house, again reducing the allowances given above.

Loft conversions, roof extensions and dormer windows

You will need to apply for Planning Permission to extend or add to your house in the following circumstances.

  • If you want to build an addition or extension to any roof slope which faces a highway.
  • If the roof extension would add more than 40m3 to the volume of a terraced house or more than 50m3 to any other kind of house.
  • If the work would increase the height of the roof.

Note: These volume limits count as part of the allowance for extending the property (see extensions above).

Detached Buildings (Garages, Sheds, Greenhouses, Summer Houses etc.)

You will need to apply for Planning Permission in the following circumstances.

  • If you want to put up a building or structure which would be nearer to any highway than the nearest part of the original* house, unless there would be at least 20 metres between the building and the highway. Highway includes all public roads, footpaths, bridleways and byways.
  • If more than half the area of land around the original* house would be covered by additions or other buildings.
  • If the building or structure is not to be used for domestic purposes and is to be used instead, for example, for parking a commercial vehicle, running a business or storing goods in connection with a business.
  • If you want to put up a building or structure which is more than 3 metres high, or more than 4 metres high if it has a ridged roof.
  • If your house is a Listed Building and you want to put up a building or structure with a volume of more than 10m3.

Porches

You will need to apply for planning permission for a porch in the following circumstances.

  • If the floor area of the porch is greater than 3m2.
  • If the height of the porch would be more than 3m.
  • If there would be less than 2m between the porch and the highway. Highway includes all public roads, footpaths, bridleways and byways.

Other Work/Alterations

You do not require Planning Permission:

  • For repairs or maintenance;
  • For minor improvements, such as painting your house or replacing windows;
  • For internal alterations;
  • For the insertion of windows, skylights or roof lights (note - a bay window is treated as an extension);
  • To re-roof your house.

Note:

*Original house means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date).

Other types of work or work to different types of buildings/structures may require Planning Permission.

All measurements for the volumes calculated above are taken externally.

If you are in any doubt about whether you need to apply for permission, do not hesitate to contact us or Local Authority Planning Department before commencing any work to your property. Either we or the Authority would be able to They will usually give you advice but, if you want to obtain a formal ruling we can on your behalf and on payment of (as fee as outlined below), apply for a Lawful Development Certificate.

Local Authority Charges

The following fees are charge by your Local Authority when submitting an application.

Planning application for alterations and extensions to residential dwellings - £135.00.

Planning application to improve access, safety, health or comfort for a disabled person at their dwelling house - £ No fee.

Planning application required because of the removal of permitted development rights by a condition or by Article 4 direction - £ No fee.

Application for a Lawful Development Certificate - £67.50.

Separate fees are applicable to other types of applications.

Please Note: Although every effort is made to ensure that this advice form is updated regularly, the Local Authority fee scales may be subject to change at any time and without notice. The increased are quite small however, we accept no responsibility for any such increases.