The following information is for guidance only and is not a definitive interpretation of the Planning Act. If in doubt you should contact you Local Planning Department for advice before undertaking any works to your property.

Planning Permission is required for any Domestic Extension if any of the following conditions apply;

  • Conditions on the Planning Permission under which your house was built removed your normal development rights. (This normally relates to properties built after 1963)
  • The cubic content of the proposed extension together with any other previous extensions and outbuildings within 5m of the house would exceed;
    In the case of properties in a Conservation Area, or Terraced or End Terraced Properties: 50 cubic metres or 10% or the original cubic content of the house, whichever the greater, subject to a maximum of 115 cubic metres
    In the case of Semi Detached or Detached Properties: 70 cubic metres or 15% or the original cubic content of the house, whichever the greater, subject to a maximum of 115 cubic metres
  • The height of the proposed extension would exceed the height of the highest part of the roof of the original house
  • The height of the proposed extension exceeds 4 metres in height within 2 metres of any boundary
  • Any part of any extension would be nearer to any highway, which bounds the property, than any part of the original house, unless a distance of 20 metres from the highway is maintained. (Highway includes public footpath)
  • The area covered by buildings within the site boundary, excluding the original house, will exceed 50% of the total plot area
  • Your property is a Listed Building

EXTRA DETAILS


Extensions to Detached/Semi Detached houses

The proposed extension must not exceed 70 cubic metres (or up to 15% of the volume of the original house) up to a maximum of 115 cubic metres. This is a volume measurement - the total volume is the outside area multiplied by the average outside height.
The conditions are:

  • No part of the proposed extension must be in front of any part of the original house that faces a highway unless it is more than 20 metres away from the highway ( a highway is a highway registered under the Highways Act only. This could include bridleways and public footpaths etc) Note corner sites have two highway frontages.
  • Any previous extension(s) must be included in the calculation of total volume of extensions. Note that any building within of the original dwelling is classed as an extension e.g. a garage within 5 metres.
  • No part of the proposed extension that comes within 2 metres of any boundary should be more than 4 metres in height from the ground level.
    The proposed extension (together with any sheds, garages, etc that are already built) must not cover more than half the original garden area.(this includes the front garden too!)
  • No part of the proposed extension that comes within 2 metres of any boundary should be more than 4 metres in height from the ground level.
  • The proposed extension must not be within the curtilage of a listed building.
  • The house must not be in a conservation area (If the house is in a conservation area the limits are the same as for terraced houses. See below).

Extensions to Terraced and End of Terrace houses

All as above except that the proposed extension must not exceed 50 cubic metres (or up to 10% of the volume of the original house) up to maximum of 115 cubic metres. The conditions are the same as for detached houses.

Loft Extensions
  • The proposed extension or dormer window should not be raised above the highest part of the roof.
  • The slope of any part of the roof, which faces a highway, must not be extended.
  • The proposed extension must not be more than 40 cubic metres in volume if it is a terraced house, or more than 50 cubic metres for other houses. These measurements are included in the total amount of volume allowed for all extensions. They are not additions.
Rooflights

No application is required for Rooflights.

Sheds, Greenhouses & Garages

If they are within 5 metres of the dwelling they are considered to be extensions as above.

If they are more than 5 metres from the house, they are permitted if they cover less than 50% of the garden and are less than 3m high with a flat roof or 4m with a ridge roof. Within 5 metres of the house count as an extension (see above).

Porches

Permitted up to 3sq. metres floor area and 3 metres high as long as it is more than 2m from the highway. The dimensions must be measured outside.

Gates, Walls and Fences

Gates walls and fences are permitted up to 1 metre high adjoining a highway and 2 metres elsewhere.

Vehicle Crossovers

Vehicle crossovers are permitted except onto a classified or major road.

Hardstandings

Hardstandings are permitted for private car - except where the ground levels are significantly raised or lowered.

Sheds, enclosures and swimming pools
  • The height of the building should be less than 4 metres high if it has a ridged roof, and not more than 3 metres high at the verges.
  • If the building is within 5 metres of the house it should be less than 10 cubic metres in volume (N.B. if it fails that condition, the building is classed as an extension).
  • The building should not result in more than half the garden area being covered by structures.
  • The building should not be built further towards a highway or within 20 metres of a highway whichever is nearer.
  • If the land is in a Conservation Area or within the curtilage of a Listed building then outbuildings that are larger than 10 cubic metres cannot be built, altered or improved without permission.
  • The floor area should be less than 3 sq. metres.
  • It should be at least 2 metres from any boundary that faces a highway.
Satellite dishes and antennae

One satellite dish or antenna is allowed on a house or within its curtilage provided that:

  • It is no bigger than 90 cms in any direction.
  • It is at least 2 metres from any boundary that faces a highway.
  • A second dish or antenna will require planning permission.
  • The above advice may not apply to the installation of satellite dishes in conservation areas, so it is advisable to contact the Planning Department before any installation takes place.
  • Listed Building consent will be required of the proposed dish is place on a listed building or within in its curtilage.
Working from home

This does not normally need planning permission provided :

  • The main use of the house remains as a family home (usually not more than one room should be used for business).
  • There are no employees.
  • There is no nuisance caused to neighbouring properties by deliveries or callers.
  • There is not external advertising (including a nameplate) on the premises.
  • There are no trade vehicles parked on the premises.
Other works that do not normally require a planning application

Stone cladding or rendering the outside of your house provided it is not in a conservation area.
Painting the outside of your house provided it is not for an advertisement.

Internal alterations and repairs to the house provided that they are not for conversion into flats/bedsits etc.
Lopping or felling of trees provided that they are not in a conservation area of covered by a Tree Preservation Order.

Listed Buildings

(N.B. If your house is a listed building, in a Conversation Area or subject to an Article 4 direction planning permission may be required for some of the above works. Contact the department before carrying out any works.)

If you are at all unsure whether or not you will need to make a planning application for works that you wish to carry out to your property you should ask. Most people are happy to accept informal advice on this matter, but if you wish, you can ask the Planning Authority to give you a formal decision by means of application for a Lawful Development Certificate.

Conservatories

As far as the Planning Acts are concerned Attached conservatories are treated as extensions.

  • If a property has been extended previously ( since 1948 ) the volume of the extension should be measured and deducted from the permitted allowance ( 70 Cu M for detached or semi's 50 Cu M for terraced and end terraced)
  • If the volume of the conservatory is greater than the remainder Planning permission is required. Extensions include buildings within 5 Metres even if detached from the main house.
  • Consent is also required if erected on the side of a house fronting a highway or on a listed building or in a conservation area.
    The conservatory must be separated from the dwelling by a door or Patio door.
Garages

As far as the Planning Acts are concerned Garages are treated as extensions.

  • If a property has been extended previously ( since 1948 ) the volume of the extension should be measured and deducted from the permitted allowance ( 70 Cu M for detached or semis 50 Cu M for terraced and end terraced). If the volume of the garage is greater than the remainder Planning permission is required.
  • Extensions include buildings within 5 Metres even if detached from the main house.
  • It is also required if the garage is on the side of a house fronting a highway or on a listed building or in a conservation area.