What You Should Know About Planning Permission
We have provided insight into planning permission across many of our guides, however, the rules often vary. Before diving into the specifics of single-storey extensions, it’s essential to understand the basics of planning permission for this type of property.
Planning permission is the formal approval which is granted by local planning authorities for certain types of development, ensuring that the proposed changes align with local policies, regulations and laws.
Not all home improvements necessitate planning permission with many minor alterations falling under permitted development rights. This allows many homeowners to make desired design changes to their existing houses without the need for formal approval.
With this said, these development rights do have limitations, and exceeding them may require planning permission.
Permitted Development Rights
Permitted development rights refer to a set of rules in place to determine if a homeowner can make changes without planning permission. Whether you wish to extend a bungalow or convert your attic, you will need to get clear on what your rights are.
Below, we have included an outline of the basic criteria for permitted development rights to apply:
Size Limitations
Permitted development rights usually specify the maximum size of a single-storey extension that can be added without planning permission. This is often measured in terms of the percentage of the original property’s footprint.
Height Restrictions
Planning permission for single-storey extension designs involves height restrictions. There are generally limitations on the maximum height of the extension, this is especially true if it’s located within a certain proximity to the boundary or if it affects the property’s overall skyline.
Materials and Appearance
Permitted development rights often mandate that the materials used in the extension match the existing property. The appearance of the extension should also harmonise with the original structure to maintain visual appeal. This is particularly important in the case of making alterations to a listed building.
Impact on Neighbours: The extension beyond the rear should not significantly impact neighbouring properties in terms of overshadowing, loss of privacy, or obstructing views.
What Are The Building Regulations for Single-Storey Extensions?
The building regulations in England are set by the Ministry of Housing, Communities, and Local Government. Below, we have outlined what you need to know in terms of technical considerations, though it is advisable to check with the local authority or building Control Officer.
Structural Stability – any extension must comply with stability requirements. Foundations, walls, and other structural elements must meet necessary load-bearing standards.
Ventilation – adequate ventilation must be provided so that the living environment is healthy and habitable. This includes rapid ventilation where needed and background ventilation.
Fire Safety – an extension to the original house must not compromise fire safety. The spreading of fire must be prevented between the two structures and fire-resistant building materials must be used. Fire doors and proper compartmentation must also be incorporated.
Drainage and Sewage – drainage must be managed to prevent flooding from occurring, likewise, proper disposal of sewage needs to be implemented.
Electrical Safety – any electrical installations must comply with safety standards.
Party Wall Act – if the extension involves work on or near a shared wall with an adjacent property, compliance with the Party Wall Act may be necessary.
Conservation Areas and Listed Buildings – a conservation area or area of outstanding natural beauty can pose many complications for building regulations. Your local planning office will be able to advise on how best to increase your chances of being approved for full planning permission if you live in a conservation area or own a listed building.
Types of Single-Storey Extensions
Depending on the type of extension you are opting for, you may find it easier to apply for planning permission. Whether you own a detached house or a semi-detached house, the below information will help you to decide on the best extension for your specific needs.
Single-Storey Rear Extension
A rear extension is an extension that extends the back of the house without overlapping the rear boundary. These extensions are typically used to create additional living space and are a good idea if you are seeking to expand the kitchen space too.
Single-Storey Side Extension
If you would like to create an extra room in your home with an extension, a side extension works to do just this. You can use this type of extension to create a home office, en-suite, or additional bedroom, for example.
Single-Storey Wrap-Around Extension
A wrap-around extension combines rear and side extensions to ‘wrap-around’ a part of the house. This significantly increases living space and can help with a more open-plan layout.
Single-Storey L-Shaped Extension
This type of extension combines rear and side extensions forming an L-shape. This extension type is great for creating flexibility and can provide a more interesting architectural design overall.
Apply for Planning Permission for a Single-Storey Extension
If planning permission is necessary for your single-storey extension, we have collated some advice in the form of steps for you to ensure that the process is straightforward.
Pre-Application Consultation
Before you formally submit a planning permission application, a pre-application consultation with your planning authority is advisable. During this consultation, you will have the opportunity to discuss your extension plans with Planning Officers and receive feedback. This can help you address any initial concerns and get a realistic idea of the next steps you should take.
Prepare Detailed Plans
In the world of extensions and planning permission being detailed in your plans is very important. An Architectural Designer can help you with extension drawings to illustrate your proposed extension. These drawings should include floor plans, elevations, and a wider site plan. You will need to outline how the extension is going to integrate with the existing house architecture and its surroundings.
Complete and Submit the Application Form
The next step is to complete the planning application form provided by your local planning authority. You should ensure that all required information is accurate as incomplete applications may lead to delays in the approval process.
Alongside the application form, submit any additional supporting documents required by your local planning authority. This may include design and access statements, ecological surveys, and other relevant information.
Pay the Application Fee
Most planning applications require a fee with the amount varying depending on the nature and scale of the proposed development. Check with your local planning authority for the applicable fee and payment process during the consultation discussions if you are unsure.
Application Validation
Upon submission, your application will undergo a validation process to ensure that all required documents and information are present. If any deficiencies are identified, you may be asked to provide additional details.
Public Consultation
In some cases, the planning authority may conduct a public consultation, allowing neighbours and the community to express their views on the proposed extension.
Planning Officer Assessment
A planning officer will assess your application based on local policies, guidelines, and any feedback received during the consultation process. They will consider factors such as the impact on the local environment, adherence to regulations, and the overall benefit of the extension.
Decision
The planning authority will issue a decision within a specified timeframe, usually eight weeks for standard applications. The decision may include approval, approval with conditions, or rejection. If rejected, you have the option to appeal the decision.
Complex Single-Storey Extension Projects
Complex single-storey rear extension projects often involve unique design elements, modern materials, or structural changes that go beyond the standard criteria covered by permitted development rights.
Over the years, we have worked with many clients who have successfully extended an original house. With this said, there have been times in which we have known clients to face some challenges when gaining full planning permission.
For example, unconventional architectural designs that go beyond traditional aesthetics fall into this category. If you are planning to extend over more than one storey and in various directions, permitted development rights likely do not apply to your design. Extensions involving significant structural alterations, such as removing load-bearing walls or creating open-plan spaces with expansive spans, may also raise considerations. And, if your property is located in a conservation area or is considered to be of historical significance this will pose an even higher level of complexity which can come with some complications during the planning process.
Not to mention the factors of challenging terrain, impact on the local community, and other reasons.
All of the above cases would require a tailored approach to planning, where an expert is consulted and assists with writing your application.
Christopher David Design is a trusted, specialist Architectural design team with experience in single-storey extensions. Contact our team to learn more about our processes and how we can help you with your project.
