Under new regulations that came into force on 1st October 2008 until 30 May 2019 an extension or addition to a house is considered to be permitted development and not requiring an application for planning permission, subject to certain limits and conditions.
This scheme allows an increase in size from 3 metres up to 6 metres rear extension on an attached house or 4 metres up to 8 metres rear extension on a detached house, subject to certain limits and conditions.
Neighbourhood consultation differs from permitted development not only in terms of the potential increase in size, but PD has its guidelines and is applied for by way of a Lawful Development Certificate LDC. Neighbourhood consultation or prior approval is a scheme set out to consult with your immediate neighbours, to their views on your proposed extension.
Applying for planning is the same process as applying for a certificate of lawfulness, in terms of the application process and how it is assessed. In essence permitted development is determined on the interpretation of the principles of the guidelines set out. Planning is determined on its design merits, planning law and precedents, neighbourhood consultation is determined solely on your neighbours comments or objections and therefore can be rejected on that ground alone.
There are benefits in gaining a Certificate of Lawful Use or Development. It is a determination that has legal status providing certainty to prospective purchasers. Solicitors representing purchasers of, for example, extended dwellings, will usually require documentary evidence that extensions such as conservatories are lawful. This evidence may assist with the sale of property. Certificates of Lawful Use also provide the necessary evidence that any works being undertaken are lawful if, for example, a neighbour were to make an enquiry or complaint about the work.
Building regulations set minimum standards for the design and construction of buildings to ensure the safety and health for people in or about those buildings. They also include requirements to ensure that fuel and power is conserved and facilities are provided for people, including those with disabilities, to access and move around inside buildings.
95% of building work requires building regulations approval, once completed you will be given a complete certificate for the work which your solicitor will require if you sell your property.
The Planning process takes on average 8 weeks from validation of your application to obtain, likewise the Building regulations process takes on average the same 8 week period. That is why we recommend that most applications should be applied for at the same time, eliminating the timeframe of approximately 3 months. We offer huge discounts if taken jointly (50% discounts on a building regulations package), that way we can submit your applications simultaneously without delaying your project.
For a full description of what your package includes, click on you chosen package and a full list of the items included will be listed.
Of course, once you have bought a package we check it for suitability and if in the event you need to switch your package or you are borderline, we will advise you on upgrading or downsizing. Our aim is to provide you with the best service possible at the best price for your requirements, no quibble!