Introduction - Whether you wish to convert a
building in to a block of flats or simply carry out some minor repairs, the
issue of planning permission always caused a great deal of confusion. Often
repairs and renovations and conversions are carried out at property without
any referral to the local planning officer. The following guide outlines
typical changes made to homes and the general rules that apply to planning. If
you are in any doubt as to what type of work needs to be referred to the
planning control dept you should seek expert opinion.
Do I need approval to build an extension?
- Quite simply Yes, this is the most common
alteration at a home, with property prices increasing all the time many
homeowners are now simply extending their existing properties rather than
seeking to move. this type of alteration can not only provide you with more
space but will increase the value of the home. In all cases, you will need to
seek planning approval, many people have made the costly mistake of building
extensions only to be told to remove them at a later date.
I want to add a conservatory to my property.? -
This is a little easier, a conservatory or porch that is separated from the
main building by doors, walls or windows and built at ground level and under30m
square in size is exempt from formal building controls. It should be remembered
that the sitting of conservatories should not restrict ladder access to a room
in the roof such as a loft especially if the window is to be used as an escape
route.
We are going to rebuild the garden wall in new
materials - You do not need approval to do this type of work but you should
always make sure that it is carried safely and to a reasonable standard.
Remember if you erect boundary walls that are of certain size or proportions,
you may receive complaints from your neighbours. Sometimes a Legal expenses
insurance can be purchased that attaches to your home insurance policy that can
deal with boundary disputes.
I would like to extend the garage -
alterations to your garage do need planning permission. Car ports that are open
on two sides do not need planning permission.
We would like to convert our house in to two
self contained flats - Yes , you need
planning permission for this type of work. Plans should be drawn up by an
architect and submitted to your local planning authority, Issues such as impact
on neighbours, parking plus alterations to the physical features of the property
will also be taken in to consideration ( sound insulation, plumbing, wiring etc)
We want to create an extra bedroom and bathroom
in the attic - All forms of loft
conversions need detailed planning consent. Usually the first port of call is an
architect who will draw up the designs for you.
We are going to replace the central heating
system - In all cases after April 2002,
planning permission is required for this type of work. However, many installers
are approved and can self certify the work stating that it complies to current
building regulations. New boilers have to have a commissioning certificate
issued to them.
We wish to start reusing our chimney -
If the chimney has be sealed up previously, you
will have to apply for planning permission,. In some cases the chimney may have
to be relined before you can use it.
We are going to make internal alterations to our
property - This very much depends on what you intend to do, of course run of
the mill alteration such as painting and decorating and installing a new fitted
kitchen or bathroom are perfectly acceptable without referral. However, if you
intend to make any alterations to the structure such as the removal or part
removal of a load bearing wall, joists, beam or chimney breasts or anything that
would effect the fire precautions at the property ( either inside or outside the
building) then you will need to seek planning approvals .if you change any of
the drainage at the property or alter the fire escape routes, this will also
require permission.
We are going to have new windows fitted -
In most cases planning permission is not
required if you have new windows installed. However, if you decide to increase
the opening or the existing frames are load bearing that it is deemed that
structural work is taking place and you will need to refer the matter. When
replacing windows you have to give consideration to ventilation and any window
that is currently being used as a method of escape from the building. It is
recommended that all windows are able to be opened.
What about minor building repairs - You
should be quite safe with these and providing the work is of a minor nature you
do not need permission. Replacing felt on a flat roof or re roofing a house with
similar tiles is also permitted. However as mentioned before any structural work
will need planning permission. Repairs following an insured peril carried out as
part of an insurance claim are usually accepted, In the case of listed
buildings, you may have to refer to the local authority before you commence
work.
Can i use my home as an office - Yes , you
do not planning permission to use your home as an office providing of course no
structure work is carried out in the conversion. You may like to check with your
home insurance provider as often they will not provide cover for homes that are
used for business purposes, If you have visitors to the property in a work
related capacity, you will need to make sure you you have an adequate liability
insurance policy.
We have purchased an old property and want to re
wire it. - This will need planning permission.
We want to resite the kitchen and bathroom
fittings - If you want to resite fixtures and fittings and this means
alterations to the drainage and plumbing then you will need to apply for
planning permission. If you are simply replacing old or faulty equipment then no
permission is required.
We are going to install, a new hot water boiler
- You will need planning permission for this unless she work is carried our
by an approved and registered installer.
There are of course other alteration and
amendments that can be carried out at your home or block of flats. The rules and
regulations do vary from council to council, as mentioned above, if you are in
any doubt please seek expert advice.
Buildings & Planning Permissions