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If Planning Permission is required we will prepare and submit your Application as part of the Architectural Design Services we provide.
The need to apply for planning permission will be established at the initial meeting we have with you to discuss your project. For residential properties there are numerous changes, extensions, alterations which can be carried out to your property without needing to apply for planning permission; the works, providing they comply with the rules are deemed to have been granted planning permission by the Town and Country (General Permitted Development) Order and we will discuss these with you.
Further details can be found on our ‘Do I need Planning Permission’ page.
We have produced some FREE guides to permitted developments rights which apply to extensions, loft conversions and outbuildings for residential dwellings. Click here to download your FREE guides.
Sometimes clients may want some formal documentation from the Council confirming that the proposed alteration is permitted development. In these instances we will prepare and submit an application for a Certificate of Lawful Development. If granted, the Certificate will say that the proposal is lawful – in other words it is permitted development and therefore a formal planning application is not required.
Larger Schemes
On larger and potentially contentious schemes we would recommend that an informal approach is made to the Council before a formal planning application is submitted. This is know as a ‘Request for Pre-Application Planning Advice.’ It involves completing a simple application form, attaching any available drawings, paying the fee and submitting to the council who will respond within four weeks.
We submit almost all of our Planning Applications via the Planning Portal website. This process is quicker and ensures that the local authority received all of the information they require in order for them to consider the application. The drawings, forms, certificates, reports, design and access statement etc are all attached to the on-line application. This then enables the authority to distribute the relevant information to the various consultees and also make it available for the general public to view and comment on the application on-line.
Local Authority Obligations
When the relevant local authority has received the application they will carry out a validation check and, providing that the application meets their requirements, the application will be registered. The authority then has a statutory duty to determine the application within 56 days – larger applications take longer. If it is not possible to determine the application within the statutory timescale then the authority will request an extension of time. You also have the right to submit an appeal to the Government’s Planning Inspectorate against the non-determination.
Once your application has been registered you can follow the progress of it online.
If the application is refused then you can appeal against the decision to the Planning Inspectorate; if required we will obtain specialist professional opinion as to the chances of successfully appealing a decision.
Please CONTACT US now to discuss your planning application requirements.
Telephone: 01353 649 649
Email: mail@elydesigngroup.co.uk
Do I Need Permission?
Some architectural design projects do not need Planning Permission so here is an introduction to the requirements for Planning Permission.
There are a number of common alterations that can be made to residential properties without the need to formally apply for Planning Permission. We have detailed below the usual types of alterations such as extensions, loft conversion, outbuildings etc. Once you have reviewed this information then please contact us to discuss your project together with the preparation of design drawings to accompany the Planning Application (if Planning Permission is required), an application for a Certificate of Lawful Development (if you want written confirmation from the Council that Planning Permission is not required) or for the next stage which is Building Regulations.
Loft Conversions
Re-Roof, Rooflights and Skylights
Extensions and Additions
An extension or addition to your house is considered to be permitted development, not requiring an application for Planning Permission, subject to the following limits and conditions:
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.
Maximum depth of a single-storey rear extension of three metres beyond the rear wall for an attached house and four metres beyond the rear wall for a detached house.
Maximum height of a single-storey rear extension of four metres.
Maximum depth of a rear extension of more than one storey of three metres beyond the rear wall including ground floor.
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.
Click here for examples of extensions that we have designed.
Click here for a mini guide to extensions.
Outbuildings
Open garaging designed by Ely Design Group
Rules governing outbuildings apply to sheds, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwelling-house.
Other rules relate to the installation of a satellite dish, the erection of a new dwelling or the erection or provision of fuel storage tanks.
Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:
No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three
metres for any other roof.
Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwelling-house.
No verandas, balconies or raised platforms.
No more than half the area of land around the “original house“* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from house to be limited to 10 square metres.
On designated land buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission.
Click here for a mini guide to outbuildings.
Loft Conversions
Typical loft space.
Planning Permission is not normally required for a loft conversion. However, Permission is required where you extend or alter the roof space and it exceeds specified limits and conditions.
A loft conversion for your house is considered to be permitted development, not requiring an application for Planning Permission, subject to the following limits and conditions:
A volume allowance of 50 cubic metres additional roof space for detached and semi-detached houses*
No extension beyond the plane of the existing roof slope of the principal elevation that fronts the highway
No extension to be higher than the highest part of the roof
Materials to be similar in appearance to the existing house
No verandas, balconies or raised platforms
Side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor
Roof extensions not to be permitted development in designated areas. This normally means a Conservation Area
Roof extensions, apart from hip to gable ones, to be set back, as far as practicable, at least 20cm from the original eaves
* Bear in mind that any previous roof space additions must be included within the volume allowances listed above. Although you may not have created additional space a previous owner may have done so.
Click here for examples of loft conversions that we have designed.
Click here for a mini guide to Loft Conversions
Re-Roof, Rooflights and Sky-lights
Rooflight example – Loft conversion by Ely Design Group.
You do not normally need to apply for Planning Permission to re-roof your house or to insert rooflights or skylights.
The permitted development rules allow for roof alterations without the need for Planning Permission, subject to the following limits and conditions:
Definitions
– Original House
The term “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). Although you may not have built an extension to the house, a previous owner may have done so.
Designated areas include National Parks and the Broads, Areas of Outstanding Natural Beauty, Conservation Areas and World Heritage Sites.
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Please CONTACT US us with any questions you might have or to arrange your free initial site meeting.
Telephone: 01353 649 649
Email: mail@elydesigngroup.co.uk
Arki Architecture is a New-York-based studio practice focused on modern design, interiors and landscapes. From our inception in 2007, we have delivered exceptional public. As a full-service firm.
