Planning & Permissions
228 sources in the library on planning & permissions, 19 on this page cited in a published note. Each one says what the document covers and what it is good for. Name a source to see which document it is and where to read it. One at a time. Page 4 of 6.
- strong locally RN-7WL31M cited
Law Commission
The Law Commission's 2014 report on rights to light. Chapter 3 describes the Waldram one-lumen (0.2% sky) standard and the 50/50 rule used by the courts.
- strong locally RN-XNWC03 cited
London Borough of Hillingdon
Hillingdon's 2026-27 building control fee schedule lists a regularisation charge for each type of domestic work: £1,210 for an extension under 40 m² and £440 for minor works such as chimney breast removal or a simple structural opening.
Cited in Building Control: What It Is & When You Need It, Completion Certificates & Why They Matter, Extension Cost Per m² by Type, Hot Water Cylinders: Vented vs Unvented and 5 more.
- strong locally RN-9MKJEO cited
Test Valley Borough Council
A council building control service's guide to the full plans route. It settles that work can start 48 hours after deposit and that work before approval is at the applicant's own risk.
- strong RN-JHE485 cited
BRE Group
The correct reference for the daylight and sunlight methodology that planning officers and inspectors apply, and the fix for the common mis-citation 'BRE 209'. The report number is BR 209; the current edition is the 2022 (third) edition, published 8 June 2022, ISBN 9781848064836, authored by Paul Littlefair, Stephanie King, Gareth Howlett, Cosmin Ticleanu and Adam Longfield. It supersedes the 1991 first edition and the 2011 second edition, and is intended to be used alongside the interior daylight recommendations of BS EN 17037. New material in the 2022 edition covers dense urban areas, trees and hedges; a special section covers loss of solar radiation for solar panels and passive solar buildings, plus sunlighting of gardens and amenity areas.
Cited in Planning Appeals: How to Appeal a Refusal, Right to Light & Boundary Disputes in Extensions.
- strong RN-5QK2PD cited
BSI
The BSI catalogue entry for BS 85500:2015, giving its full title and showing it as withdrawn on 27 March 2025.
Cited in Flood Risk & Renovating: What to Check.
- strong RN-NIFJ8S cited
BSI (British Standards Institution)
STATUS: CURRENT. BS 8485:2015+A1:2019 was published 31 January 2019 and supersedes BS 8485:2015, which is withdrawn. It gives recommendations on ground gas site characterisation, risk assessment and the choice and design of integral gas protective measures to stop methane and carbon dioxide entering new buildings and to provide a safe internal environment, for designers, regulators and constructors. The A1:2019 revision added more detail on interpreting gas monitoring data and assigning the gas screening value, defined four building types with amended gas protection scores for the characteristic situations, added recommendations for reporting protection measures at design, installation and post construction verification stages, and added worked examples. It does NOT cover other hazardous ground gases (radon is separate, under BRE guidance and Approved Document C) nor methane and carbon dioxide arising from the building's intended use. Catalogue page confirms number, title, date, status and scope; the scoring tables are paywalled.
Cited in Damp Proof Membranes (DPM) & DPC: Types & Installation.
- strong RN-IKHYR0 cited
BSI (British Standards Institution)
The residential fire safety code of practice that professionals use as the alternative to the Approved Document B route, described by BSI as the UK most widely used fire safety standard. Paywalled, so only the catalogue page is public; it confirms the current edition is BS 9991:2024, page-dated 24 September 2025, status Current, and that it superseded BS 9991:2015, which was withdrawn on 21 November 2024, which in turn superseded BS 9991:2011, withdrawn 31 October 2015. Scope for the 2024 edition covers dwellings (single-family houses, self-contained flats or maisonettes), blocks of flats, residential accommodation blocks with individual bedrooms and kitchen or sanitary facilities, specialized housing and care homes. Care homes are new to the 2024 scope: the 2011 edition expressly excluded residential care and nursing homes. The earlier editions confirm the standard applies not only to new buildings but to material alterations, extensions and material changes of use of an existing building, which is why it is cited on loft conversions and flat conversions, and that it complements BS 9999, the equivalent code for non-residential buildings. The 2015 edition renamed sheltered and extra care housing as specialized housing and added expanded recommendations for escape from basements, lifts, power supplies, cluster accommodation and management of additional needs and disabilities.
