Do I Need Planning Permission? *

If you are considering extending or altering your property in some way, you may need to obtain planning permission for what you want to do.  It is important that you make sure you have the relevant consents in place prior to starting work. 

To assist our customers, this section of the website contains some basic guidance on when planning permission is required.

The Planning Portal has developed an Interactive House to provide a visual guide to the Planning and Building Regulations for householders.  The Interactive House is available online and provides you with some basic guidance on whether you need to apply for planning permission or Building Regulation approval.

When considering undertaking development or building work, you may need to obtain Planning Permission &/or Building Regulation approval. To assist you, some basic guidance is given below. Further guidance for homeowners can be found in booklets published by the Office of the Deputy Prime Minister and the Essex Building Surveyors Association and generally available free from our offices here at Development Services: -

Planning – A guide for Householders – What you need to know about the planning system’

‘Essex Building Control Handbook’

You can also find details on the following websites :-

The Planning Portal:

The Planning Portal

Visual Guide to Planning Permission and Building Regulations for Householders (Interactive House) - http://www.planningportal.gov.uk/uploads/hhg/houseguide.html

ODPM – www.odpm.gov.uk/building-regulations

1. "I want to extend my property. How big an extension can I have without needing Planning Permission?"

You can normally extend your property from its original size up to a certain amount without the need for planning permission as follows:-

50 cubic metres or by 10%, whichever is the greater, if it is a terraced house or in a Conservation Area;

70 cubic metres or 15%, whichever is the greater, in any other case

The percentage figure is based on the volume of the original house and would normally only exceed the cubic metre allowance on a very large property. However, up to a maximum of 115 cubic metres is allowed if using the percentage calculation.

Guidance as to what to include within the cubic metre calculation is as below:-

Add together the cubic capacity of: all previous extensions any buildings within 5m of the dwelling within your garden area the proposed extension If this total measurement exceeds the relevant sizes given above, planning permission is required.

Conversion tables:

1 metre = 3ft 3ins50 cubic metres = 1,766 cubic feet70 cubic metres = 2,472 cubic feet

In addition, you will need to ensure: The use is for domestic purposes only and you do not live in a flat or mixed use property The extension will not be higher than the original house It does not project beyond any wall of the original house fronting a "highway" (a highway is defined as land over which the general public has access including a footpath whether or not it is maintained by the highway authority) All extensions do not cover more than half the original garden area No part of the extension is more than 4 metres high where it is within 2 metres of a boundary (Window alterations are excluded from this condition)

2. "What about loft conversion?"

You will not need permission to convert your loft to living space as long as: It does not involve increasing the height of the roof No new dormer windows are proposed on a roofslope that is facing a highway The total volume of any dormers or extension to the roof do not exceed 50 cubic metres (40m³ in the case of a terraced property) There are no additions or dormers if the property is in a Conservation Area

3. "Do I need a planning permission for any other type of alterations?"

Porch

Permission is not required if: it has an external area under 3m² it is not higher than 3m it is 2m or more from a boundary fronting a highway.

TV Aerial, Radio Mast, Flag Pole

Permission is not normally required for standard TV equipment, but specialised masts, poles or signs may need planning permission. Please check with the department. Separate requirements on satellite dishes.

Oil Storage Tank

Permission is not required if it is under 3,500 litres and it: is not more than 3m high does not project in front of any wall of the original house fronting a highway Permanent Liquid Petroleum Gas storage tanks need planning permission.

Garages/Sheds/Greenhouses/Domestic Stables/Swimming Pools etc

Permission is not required if it: does not project in front of any wall of the original house fronting a highway is not higher than 4m to the ridge or 3m otherwise does not cover more than half the total garden of the original house together with all other outbuildings is beyond 5m from the house and is not within a Conservation Area/within the curtilage of a Listed Building where any building greater than 10m³ requires permission. (NB If the building is within 5m of the house it is treated as a house extension)

Cladding or Rendering

On a front elevation this will need permission in a Conservation Area, but check with the department.

Painting

Does not need permission.

Fences and Walls

Permission is not required if they are not more than 1m high adjacent to a vehicular highway or 2m high elsewhere.

New Access

(Pedestrian or vehicular). Permission is needed on a classified road or if the view of road users is obstructed eg on a bend.

Signs and Adverts

A single temporary sale/sold sign is allowed, but check with the department first in relation to any other signage.

Hard Surface

No permission needed.

BEWARE

Even if the above conditions or those overleaf are met you may still need permission if: you live in an area where other restrictions apply such as a Conservation Area or Silver End there is a particular condition on the original planning permission preventing extensions/additional buildings You live in a Listed Building you will need separated listed building consent

You will need to check if you require a separate Building Regulation consent.

If in doubt contact Planning Services at

Braintree District Council,Causeway House,Braintree

Tel: (01376) 557783Fax: (01376) 557787

More Information *
For further information, please contact BDC Customer Service Centre at csc@braintree.gov.uk

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