Replacing raised decking with extension

cayennepepper

Semi detached house with basement. We have a decking at first floor level at the back of the house which creates a lot of shade in the basement. We would like to replace the decking with an extension of the basement (same size of the decking) and have a terrace on the top. This way we can make the most of the void below and allow light into the basement.

I consulted two architects for quotes, problem is one told me I just need Building regs because the decking at first floor is considered a building and I am replacing like by like. The second guy says I need planning permission (we can't do it under permitted development as the house was extended to the side in the past).

Don't you love it when professionals say two different things! I am now looking for another opinion of course, in the meantime I was wondering if any of you came across this before. Thanks

EssexExile

Ask the council?

cayennepepper

Yes obviously I'll do that, I haven't been able to get through to them today. Would still like to know if anyone knows please.

System

I seem to remember that no balcony or veranda can be permitted development - but can't remember the exact ins and outs - your only option is to confirm directly with the Local Authority

cayennepepper

Thanks. I thought that because I already had a raised decking I could replace it without going through planning again, assuming that they see a raised decking as a "building" including the void below. Will try the Council again tomorrow.