Cited in PIR vs Mineral Wool Insulation Compared.
- strong RN-RE9G94 cited
NHBC
NHBC's page for its building control service, stating that NHBC is a Registered Building Control Approver under the Building Safety Regulator's regime and working on residential and commercial schemes.
Cited in Building Control Inspections Explained.
- strong RN-06JSAB cited
Royal Institution of Chartered Surveyors
RICS's page on its Building Conservation Accreditation Scheme, which recognises surveyors specialising in the conservation of historic buildings.
- good RN-7P1NHD cited
UK Finance
UK Finance's Handbook site explains that each handbook has Part 1 general instructions and Part 2 lender-specific instructions, that it is voluntary, and that lenders not listed must be contacted direct.
- fair RN-SCSH1P cited
Flood Re
Flood Re's eligibility checker: homes built and banded for Council Tax before 2009, not business premises or homes let outside the immediate family.
Cited in Flood Risk & Renovating: What to Check.
- fair RN-F56GEQ cited
Flood Re
Flood Re's home page, describing the scheme as a joint government and insurer initiative to make the flood element of household insurance more affordable.
Cited in Flood Risk & Renovating: What to Check.
- fair RN-M13M0Z cited
HomeOwners Alliance
Planning application fees across the UK in 2026. England: householder application £258, which also covers full planning permission for significant alterations to an existing house, £578 for a full application to build a house, and £509 for a full application for two or more dwellings, with more per house above 10. Wales: householder £230, and £460 for two or more dwellings, flats, or per dwelling on schemes under 50 dwellings. Scotland: householder £300, new house £600. Northern Ireland: house extension £327, single new house £975. Notes that the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) (Amendment) Regulations 2023 introduced an automatic annual uplift by the previous September's CPI, capped at 10%, and that a government consultation which closed on 24 September 2024 proposed raising the England householder fee from £258 to £528. The Planning Portal adds a £70 including VAT service charge, waived where the planning fee is below £60. Other costs listed include a lawful development certificate £129, drawings £1,000 or more, and a planning consultant £1,000 to £3,000.
- fair RN-FTR5SQ cited
HomeOwners Alliance
HomeOwners Alliance guide for owners whose property lacks a building regulations certificate. It gives the typical cost of a building regulations indemnity policy as £20 to £300.
Cited in Completion Certificates & Why They Matter, Indemnity Insurance for Missing Building Regs.
- fair RN-IWH4C2 cited
HomeOwners Alliance
HomeOwners Alliance guide to property indemnity insurance. It says a policy for building work without the right certificates can cost several hundred pounds, against a typical £20 to £300 for indemnity policies generally.
- fair RN-VI6AGO cited
Thames Water
Sets the trigger distances: an application is likely to be needed if you are building within 3 metres of a public sewer, or within 1 metre of the point where the pipe serving only your property crosses the boundary and becomes a public lateral drain. States plainly that planning permission does not grant permission to build over a sewer or drain, and that work should not start before the agreement is in place because the design may have to change. For a wholly new property, including a car port or shed not attached to the house, Thames Water requires the sewer to be diverted rather than built over. Liability for damage caused to sewers or drains during construction rests with the property owner. Asset maps can be viewed free of charge by appointment at Clearwater Court, Vastern Road, Reading RG1 8DB, or bought from utility search companies or the Property Searches department.
Cited in Building Over or Near a Sewer: Build-Over Agreements.
