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Subject Topic: Planning Consent / Building Regs Post Reply Post New Topic
Personlidds0
15/7/2015 at 10:13am
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Our local Council now charges a £60 fee to inform residents whether or not planning consent or building regs are required.

I want to install a canopy/ open porch over the front door of our house. It will be more than 2m from the highway and less than 3m tall (criteria given on council's website) with no walls, windows or foundations (i.e. simply a canopy). But, we live in a conservation area.

Does anyone know the answer to this, to potentially save me time and expense?

Thanks


PersonLlaniDavis
15/7/2015 at 11:44am
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If you live in a Conservation Area the you will need to apply for Permission.


PersonOliverDay
15/7/2015 at 1:15pm
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I'd suggest you pay your £60. It will be money well spent.

Otherwise go on your council's planning portal and look through all the information on permitted development rights.

-------------
Ollie

2016
Monplaisir - Provence
Camping Les Gorges du Loup


PersonPhil Ness
15/7/2015 at 5:04pm
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Have any of the neighbours done a similar thing? Could ask them for advice, or a local architect might have an idea of what the council require.
If your council is anything like ours their "advice" will differ depending on which way the wind is blowing, if they or any councillors live nearby and if they just don't know will say "better apply to be safe". It's usually some junior gofer who is too scared of upsetting his bosses to make a decision.
Personal experience I would say you do not need Building regs but because of the conservation area and you are altering the external look of the building ,you may well need planning permission.


Personlidds0
15/7/2015 at 7:42pm
 Location: Yorkshire
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I'd already checked on the council's planning portal and it seems to be okay to proceed (although can't see any mention of conservation areas, so am unsure if planning rules differ in that case).

I've taken another look and the planning portal directs me to this info:

Porches

Planning Permission

The planning rules for porches are applicable to any external door to the dwellinghouse.

Adding a porch to any external door of your house is considered to be permitted development, not requiring an application for planning permission, provided:

Porches mini guide



Access our interactive guide to the planning permission and permitted development regimes for porches.

the ground floor area (measured externally) would not exceed three square metres.
no part would be more than three metres above ground level (height needs to be measured in the same way as for a house extension).
no part of the porch would be within two metres of any boundary of the dwellinghouse and the highway.
Please note: the permitted development allowances described here apply to houses not flats, maisonettes or other buildings. View guidance on flats and maisonettes here.

Building Regulations

Building a porch at ground level and under 30 square metres in floor area is normally exempt from the need for building regulation approval.

This is provided that glazing and any fixed electrical installations comply with the appropriate sections of building regulations.

For a porch to be exempt from building regulations approval:

the front entrance door between the existing house and the new porch must remain in place
if the house has ramped or level access for disabled people, the porch must not adversely affect access.
Disclaimer

This is an introductory guide and is not a definitive source of legal information. Read the full disclaimer here.

This guidance relates to the planning regime for England. Policy in Wales may differ. If in doubt contact your Local Planning Authority.


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PersonLlaniDavis
15/7/2015 at 8:09pm
 Location: Llanidloes Powys
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That applies to a house in a "normal" area. If you are in a Conservation Area the rules will be stricter.
A quick phone call to the local Planning Officer will point you in the right direction.

NB:
I live in a Special Conservation Area!
The Rules are even tighter!


Personlidds0
15/7/2015 at 8:12pm
 Location: Yorkshire
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According to the guidelines on the planning portal it looks as if we don't need either planning or building regs, but then it might just be different with us being in a conservation area and we'd have to pay £60 for advice on that single point.


Personlidds0
15/7/2015 at 8:20pm
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Quote: Originally posted by LlaniDavis on 15/7/2015
That applies to a house in a "normal" area. If you are in a Conservation Area the rules will be stricter.
A quick phone call to the local Planning Officer will point you in the right direction.

NB:
I live in a Special Conservation Area!
The Rules are even tighter!


Why the heck don't they just include any different rules on their planning portal?

I've contacted the council to say our proposed porch meets all the criteria on their planning portal, so could they just please tell me if different rules apply with us being in a conservation area. Their response, in a nutshell, was: "Go on our website and pay £60 and we'll tell you. In 14 days".

All I want to know is yes, different rules apply to conservation areas, or no, you can be guided by the rules on the planning portal!


PersonRTS5
15/7/2015 at 10:25pm
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I don't know if the fee is standard across all councils, but how about ringing another council and ask the question? They don't know you don't live in their conservation area.


PersonRogerc0
15/7/2015 at 10:54pm
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As you live in a conservation area planning requirements are more onerous. Planning authorities these days will not give comments unless you arrange a formal meeting and pay the £68 fee. At the meeting they will probably advise a formal application is required especially as you are building forward of your building frontage. You will need detailed drawings showing your proposals to table at the meeting or sensible advice may not be given. Building regs is a different group from planning and they generally will give you verbal advice If you ask nicely!
Detailed drawings or design will need to show sizes and heights along with details of construction and materials and to explain its context with the existing building and to provide this information you may well need to involve a professional.

-------------
:) Roger


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PersonGram
15/7/2015 at 11:16pm
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From personal (and over forty years') experience, if you are a large (preferably multinational) company, and make "contributions" to the council - then you can do whatever you like - you can submit plans and specifications, and then happily and totally disregard them with impunity. If there is ay complaint from neighbours, apply for retrospective permission and this will be granted without demur.

Gram

-------------
What's the difference between a chicken?


PersonGraham
15/7/2015 at 11:19pm
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At least if you pay the money you can proceed with confidence and complete your project..If you dont and you just start the job you can bet a nosey local will ring the council up anyway to have a moan, then you may be taking it down anyway.
£60 well spent imho.

-------------
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Every day is a gift..That's why it's called the present.

Nostalgia is not what it used to be.

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Personlidds0
16/7/2015 at 6:55am
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Thanks to everyone who replied. It looks like I'll have to pay to find the information which is freely available on the planning portal for anyone not living in a conservation area.


Personlidds0
16/7/2015 at 10:47am
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Hmmmmm, I just rang again and spoke to another Planning Officer. After she'd quoted the £60.00 fee online service I pointed out that all I want is to know if the same rules and criteria for porches apply to properties in a conservation area. She then informed me there's nothing to suggest otherwise in their documentation, but that she'd put me through to a Conservation Officer just to be sure.

The Conservation Officer said that anything classed as 'permitted development' applies universally, regardless of the property being in a conservation area, subject to the rules and thresholds - defined on the planning portal - being adhered to. I asked if I might have this advice confirmed via email, but was told I'd have to pay the £60.00 fee for that, and wait up to 14 days for written response.

To commence work, or not to commence work, that is the question...


PersonMonsterBear
16/7/2015 at 5:33pm
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If in doubt pay the fee; then you'll have written evidence saying it's ok should a neighbour object (which someone is bound to in a conservation area).

I like the typo in the Building Regulations guidance - I'd love to build a 30m2 porch without the hassle of Building Control - that's nearly half the size of my house!



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