PPS Planning | News


Here you will find the latest news in planning and general advice.

By pps-planning, Apr 21 2016 07:23PM

The Government has published new technical guidance on the Government website. Click here

'Permitted development ' rights allow householders to improve and extend their homes without the need to apply for planning permission where that would be out of proportion with the impact of works carried out.

This technical guidance has been produced to help homeowners understand how they can exercise their rights to carry out development while protecting the interests of their neighbours and the wider environment. It is designed to be used by anyone who wants to understand more about the detailed rules on householder permitted development and the terms used in those rules.

PPS Planning welcomes the new guidance but is concerned that the guidance is not an easy read and is not well presented. The Government's Planning Portal is easier to understand and the service is free. However, homeowners should be aware that in some areas, rights may be restricted (for example if your property is listed or if your rights have been removed by your Council or by the original planning permission). If you are in any doubt, seek professional advice before you start. PPS Planning can help.

Homeowners should also be aware that when you sell your property you may need proof that your extension is lawful. PPS Planning can help you with an application for a Lawful Development Certificate.

By pps-planning, Aug 7 2013 07:40PM

This could be the case by April next year (2014) depending on the outcome of a public consultation on new Government proposals published on 6th August.

The consultation, “Greater flexibilities for change of use” sets out the Government’s intention to bring redundant buildings back into use, and proposes 5 five new permitted development rights:

1. to allow shops to be converted into homes;

2. to allow existing agricultural buildings to be converted into homes;

3. to allow shops to be converted into banks and building societies;

4. to allow certain buildings to change to nurseries providing childcare; and

5. to allow agricultural buildings to change to schools and nurseries.

All proposals also include permission to carry out building work connected with the change of use.

‘Permitted development rights’ are basically a right to make changes to a building without the need to apply for planning permission. Under this order planning permission is not needed for changes in use of buildings within each class and for certain changes of use between some of the classes. The consultation document goes into more detail about what each of these new permitted development rights would allow. The document can be viewed on the DCLG website.

Some permitted development rights for change of use have attracted controversy, particularly the proposal to allow retail premises to be converted to residential use without the need for planning permission.

Earlier this year, the government introduced changes to allow offices to be changed to residential use without planning permission.

If you need help to understand your permitted development rights, or to apply for a ‘change of use’ , contact me at PPS Planning Manchester.

By pps-planning, May 21 2013 12:26PM

The Government's relaxed rules on planning permission for larger home extensions presents both good and bad news for home owners - depending on which 'side of the fence' you're on. The new rules come in at the end of May 2013 and will apply for a temporary 3 year period.

The new rules mean that householders can build single storey extensions up to 8 metres for a detached house and 6 metres for all other houses, effectively doubling existing size limits and percentage increases. The original permitted development rights will remain but the new larger extensions will be subject to a procedure whereby the homeowner must notify the local authority before the works start and provide information that includes “a written description of the proposed development” and “a plan indicating the site and showing the proposed development”.

The local planning authority must then consult the immediately adjoining neighbours, giving a minimum consultation period of 21 days. If none of the immediately adjoining neighbours object, then the local authority will have to notify the applicant within 42 days that no objections have been received, after which the applicant can proceed to erect the extension. If a neighbour objects though, the local authority will have to assess the impact of the extension upon the amenity of “all adjoining premises”. To assess this impact, the local authority may require the developer to submit such further information in order to consider the potential impact on the amenity of any adjoining premises. The local authority will have to either approve or refuse the application within 42 days, and in the latter case the applicant would have the right to appeal.

So the positives are - less bureaucracy and no planning application fees for many. But what about the negatives? Many think it will open the floodgates to thousands of over-sized and potentially unsightly house extensions and leave neighbours at each others’ throats. Local Authorities are concerned about having to enforce against illegal alterations and deal with neighbour disputes whilst losing income from planning application fees.

If you want to extend your home and your neighbour objects, PPS Planning may be able to help through mediation and providing supporting information for the local planning authority.

If you are a neighbour and you are concerned a proposal will affect your amenity, PPS Planning can help by assessing and presenting your case to the local authority.

By pps-planning, Oct 18 2012 04:05PM

Government proposals to allow home owners and businesses to build larger extensions without the need for planning permission will be out for consultation soon. The proposals have been put forward as part of a package intended to boost housebuilding, jobs and the economy. Whilst many experts agree the measures are unlikely to do much to kick-start the economy - and may lead to unsightly ‘bad neighbour’ developments, it could be good news for those who wanted to extend but have been put off by the need for planning permission.

At present minor developments that are classed as permitted development do not need a planning permission (although Building Regulations approval will be needed for most works). However, you will need planning permission under the current rules if:

• more than 50% of the total area around the house is covered by additions;

• the extension is on the side of the house fronting a road;

• on a detached house a single storey extension is more than 4m long and side extensions can are above single storey;

• on a terraced or semi-detached house a single storey extension is more than 3m long;

• a single storey extensions exceeds 4m in height; and

• a two-storey extensions is more than 3m long.

(Be aware conservation areas and listed buildings have different rules.)

If the proposed changes are introduced, you will be allowed to build significantly larger extensions without needing planning permission. This means that:

• on a detached house, a single storey extension can be up to 8m long;

• on a terraced or semi-detached house a single storey extension can be 6m long;

The rules on height, materials and so on are expected to remain unchanged;

The current rules on what defines development and what ‘permitted development’ are set out in the ‘The Town and Country Planning (General Permitted Development) Order 1995, and a number of amendments. This is a lengthy document and the rules around permitted developments are intensely complicated; the above is just a simplified guide. Also, local authorities sometimes have different interpretations of the rules. Therefore if you are a home-owner and are in any doubt whether your proposal is or isn’t ‘permitted’ you should contact your local Council for clarification at the beginning of the process. If you do need permission, the fee for house extensions is around £150.

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