- fair RN-ITUBEV cited
Thames Water
Thames Water's homeowner build-over process, with its published 2026 fee scale and timescales. Three classes by sewer internal diameter: Class 1 £130 (175mm or less), Class 2 £490 (176mm to 350mm), Class 3 £585 (over 350mm) plus additional legal costs starting at £1,000. Class 1 and Class 2 agreements are usually issued within 21 days of receipt of all required information; Class 3 involves legal contracts and the full process can take more than 3 to 6 months. Class 2 fees include pre- and post-construction CCTV surveys; Class 3 adds two surveys by an approved contractor plus impact assessments. Applicants on disability benefit get a £130 discount on proof of entitlement (DWP letter or Blue Badge). Retrospective applications are accepted but need a CCTV or on-site survey to prove no damage, and may be refused if the pipework was not protected to specification. Self-service sewer diversion is offered where the internal diameter is 150mm or less, with a refundable £2,000 cash deposit returned after satisfactory post-construction inspection. Every application needs a location plan, an existing and proposed drainage layout showing manholes and flow direction, and a sectional drawing of the foundations against the sewer with invert levels; piling foundations need a piling method statement and raft foundations need structural calculations.
Cited in Building Over or Near a Sewer: Build-Over Agreements.
- fair RN-5879YY cited
Thames Water
Thames Water developer guidance on class 3 build-over applications: a 21-day initial response, then surveys and easement, with 3 to 9 months or more overall.
Cited in Building Over or Near a Sewer: Build-Over Agreements.
- supplier figure RN-LH2X7N cited
Severn Trent Searches
The product page of Severn Trent's official search provider for the residential CON29DW drainage and water search. It costs £63.50 plus VAT (£76.20) delivered electronically, or £89.40 including VAT with printing and delivery.
Cited in Building Over or Near a Sewer: Build-Over Agreements.
- very strong RN-1Z09OS
Building Control Northern Ireland (the 11 district councils)
NORTHERN IRELAND. The scale of building control fees is set centrally by the Department of Finance under the Building (Prescribed Fees) Regulations (Northern Ireland) 1997 as amended in 2013 and 2022, with the current fees applying to applications made after 1 April 2022. Unlike England, where each authority or private approver sets its own charges, NI fees are prescribed and are not subject to annual increase, being revised periodically by the Department. There is a FIXED RATE plan fee for certain domestic extensions, detached domestic buildings such as garages, roofspace conversions and houses up to 250 square metres. For small extensions UNDER 20 SQUARE METRES the plan fee also covers all subsequent site inspections, so there is no separate inspection charge. Other work is charged on an estimated cost of works basis using a contractor's cost. Where part of the works is solely for a person with a disability that part is excluded from the fee calculation, and a full exemption applies where the works are exclusively for a person with a disability or are described as exempt. A fee calculator is provided.
- very strong RN-4ATLE5
Building Control Northern Ireland (the 11 district councils)
NORTHERN IRELAND. The Northern Ireland Building Regulations are made by the Department of Finance and administered by the 11 DISTRICT COUNCILS, so there is no private sector alternative: Northern Ireland has no approved inspectors and no registered building control approvers, and the England route of appointing a private building control body simply does not exist. The page lists the Building Regulations (Northern Ireland) 2012 with the amending regulations of 2014, 2016 and 2022, and links the current and historical Technical Booklets plus the contraventions and appeals route. The regulations are intended to secure the safety, health, welfare and convenience of people in and around buildings and to further the conservation of fuel and energy. The site names all 11 councils including Belfast City, Derry City and Strabane, Lisburn and Castlereagh, Newry Mourne and Down, Mid Ulster and Fermanagh and Omagh.
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Dwr Cymru Welsh Water
WALES and parts of England, since Dwr Cymru Welsh Water's operating area crosses the border. You must notify Welsh Water if extending over or within THREE METRES of a public sewer or lateral drain, across a network of more than 30,000 km of sewers. An application is unlikely to be accepted where the sewer's internal diameter exceeds 225 mm or the pipe is deeper than 3 metres, and a greater standoff may then be required; commercial extensions and new detached structures need a sewer diversion instead. Nothing may be built over or near water mains or pressurised sewers. There are two routes, self-certification against set criteria and a full application with technical assessment. The published charges are £278.10 for consent by letter with no network alterations, £936.85 for consent by letter after alterations, and £1,053.00 for consent by legal agreement, covering administration, any site inspection, technical support, liaison with building control or the approved inspector, and issue of the consent. Work must not start until consent is given, and sewer traces are strongly recommended before excavating. Accessibility adaptations get extra support via the Build Over Sewers team on 0800 917 2652.
