Planning permission & Building regulations

 Verandah Planning permission/Building regulations.

Planning permission and/or building regulations are not usually required before a canopy, veranda or carport can be installed on a domestic property, this can be dependent on a number of factors including the area the structure will cover, the height, the position of the structure and whether it is to be attached to a listed building or in a Conservation area.

We advise contacting your local planning department for specific advice.

Conservatory & single storey extension Planning permission/Building Regulations.

The increased size limits for single-storey rear extensions that were previously time limited and due to expire on 30 May 2019 have now been made permanent by government. 

Read the legislation

Any such proposals will still be subject to the associated neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.

An extension, conservatory 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:

  • No more than half the area of land around the “original house”* would be covered by additions or other buildings.
  • No extension forward of the principal elevation or side elevation fronting a highway.
  • No extension to be higher than the highest part of the roof.
  • Single-storey rear extensions must not extend beyond the rear wall of the original house* by more than eight metres if a detached house; or more than six metres for any other house.
    If the house is in Article 2(3) designated land* or a Site of Special Scientific Interest, this limit is reduced to four metres if a detached house; or three metres for any other house.
    These limits are now permanent and subject to the neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.
  • Maximum height of a single-storey rear extension of four metres.
  • Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres.
  • Maximum eaves height of an extension within two metres of the boundary of three metres.
  • Maximum eaves and ridge height of extension no higher than existing house.
  • Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house.
  • Two-storey extensions no closer than seven metres to rear boundary.
  • Roof pitch of extensions higher than one storey to match existing house.
  • Materials to be similar in appearance to the existing house.
  • No verandas, balconies or raised platforms.
  • Upper-floor, side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor.
  • On Article 2(3) designated land* no permitted development for rear extensions of more than one storey.
  • On Article 2(3) designated land* no cladding of the exterior.
  • On Article 2(3) designated land* no side extensions.

* The term “original house” means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

Go to these links for guidance; https://ecab.planningportal.co.uk/uploads/miniguides/conservatories/Conservatory.pdf

https://www.planningportal.co.uk/info/200130/common_projects/17/extensions

You will normally need planning permission if:

  1. Your house is a listed building.
  2. Your house is in a conservation area.
  3. The conservatory/extension will not be used for solely domestic purposes.
  4. The conservatory/extension exceeds your permitted development allowance.
  5. The conservatory/extension is to be built to the front of your property or overlooking a highway.
  6. The permitted development rights have been withdrawn by the local authority.
 

Building Regulations

Most Conservatories with a glass/polycarbonate translucient roof are exempt from Building Regulations unless they exceed 30sq. mtre. floor area.

They are built at ground level and are less than 30 square metres in floor area.

The conservatory is separated from the house by external quality walls, doors or windows.

There should be an independent heating system with separate temperature and on/off controls.

Glazing and any fixed electrical installations comply with the applicable building regulations requirements (see below).

You are advised not to construct conservatories where they will restrict ladder access to windows serving rooms in roof or loft conversions, particularly if any of the windows are intended to help escape or rescue if there is a fire.

Go to this link for guidance;

https://www.planningportal.co.uk/info/200130/common_projects/10/conservatories/3

 

Extensions with a tiled roof are subject the Building Regulation approval.

It’s important to note that having a roof system that is ‘compliant’ with regulation or ‘type approved’ is not the same as obtaining building regulation approval for the whole room. The unavoidable fact is that in removing the glass or polycarbonate roof you are turning the room in to a proper ‘extension’. Extensions may require full building regulation approval regarding the foundations, insulation and structural integrity of the windows, walls, doors and floor, not just the roof sections, we always recommend the opinion of your local authority is sought before you proceed.

The Garden Room roof has ‘type’ approval through JHAI who are an approved inspectorate for all building regulation work. Any projects of this nature can be referred to JHAI who will guide you through the application and approval process.

In JHAI’s own words – “We offer Building Regulations Approval the way that it should be: fast, helpful and intelligent”.

 

For further Information go to; https://ecab.planningportal.co.uk/uploads/miniguides/conservatories/Conservatory.pdf

https://www.planningportal.co.uk/info/200130/common_projects/17/extensions/3

It is the responsibility of the house owner to contact their local planning and building control departments and to obtain any statutory consents that may be required.

Regulations differ for Scotland and the Isle of Man, we recommend that you contact your local authority.

 

Surveying

Make sure that your chosen structure fits the house wall without obstructing any windows or doors. Pay special attention to the gas flue (if any). In general you must leave 150mm clearance between the conservatory/extension and a fan assisted flue. For peace of mind contact the boiler manufacturer and / or a Corgi registered gas installer.

It is usually possible to move if necessary any overflow pipes, rainwater downpipes, outside taps or kitchen extractor vents that obstruct the conservatory/extension.

Special attention needs to be given when considering aconservatory/extension for a bungalow or single storey extension as there is usually a height restriction for the conservatory roof. Edwardian back hipped or Victorian back hipped models are ideal for such restrictions.

Complications in the base area can include manholes, roding eyes, drain outlets and drain runs. All these complications can usually be overcome by a competent builder or DIYer.

Some thought also needs to be given to site access for delivery of building materials and the  components, plus for the removal of spoils and rubbish.