Conservation Area - Extensions?

genuineplacebo

Hi,

We're looking at buying a house that is in a conservation area. It's a 3 bed cottage that has been extended on the ground floor. However, two of the bedrooms and only 7ft wide and we would like to extend the second floor to make those two bedrooms a better size.

However, I'm a bit confused by the planning permission regulations that changed in 2008. Many websites say the following -

Planning Permission

An extension or addition to your house is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:
On designated land* no permitted development for rear extensions of more than one storey.

* Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

Does this mean that we just have to apply for planning permission? Or are second storey extensions NEVER allowed in a conservation area?

Thanks for your help!

Fire_Fox

You really need to have an informal chat with the Plannning department of that specific council as interpretation of the legislation and strictness vary around the country.

covmutley

It means you need to apply for permission.
Permitted development refers to things you can do without the need to seek planning permission.

timmyt

in conservation areas, you need pp for everything, stick by that rule. permitted developmen (or deemed consent) for small things like porches and extensions are not given in conservation areas.

always speak to the planning department when thinking about works to a property whenever you buy a house.

genuineplacebo

Thanks guys! We love the house anyway, so we go ahead with it even if in the long run we can't get planning permission, just haven't had any dealings with conservation areas in the past!

Thanks again :-)

i1189

My parents live in a conservation area and it is definitely possible to extend, as long as you have planning permission. They nearly doubled the size of their house (which is also listed) - the planning people were just a bit particular as to what the extension had to look like, and what building materials were used.

Somebody else in the village has has had a similar sized extension, and there have been lots of smaller ones.

planning_officer

timmyt wrote: »

in conservation areas, you need pp for everything, stick by that rule. permitted developmen (or deemed consent) for small things like porches and extensions are not given in conservation areas.

always speak to the planning department when thinking about works to a property whenever you buy a house.

Eh? Porches are governed by Class D of the GPDO and extensions are covered by Class A - neither of which are automatically removed in conservation areas. The only instance when no porch or extension is allowed as PD is when the Council have served an Article 4 Direction, removing PD rights. Otherwise, porches and single storey rear extensions are no different in a conservation area than anywhere else.

For info, side extensions (even single storey) and two storey extensions (on any elevation) are not allowed as PD in a conservation area under Class A.

timmyt

planning_officer wrote: »

Eh? Porches are governed by Class D of the GPDO and extensions are covered by Class A - neither of which are automatically removed in conservation areas. The only instance when no porch or extension is allowed as PD is when the Council have served an Article 4 Direction, removing PD rights. Otherwise, porches and single storey rear extensions are no different in a conservation area than anywhere else.

For info, side extensions (even single storey) and two storey extensions (on any elevation) are not allowed as PD in a conservation area under Class A.

Starting point you need planning...then find out if you can avoid by speaking to the planners (or http://www.planningportal.gov.uk/england/public/buildingwork/responsibilities/workresppp/workresppppermitteddev/ )

2.4 Permitted Development
Most forms of development require the grant of planning permission. There are however a number of exceptions
("permitted development") that do not require authorisation under the Planning Acts and these are set out within the
General Permitted Development Order 1995 (GPDO). The range of permitted development rights outside conservation
areas is narrow and is further reduced in designated conservation areas.
The main additional categories of works requiring planning permission in conservation areas are :

i) Dwelling Houses

(properties not converted into flats)

