Checking if a house has planning permission

marlasinger

Hi,

We are starting to view properties today. :j One of the propertys we are interested in is a bungalow, with an dormer type extension on top (effectively another storey). It looks reasonably recent, but I can't find any evidence of Planning Application when I do a search on our local authority website.

How can we find whether it has planning permission? Would it be in the HIP, or should we just ask the question of the seller/estate agent? Assuming it has planning permission, does this mean that it would have been built to a reasonable standard? Is there anyway we can check this before we get to survey (money-spending!) stage?

Also, this extension has a flat-roof, which I have heard makes it more expensive to insure. Can anyone confirm this?

Thanks,
marlasinger

Sphynx

I am no expert in this but the surveyor who came round and did the checks for our buyer was very helpful and said if a house had had recent extension work it would be possible to check by phoning the LA and asking for the relevant department to see whether it had been signed off. If so he said we needed only get a very basic survey as it would have been looked at for the building work.
Not sure about the flat roof though.

Mankysteve

Out of interest what happens if you buy a property that doesn't have proper planning permission?

sunshinetours

Ask the seller first off if nothing in the HIPS but really if you are interested in buying then it will be one for your solicitor. If done very recently it may not have needed PP but would still be subject to building regs so should have a certificate of sign off. I would not approach council with details at any stage without speaking to your solicitor


Flat roof should be an issue unless it is huge. My recent renewal asked the question do flat roofs comprise more than 25% of the overall roof area so guess that is your guide

Go and see the place and see if you like it first!! Good luck

Sphynx

I would not approach council with details at any stage without speaking to your solicitor


Why shouldn't you speak to the council before you speak to a solicitor?

sunshinetours

Because if you give details of an unsigned off project I believe it would impact on your ability to get an indemnity policy as a way round any small unresolved planning/building regs issues. I am sure any solicitors can advise more precisely

Irrelevant here anyway as OP hasn't even seen the house yet!

phlash

Post 1 October 2008 the following loft development is a 'permitted development' and does not require planning permission. The works will still of needed building regulation sign off in the form of a 'completion certificate' from the local building inspector.

See here:
http://www.planningportal.gov.uk/england/public/buildingwork/projects/workcommonloftconversion/

sham63

If I were you I would phone the Council and speak to Building Control - they will be able to tell you if it has been signed off for Building Regs.

If it hasn't there are loads of implications in terms of safety.

As for planning (which is different to building regs) it may be 'permitted development' - but check Building Regs first.

marlasinger

Thanks for the replies, very useful. :j

When we view the house (in about 2 hours time - wooohoo), I shall ask for more details from the vendor/estate agent, as well as a copy of the HIP. If they can't give me the answer we're hoping for (and if we like the house), then we'll have to decide what to do.

marlasinger

RLH33

phlash wrote: »

Post 1 October 2008 the following loft development is a 'permitted development' and does not require planning permission. The works will still of needed building regulation sign off in the form of a 'completion certificate' from the local building inspector.

See here:
http://www.planningportal.gov.uk/england/public/buildingwork/projects/workcommonloftconversion/

This is true in many cases but you do have to be careful that the building is not in a Conservation Area, World Heritage Site, AONB etc etc. In fact since the regulations changed last year more dormer windows now need permission than before. Therefore it is better not to assume that it is permitted development, if it was built within the last four years, without confirmation from the Council. Of course if it is older than four years then there is nothing the Council can do about it anyway.

Doozergirl

sham63 wrote: »

If I were you I would phone the Council and speak to Building Control - they will be able to tell you if it has been signed off for Building Regs.

If it hasn't there are loads of implications in terms of safety.

As for planning (which is different to building regs) it may be 'permitted development' - but check Building Regs first.

Someone has already said not to do this, and why. Please do not contact Building Control.

Ask the vendor first what the story is and then, if you decide to go ahead then the BC sign off could well be documented in the searches contained in the HIP. They should also be able to provide you with a copy of the certificate.

If there is no certificate/ no sign off then at that point you discuss with your solicitor where to go - either you decide not to proceed or you have a full survey to check the structure and have the vendor purchase an indemnity policy to protect you from any enforcement action in the future (a negligable chance of this ever happening if it is structurally sound).

If you contact Building Control specifically about the property it draws their attention and renders any indemnity policy void. So regardless of whether you buy or not you could actually completely scupper the vendor's chances of selling to anyone.

Now whilst having BC Approval is their responsibility, there is no need for you to go to Building Control. The relevant info can be obtained without talking to them. Let the decision about talking to building control belong to the vendor.