Porch

Oke

My existing porch, which measures 3.2m by 1.5m and a height of 3.2m, needs to be replaced . It was built at the sametime as the house in 1964. Do I need Planning permission to replace this porch?. The distance from the main road exceeds 4m

new_owner

No. It already exists

Edit: I stand corrected on this. I was under the impression that if replacing like for like... Replace wall door etc then this was permitted. Obviously this would not include knocking down a house and re-building

Oke

This is an exchange of email with the councils Planning Dept. Is it possible that thy are wrong?

Dear Mr ………..,
Replacing an existing porch
Thank you for your brochure but it id not answer my question. I already have a porch which is rather unstable and all i want is to replace it with another porch to march other porches in the Avenue except that this time we want to make it a bit more stable by using bricks.
Thanking you in advance
………
The fact that you already have a porch is irrelevant. The General Permitted Development Order allows the erection of porches within certain limitations which are outlined in the form I sent you previously.

planning_officer

new_owner is incorrect. Yes, you need planning permission. It doesn't matter if it already exists - otherwise anyone could use that argument for anything... my house already exists, so I think I'll knock it down and rebuild it! Doh!

The reference to the GPDO that the Council quote is in relation to the permitted development limits for porches (i.e. what you can build without needing a planning application). The maximum external floor area you can build as permitted development is 3sqm and 3m in height. Anything larger requires planning permission from the Council - they are correct.

You should have no problem getting planning permission if other houses have similar porches (and it sounds pretty small anyway), but you'll still have to apply.

System

in addition to planning_officers points, if you do want something that requires planning permission, make sure you do the application before you undertake an demolition - can save a lot of problems!

fluffymuffy

the_r_sole wrote: »

in addition to planning_officers points, if you do want something that requires planning permission, make sure you do the application before you undertake an demolition - can save a lot of problems!

This applies generally too. If something is an eye-sore then leave it there until the planners agree to something better. Don't knock down a tatty extension and tidy up before asking for something new - you'll have lost all your bargaining power.

martinsurrey

build the brick walls inside the original structure as that doesnt need planning permission, or building regs, then remove the external cladding (which is the current external layer) and replace the roof, again, which does not need planning or building regs.

sailing close to the wind, but all possible and by the rules I think (as long as you're not in a conservation area).

Oke

Thank you all, very helpful bunch, I appreciate your input. Mind you I have a reputation with Planing Officers having appealed against their decision once and succeeded. I don't want their tails up. I cannot afford to foul up this one. cheers

planning_officer

martinsurrey wrote: »

build the brick walls inside the original structure as that doesnt need planning permission, or building regs, then remove the external cladding (which is the current external layer) and replace the roof, again, which does not need planning or building regs.

sailing close to the wind, but all possible and by the rules I think (as long as you're not in a conservation area).

I think this is akin to deception, and due to new case law, it would count as building a new structure, and the new structure could then require planning permission. The intention is clearly for the original outer walls never to remain!

Having said that, enforcement action is only taken if some harm is being caused, so if no harm is being caused by the porch, a Council wouldn't require it to be demolished. But if that's the case, why not just build it 'normally' and just not bother applying for planning permission - somewhat risky and not something that I'd advise, but it is an option.