- very strong RN-BPHKK9
Cadw, Welsh Government
WALES, and it imposes a documentary requirement England does not. A heritage impact statement MUST be submitted with every Welsh listed building consent application alongside detailed plans. Consent is administered by local planning authorities and may be needed for relatively minor work such as replacing an external door, painting or repainting the exterior or interior, or even cleaning. Replacement of traditional windows with UPVC will not normally be acceptable. Routine or like-for-like repairs do not normally need consent, but the criteria are exacting, and demolition always needs consent. Where the authority is minded to grant consent Cadw is normally notified and assesses whether the authority had proper regard to preservation, rather than the merits. The framework is Managing Change to Listed Buildings in Wales, which supplements Planning Policy Wales and Technical Advice Note 24: The Historic Environment, alongside Cadw's Conservation Principles.
- very strong RN-XHXJR2
Cadw, Welsh Government
WALES. It is a criminal offence to demolish, alter or extend a listed building in any way that affects its character as a building of special architectural or historic interest without listed building consent. Like-for-like repairs such as replacing roof slates with the same size and type of slate do not normally need consent, but cleaning stonework or replacing windows is likely to. A certificate of immunity from listing can be applied for from Cadw and prevents listing for FIVE YEARS from issue, during which a local planning authority may not serve a building preservation notice. A building preservation notice protects an unlisted building as if listed for up to six months while Cadw assesses it, with compensation potentially payable for loss caused by interim protection if it is not listed. Delisting proposals are consulted on with the owner, occupier, local planning authority and other interested parties, allowing 28 days for written responses. Authorities can carry out urgent works to preserve a listed building and recover the cost from the owner, issue a repairs notice, and ultimately pursue compulsory purchase.
- very strong RN-8XFMI0
Department of Finance (Northern Ireland)
The Northern Ireland index of technical booklets, which take the place of England's Approved Documents under the Building Regulations (Northern Ireland) 2012. Current editions: B materials and workmanship (July 2013), C site preparation and resistance to contaminants and moisture (October 2012), D structure (October 2012), E fire safety (October 2012), F1 conservation of fuel and power in dwellings and F2 in other buildings (both June 2022), G resistance to the passage of sound (October 2012), H stairs, ramps, guarding and protection from impact (October 2012), J solid waste (October 2012), K ventilation (October 2012), L combustion appliances and fuel storage (October 2012), M physical infrastructure for high-speed communications networks (January 2017), N drainage (October 2012), P sanitary appliances, unvented hot water storage and reducing the risk of scalding (October 2012), R access to and use of buildings (October 2012) and V glazing (October 2012). Note for any electrical note: there is no Northern Ireland technical booklet covering electrical safety, so there is no Part P equivalent and no electrical competent person self-certification regime there. Ventilation is Booklet K, drainage Booklet N and glazing Booklet V, not F, H and K as in England.
- very strong RN-0226KN
Environment Agency (GOV.UK)
The Environment Agency guidance on how to assess and manage the risks from historic land contamination, produced with the Northern Ireland Environment Agency, SEPA and Natural Resources Wales. LCRM runs in four sequential stages set out as separate documents: Before you start, Stage 1 risk assessment, Stage 2 options appraisal, and Stage 3 remediation and verification. It is the framework a contaminated land condition on a planning permission or an Approved Document C contaminants assessment is discharged against, and it points to jurisdiction-specific guidance for Scotland, Wales and Northern Ireland.
- very strong RN-Y8BU6C
GOV.UK (Planning Inspectorate)
Explains that an applicant, or someone acting on their behalf, can appeal where planning permission is refused, where it is granted subject to conditions that are unnecessary, unenforceable, vague, unreasonable or irrelevant, or where the local planning authority has not decided the application within 8 weeks (13 weeks for major projects such as 10 or more dwellings). An appellant who believes the authority behaved unreasonably and cost them money can apply for an award of costs.
