Planning Applications

You can make certain types of alterations and/or extensions to your property without
having to apply for planning permission. These are called "permitted development
rights" and are described in this section. They originate from a general planning
permission granted not by the local authority but by Government. Allowing for the fact
that the permitted development rights which apply to many common projects for houses
do not apply to flats, maisonettes or other types of property.

In certain parts of the country, generally known as 'designated areas', permitted
development rights are more restricted. If you live in a Conservation Area, a National
Park, an Area of Outstanding Natural Beauty, you will need to apply for planning
permission for certain types of work which do not need an application in other areas.

There are also different requirements if the property is a listed building.

The Council's Powers to Withdraw Permitted Development Rights

You should also be aware that your local planning authority may have removed some
or all of your permitted development rights by issuing an Article 4 direction. This will
mean that you have to submit a planning application for work which normally does not
need one. In this case they do not normally charge you an Application Fee.

Article 4 directions are made when the character of an area of acknowledged
importance would be threatened. They are most common in conservation areas.
You will probably know if your property is affected by such a direction, but you
can check with the local planning department should you require this information.

• As a result of the works the total area covered is more than 50%
  of the garden
• The height of the works exceeds the highest part of the roof
  of the existing house.
• The height of the eaves exceeds the highest part of the existing eaves
  of the house.
• The extended part of the house fronts a highway
• The extended part of the house forms either the principal or side elevation
  of the house.

• The length of the extension exceeds 3m for a terraced property
• The length of the extension exceeds 4m for a semi detached
  or detached property
• The height of the extension exceeds 4m

• The length exceeds 3m for any property
• The completed extension is within 7m of the rear boundary
• The completed extension is within 2m of the side boundary
• The height of the eaves to the extension exceeds 3m

• Exceed 4m in height
• Have more than one storey
• Be wider than 50% of the existing house

• Be a veranda
• Raised platform or decking over 300mm in height
• Any balcony

• Must be similar in materials to the existing house (excluding conservatories)

• Windows in side elevations must be obscure glazed and non opening unless
  the opening element is 1.7m above the floor level of the room in which the
  window is installed.

• Any upper floor windows being obscure glazed and non-opening (unless the opening parts of the window are more than 1.7 metres above floor level);
• Any extension with more than one storey having a roof pitch that, so far as
  practicable, matches the original house.

• The equipment would protrude more than 200mm beyond the plane of the wall or roof slope;
• The highest part would be above the highest part of the roof;

• You live in a Conservation Area and the equipment would be installed on a wall forming the principal or a side elevation of the house and would be visible from a highway; 

• If you live in a Conservation Area and the equipment would be installed on a wall or building within the curtilage and would be visible from a highway;

• The equipment would be installed on a building within the curtilage of a Listed Building.

• Stand alone solar PV or solar thermal equipment can be installed within the curtilage, but not on a building, unless:

• There would be more than one unit within the curtilage;

• Any part would exceed 4 metres in height above ground level; 

• You live in a Conservation Area and the equipment would be visible from a highway;

• The equipment would be sited within 5 metres of the boundary;

• The equipment would be sited within the curtilage of a Listed Building;

• The surface area of the panels would exceed 9 square metres, or the equipment would exceed 3 metres in any dimension.

• The installation of solar equipment meeting the above criteria is permitted subject to:

• The equipment shall be sited, so far as practicable, so as to minimise the visual impact on the building and the area;

• The equipment shall be removed when no longer needed.

• Any new roof must not exceed the ridge of the existing house
• Extend beyond the plane which fronts a highway or principle elevation of the existing house
• Be more than 40 cubic metres in volume for a terrace house
• Be more than 50 cubic metres in volume for a semi or detached house
• Include a veranda, balcony or raised platform
• Chimneys are not included in this section

Development is permitted subject to :
 
The use of matching external materials;
The edge of the eaves of the extension shall, so far as practicable, be more than 20cm from the eaves of the original roof (except for hip-to-gable extensions)
Any roof light inserted on a side roof slope being obscure glazed and non-opening (unless the opening parts of the window are more than 1.7 metres above floor level).
 

Class D - Porches


You will need to apply for planning permission if:

• The ground area (measured externally) is more than 3 square metres;
• The porch would be higher than 3 metres above ground level;
• It would be less than 2 metres away from a road, footpath, bridleway or byway.

 
Class E – Outbuildings


You need to apply for planning permission if any of the following cases apply:

• If your house is in a Conservation Area and any part of the structure would be located between the side wall of the house and the boundary;
• You want to put up a building/structure which would be forward of the principal elevation of the original house;
• The building/structure would be within the curtilage of a Listed Building;
• The height of the building/structure would be more than 4 metres high if it has a ridged roof, more than 2.5 metres high for any structure within 2 metres of the boundary, or more than 3 metres high in any other case;
• The eaves height of the building/structure would be more than 2.5 metres high; 
• More than 50% of land around the original house would be covered by additions or buildings;
• The building or structure is not to be used for purposes ancillary to the domestic use of the dwelling;
• The building would have more than one storey;
• It consists of or includes a veranda, balcony or raised platform (above 300mm high)

Planning permission will be required if you wish to erect or alter a fence, wall or gate, and:

*The house is a listed building or in the curtilage of a listed building.

*The fence, wall or gate would be over 1 metre high and next to a highway used for vehicles; or over 2 metres high elsewhere.

Planning permission is not required for hedges or trees. However, if there is a condition attached to the planning permission for the property which restricts the planting of hedges or trees (for example, on an "open plan'' estate or where a sight line might be blocked), you will need to obtain the council's consent to relax or remove the condition before planting a hedge or tree screen.

Planning permission is not required for hedges or trees. However, if there is a condition attached to the planning permission for the property which restricts the planting of hedges or trees (for example, on an "open plan'' estate or where a sight line might be blocked), you will need to obtain the council's consent to relax or remove the condition before planting a hedge or tree screen.

You will also need to apply for planning permission if the hard surface is not for domestic purposes and is to be used instead, for example, for parking a commercial vehicle or for storing goods in connection with a business. You must obtain the separate approval of the highways department of the council if a new driveway would cross a pavement or verge. You will also need to apply for planning permission if you want to make a new or wider access for the driveway on to a trunk or other classified road. The highways department of the council can tell you if the road falls into this category.

Measure the height of buildings from the ground level immediately next to it. If the ground is uneven, you should measure from the highest part of the surface.