General Guidance for Properties in England
This article provides general guidance for properties in England. Requirements depend on the property, location and proposed work. Homeowners should confirm the position with the relevant local planning authority, Building Control body and appropriate professional advisers before proceeding.
What Is Planning Permission?
The planning system generally considers whether proposed building work is acceptable. A planning application is assessed by your local planning authority, who will consider factors such as:
Size and Scale
The overall dimensions of the proposed extension.
Position
Where the extension will sit on the plot.
External Appearance
The materials and visual design of the addition.
Effect on Neighbours
Considerations like loss of light or privacy.
Local Planning Policy
Adherence to the specific guidelines of your local authority.
Character of the Area
How the extension fits within the existing neighbourhood.
What Is Permitted Development?
Permitted-development rights allow certain work to be carried out without a conventional planning application, provided all relevant conditions and limitations are met.
These rules are strictly defined. For example, a single-storey rear extension on a detached house may be permitted development if it does not extend beyond the rear wall of the original house by more than 4 metres, does not exceed 4 metres in height, and meets several other specific criteria.
However, permitted-development rights can vary or be restricted depending on the property.
Why Permitted-Development Rights May Not Apply
Even if an extension seems to fit the general size limits, permitted-development rights may not apply to your property. Common exceptions include:
- Flats and maisonettes
- Listed buildings
- Conservation areas or National Parks
- Areas subject to Article 4 directions
- Planning conditions from previous developments
- Previous extensions limits
- Changes of use
- Restrictions attached to property deeds
- Works outside the precise limits set by legislation
What Is a Lawful Development Certificate?
If you believe your extension falls under permitted development, you can apply for a Lawful Development Certificate (LDC).
It can provide formal confirmation from the local planning authority that the work is lawful.
It can be helpful when selling or remortgaging the property in the future.
It is different from planning permission; it simply confirms that planning permission was not required.
Customers should obtain appropriate planning advice before deciding whether to apply.
Planning Permission and Building Regulations Are Different
Planning permission and Building Regulations are separate matters. An extension may not require a planning application but can still require Building Regulations approval. It is a common misconception that if you don't need planning permission, you don't need any approvals.
| Planning Permission | Building Regulations |
|---|---|
| Focuses primarily on whether the proposed development is acceptable in planning terms. | Focus on relevant technical standards, including structure, fire safety, insulation, ventilation and drainage. |
Depending on Your Project, You May Require:
What Structural Information May Be Needed?
To satisfy Building Regulations and ensure the extension is built safely, structural information is usually required. This covers:
Load-Bearing Walls
Changes to existing load-bearing structures.
Steel Beams
Specification for steel beams and columns.
Structural Openings
Support for new or widened openings.
Foundations
Depth and type of foundations required.
Roof Design
Structural support for the new roof.
Connection Details
How the new structure connects to the existing home.
Engineer's Information
Structural engineer’s drawings and calculations are essential.
Milano installs according to suitable structural information but does not replace the structural engineer.
Other Matters That May Need Consideration
State that these depend on the individual project:
- Party Wall etc. Act
- Drainage and build-over matters
- Trees
- Conservation restrictions
- Highways or access
- Covenants
- Leasehold consent
- Utility infrastructure
What Information Should You Obtain Before Asking for a Firm Quotation?
- Measured drawings
- Proposed plans
- Planning status
- Building Regulations drawings
- Structural calculations
- Window and door details
- Desired finish
- Kitchen information where applicable
How Milano Can Help
Milano can review the available project information, carry out a site visit and coordinate the construction work around the approved drawings and structural information. Formal planning, architectural and structural services must be provided or confirmed by appropriately qualified parties.