- very strong RN-3KFYDM
Historic Environment Scotland
SCOTLAND, and it contradicts England directly on one point: conservation area consent still exists in Scotland for the demolition of unlisted buildings, whereas England abolished it in 2013 and folded relevant demolition into planning permission. As at March 2026 Scotland had more than 46,500 listed building records and more than 600 conservation areas. Listed building consent must be applied for from the planning authority before any change that may affect the character of the property, and is almost certainly needed for an extension, structural alterations, partial or total demolition, internal alterations affecting character, and changing windows and doors; cleaning stonework, changing external paint colour and new signage may also need permission. The owner is responsible for repair and maintenance. Planning authorities may hold a character appraisal explaining a conservation area's designation. HES and the Scottish Government Building Standards Division jointly publish the Guide to Conversion of Traditional Buildings to reconcile building standards with conservation.
- very strong RN-RC60U0
Historic Environment Scotland
SCOTLAND. Listed buildings are designated by Historic Environment Scotland under the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, not England's 1990 Act, and the first statutory listing in Scotland dates to 1957. There are around 47,000 listed buildings in Scotland, graded in three categories A, B and C by relative importance according to period, style or building type; the categories are advisory and affect how the building is managed in the planning system. Scotland's grading letters differ from England's Grade I, II* and II. Unless the statutory address explicitly says otherwise, a listing always covers the interior as well as the exterior, extensions and any attached structures, and unattached structures within the curtilage are also listed. Each building has an online Listed Building Record whose Statutory Address is the legal part of the listing. Listed Building Consent may be required for change, and designation decisions follow the HES Designation Policy and Selection Guidance.
- very strong RN-40IW04
Ministry of Housing, Communities and Local Government
Covers requirements RA1 and RA2 of Schedule 1 to the Building Regulations 2010, which apply to the erection of a dwelling or of a building containing one or more dwellings. RA1 requires gigabit-ready physical infrastructure running from a network termination point in each dwelling to a distribution point (or as close as reasonably practicable, or to an access point, where the developer has no right to install in the intervening land), plus a common access point where the building contains more than one dwelling. RA2 requires an actual connection to a gigabit-capable public electronic communications network, subject to a cost cap set at paragraph 2.21 of GBP 2,000 for each new dwelling erected, after deducting any financial contribution from the network operator. Paragraph 1.6 exempts wholly non-residential buildings, existing buildings undergoing major renovation works, new dwellings created through a material change of use, rooms for residential purposes in hostels, hotels, boarding houses, schools and hospitals, Ministry of Defence and national security buildings, Schedule 2 exempt buildings, and buildings in isolated areas where a USO-standard connection would exceed the cost cap. Section 3 and Appendix B set out the connectivity plan, the model form a developer submits with the Building Regulations application.
- very strong RN-DSFI2B
Ministry of Housing, Communities and Local Government
This is the part of the Building Regulations that catches a whole-house renovation and is almost never mentioned in renovation guides. Requirement R1 of Schedule 1 applies to the erection of buildings AND to major renovation works to buildings, including existing dwellings, except where requirement RA1 (new dwellings) applies. Regulation 44C of the Building Regulations 2010 defines major renovation works as works at the end-user location encompassing structural modifications of the entire in-building physical infrastructure, or of a significant part of it. The duty is to provide in-building physical infrastructure from the service provider access point to the occupier network termination point capable of hosting copper, fibre or wireless delivering broadband speeds greater than 30 Mbps (paragraph 1.2); no cabling, equipment or anything beyond the network termination point is required (paragraph 1.4), and a multi-dwelling building undergoing major renovation must also have a common access point. Paragraph 1.5 exempts Schedule 2 Classes 2 to 7 work (sheds, domestic greenhouses, garages, conservatories and other small detached buildings with no sleeping accommodation), scheduled monuments under section 1 of the Ancient Monuments and Archaeological Areas Act 1979, listed buildings and buildings in conservation areas under sections 1 and 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990 where compliance would unacceptably alter character or appearance, and major renovation works where the cost of compliance would be disproportionate to the benefit, which must be demonstrated to the building control body.