All extensions over 50 cubic metres, or 10% of the volume of the building. Any building over 10 cubic metres and within
the curtilage of a dwelling house will be included in such calculations;
The cladding of the exterior of a building with stone, artificial stone, timber, plastic or tiles;
Enlargement through addition or alteration of a roof including roof extensions, balconies etc;
Provision, alteration or improvement of any detached building exceeding 10 cubic metres in volume, which is incidental to
a dwelling house (e.g. garden structures such as sheds, garages, summer houses etc.);
Satellite dishes installed on a chimney, wall, or roof slope facing a highway, or anywhere on a building which exceeds 15m
in height.
ii) Flats
All flats whether in conservation areas or not, have much more restricted permitted development rights than dwelling
houses.
iii) Industrial or Warehouse Premises
All extensions of more than 10% of the volume of the building.
iv) Telecommunications Code System Operators
The installation of any microwave antenna or its support, including the replacement of existing structures with new
designs.
Except in exceptional circumstances Southwark must be given eight weeks prior notice of any works by such operators.
v) Satellite Dishes/Other Telecommunications Equipment
All buildings over 15m in height (see i for dwelling houses).
vi) Electricity Suppliers
Development for the supply of electricity by statutory undertakers if it consists of an extension to a building and exceeds
10% of the cubic content of the original building or extends the building by more than 500 square metres.

Permitted development rights may be further reduced under Article 4 of the GPDO (see 2.7).

planning_officer

No, the information copied above is wrong. That is the old legislation that ceased to exist in Oct 2008! It has changed since then.

I'll start at the beginning (lesson 1 in planning)... all development requires planning permission. Some minor development benefits from permitted development rights. Permitted development rights are more restricted in conservation areas, however your quote above that "permitted development (or deemed consent) for small things like porches and extensions are not given in conservation areas" is factually incorrect. Like I said above, porches are governed by Class D of the GPDO (i.e. if a porch complies with the restrictions set out in this Class, then it is PD). Permitted development rights under Class D are no more restrictive in conservation areas than anywhere else. Whilst other extensions covered under Class A of the GPDO are more restrictive in conservation areas, small extensions are still allowed as PD, therefore you are incorrect to say that no extensions are allowed.

Re. your quote above, I'll correct it for you - the bits I've highlighted in red no longer apply and have been replaced by other restrictions:
i) Dwelling Houses
(properties not converted into flats)
All extensions over 50 cubic metres, or 10% of the volume of the building. Any building over 10 cubic metres and within
the curtilage of a dwelling house will be included in such calculations;
The cladding of the exterior of a building with stone, artificial stone, timber, plastic or tiles;
Enlargement through addition or alteration of a roof including roof extensions, balconies etc;
Provision, alteration or improvement of any detached building exceeding 10 cubic metres in volume, which is incidental to
a dwelling house (e.g. garden structures such as sheds, garages, summer houses etc.);
Satellite dishes installed on a chimney, wall, or roof slope facing a highway (and is visible from the highway), or anywhere on a building which exceeds 15m
in height.

ii) Flats

All flats whether in conservation areas or not, have much more restricted permitted development rights than dwelling

houses.

The bit about flats above is completely wrong - before and after Oct 2008! Flats have never had ANY permitted development rights.

timmyt

planning_officer wrote: »

No, the information copied above is wrong. That is the old legislation that ceased to exist in Oct 2008! It has changed since then.

I'll start at the beginning (lesson 1 in planning)... all development requires planning permission. Some minor development benefits from permitted development rights. Permitted development rights are more restricted in conservation areas, however your quote above that "permitted development (or deemed consent) for small things like porches and extensions are not given in conservation areas" is factually incorrect. Like I said above, porches are governed by Class D of the GPDO (i.e. if a porch complies with the restrictions set out in this Class, then it is PD). Permitted development rights under Class D are no more restrictive in conservation areas than anywhere else. Whilst other extensions covered under Class A of the GPDO are more restrictive in conservation areas, small extensions are still allowed as PD, therefore you are incorrect to say that no extensions are allowed.

Starting point you need planning...then find out if you can avoid by speaking to the planners (or http://www.planningportal.gov.uk/eng...ppermitteddev/ )

your reply may be technically right, but it is also dangerous to be that specific as planning is horribly complex. I am trying to show as you are -albeit in more detail - that the above should be a starting point, as too many people mess up and build when they shouldn't, and then the sale of their house proves problematic

its bad enough calling a council's planning department to be told two diff answers depending who picks up.