- very strong RN-6MMER0
Ministry of Housing, Communities and Local Government
The current NPPF, published 17 August 2026 (130 pages), replacing the framework first published March 2012 and revised July 2018, February 2019, July 2021, September 2023, December 2023 and December 2024, and also replacing Planning policy for traveller sites. The single most important thing about this edition for anyone citing it: the framework has been completely restructured from continuously numbered paragraphs into lettered and numbered policies, so every existing citation of an NPPF paragraph number is now stale. The chapters are Plan-making (PM1 to 17), Decision-making (DM1 to 10), Achieving sustainable development (S1 to 6), Climate change (CC1 to 3), Homes (HO1 to 13), Economy (E1 to 4), Town centres (TC1 to 4), Communications (CO1 to 2), Clean energy and water (W1 to 4), Minerals (M1 to 6), Making effective use of land (L1 to 3), Green Belt (GB1 to 8), Well-designed places (DP1 to 4), Transport (TR1 to 8), Healthy communities (HC1 to 8), Pollution (P1 to 6), Flood risk (F1 to 9), Natural environment (N1 to 6) and Historic environment (HE1 to 10). Policy GB7(1)(b) is the one homeowners meet: the reuse, extension, alteration or replacement of an existing building is not inappropriate development in the Green Belt provided the existing building is of permanent and substantial construction, is lawful in planning terms, and any extension or alteration will not result in a disproportionate increase in size compared to the original building, with footnote 40 defining the original building as the building that existed on 1 July 1948 or, if later, as it was originally built. Policy HE5(2)(c) now defines substantial harm expressly, as where a development proposal would seriously affect a key element of a heritage asset significance, and HE4(2) requires clear and convincing justification for any harm to a designated heritage asset.
- very strong RN-K607FJ
Ministry of Housing, Communities and Local Government
The 130-page PDF of the August 2026 National Planning Policy Framework, the document a planning officer works from. It is the citable text for policy GB7, which lists what is NOT inappropriate development in the Green Belt and therefore needs no very special circumstances: agriculture, horticulture and forestry or work solely for nature conservation; the reuse, extension, alteration or replacement of an existing permanent and lawful building where the change is not a disproportionate increase in size against the original building (and any replacement is for the same use and not materially larger); limited infilling in Green Belt villages; limited affordable housing for local needs; redevelopment of previously developed land that would not cause substantial harm to openness; and, where openness impact is minimised, mineral extraction, engineering operations, utilities and telecommunications infrastructure needing a Green Belt location, Community Right to Build or Neighbourhood Development Orders, material changes in the use of land, and facilities for outdoor sport, recreation, cemeteries, burial grounds and allotments. GB7(1)(g) adds the grey belt route and GB8 sets the Golden Rules for major housing development. Chapter 20 (HE1 to HE10) is the heritage chapter: HE1 covers plan-making and local heritage lists for non-designated assets, HE2 covers conservation areas and World Heritage Sites, HE3 covers Historic Environment Records, HE4 requires conservation appropriate to significance and clear and convincing justification for harm, and HE5 requires a proportionate significance assessment and a stated degree of harm, judged on effect on significance rather than the scale of the development.
- very strong RN-6V1BLJ
Ministry of Housing, Communities and Local Government
England only, in force 21 April 2021, revoking the 2014 Direction. Made under section 55(2)(g) of the Town and Country Planning Act 1990. Paragraph 3(1) says demolition of the following is NOT development: (a) any building whose cubic content measured externally does not exceed 50 cubic metres; (b) the whole or any part of any gate, fence, wall or other means of enclosure. Paragraph 3(2) carves out of that: (a) any gate, fence, wall or other means of enclosure IN A CONSERVATION AREA, and (b) a statue, monument or memorial. So the 50 cubic metre figure, not 115, is the point at which demolition stops being development at all; the 115 cubic metre and 1 m / 2 m enclosure figures come from the separate Conservation Areas (application of section 74) Direction 2015 and operate as permitted development under GPDO Part 11 instead.
- very strong RN-I9Q8GB
Ministry of Housing, Communities and Local Government (GOV.UK)
Sets out the framework for planning application fees under the 2012 Fees Regulations and points to the current schedule (planning fees: annual indexation from 1 April). From 1 April 2025 all planning fees increase each year by CPI inflation from the preceding September, capped at 10 per cent even if inflation is higher (paragraph 002b, revised 16 April 2025). The fee for a lawful development certificate for proposed development is half the application fee for planning permission (paragraph 024, revised 22 February 2018), and a fee for a prior approval application is payable under regulation 14 of the 2012 Fees Regulations (paragraph 023). Page last updated 16 April 2025.
- very strong RN-B8J6OR
Ministry of Housing, Communities and Local Government (GOV.UK)
The government technical guidance that interprets Schedule 2 Part 1 of the GPDO 2015 class by class for householders in England, last updated 10 September 2019 and published as a 50 page PDF. It defines the terms the classes turn on, including original dwellinghouse, principal elevation, curtilage, article 2(3) land and the measurement conventions used for heights and depths, and it is the document local planning authorities and lawful development certificate applicants work from. Attachment PDF: assets.publishing.service.gov.uk/media/5d77afc8e5274a27cdb2c9e9/190910_Tech_Guide_for_publishing.pdf
- very strong RN-89FXUD
Planning Portal
States that a lawful development certificate confirms either that the existing use of a building is lawful for planning purposes or that a proposal does not require planning permission, and that applications go to the local council through the Planning Portal online application service and carry a fee. Notes that if the council does not determine the application within the time limit of eight weeks the applicant can appeal, and that the issues involved are often complex enough to warrant professional advice.
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Planning Portal
Explains that permitted development rights allow certain types of work without applying for planning permission, that they derive from the Town and Country Planning (General Permitted Development) (England) Order 2015, and that the rights for houses do not apply to flats, maisonettes or other buildings. States that rights are more limited in conservation areas, National Parks, Areas of Outstanding Natural Beauty, World Heritage Sites and the Norfolk or Suffolk Broads, that listed buildings have different requirements, and that a local authority can withdraw rights with an article 4 direction so that a planning application is needed for work that normally does not need one. Notes the August 2021 change to the Order with a transition period to July 2022 for protected development.
- very strong RN-YZ5AAX
Planning Portal
Planning Portal summary of householder permitted development for extensions in England. Only half the area of land around the original house may be covered by extensions and other buildings; an extension must not exceed the height of the highest part of the existing roof or the existing eaves height, and where within 2 metres of a boundary the eaves height is capped at 3 metres. Single storey rear extensions: 4 metres for a detached house and 3 metres otherwise, rising to 8 metres and 6 metres under the prior approval (neighbour consultation) route on non-designated land, with a maximum height of 4 metres. Side extensions must be single storey, no more than 4 metres high and no more than half the width of the original house, and are excluded entirely on article 2(3) land. Two storey rear extensions must not exceed 3 metres beyond the original rear wall and must be at least 7 metres from the opposite boundary, with matching roof pitch and obscure-glazed non-opening side windows below 1.7 metres. Notes that extensions adding over 100 square metres may attract Community Infrastructure Levy.
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Planning Portal (MHCLG and TerraQuest)
Planning Portal's statement of the permitted development limits for a loft conversion, which fall under Schedule 2, Part 1, Class B of the Town and Country Planning (General Permitted Development) (England) Order 2015 as amended, covering the enlargement of a dwellinghouse by an addition or alteration to its roof. Class C governs any other alteration to the roof and Class AA governs additional storeys. Permitted development does not apply where the building contains flats or is a flat, where additional storeys have already been added under permitted development, where the house was created from a non-residential use or built as a new dwellinghouse under permitted development, or on Article 2(3) designated land. The limits are: materials similar in appearance to the existing house; total enlargement including any previous enlargement not exceeding the original roof space by more than 40 cubic metres for terraced houses or 50 cubic metres otherwise; not exceeding the height of the existing roof; not extending beyond the existing roof slope on the principal elevation where it fronts a highway; no verandas, balconies or raised platforms; no installation, alteration or replacement of a chimney, flue or soil and vent pipe; and side-facing windows obscure-glazed and, if opening, 1.7m above the floor.