Rebuild old extension a littler bigger, no previous planning permission
Anonymous user 23/02/2024 - 3.25 PM
I have a small rear extension being used as a shower room. It has a small L shaped space around it. The sloped roof extended from the extension to the garden wall so part of that L shape is a shed.
We didn't want this shed so on removing the roof between the extension and the garden wall, and digging up this L shape concrete path (as it was higher than inside floors) we discovered this extension has no foundation. It was built directly on top of soil/clay. It looks unstable and the external render has a lot of cracks in it.
So we've decided to knock it down and rebuild a slightly bigger one, consuming this L shaped path so its about a metre longer to the rear and slightly under a metre wider.
I have searched my local authority planning permission records and there seems to be no planning permission. The house was built in the 1900's and my builder has advised me the extension is old, majority of the houses in our street have them and I didn't even find planning permissions for my neighbors ones either. Obviously hasn't got buildings regs certificate either.
Is it correct in thinking if the extension was built prior to 1948 then it counts as part of the original house this I can get away with permitted development? Because if not part of the original house then it's probably already longer than 3m to the rear from the house, thus used up my permitted development allowance? Am I understanding this correctly?
I checked the title plan and it does show the extension, actually it shows the shed too as part of the extension. Not sure if that means anything?
Sorry for the wall of text. Basically my question is do I need planning permission? How can I tell how old my extension is? Based on my title plan, the building won't be any longer, just a little wider, but kept in line with the current house, not near the boundary, as its's an L shape house and the extension would be as wide the long part of the L and not as wide the he full width of the house, if that makes sense.
Thanks for any input
Are you a tradesperson and able to answer this question?
Hi Steven,
I will start off by stating that although Permitted Development (PD) is quite clear on what can and can't be done, it can also be left a little unclear at times. The best advice I can give you is to directly contact your local authority planning department before you start any work to discuss the issue. This way no complications can arise after having the work done.
You are correct though, that under PD the rules state the original house as it stood in or prior to 1948 can be extended by upto 8m in depth on a single storey extension, with a reduction to 6m in depth if the house is semi-detached or terraced. The eaves height on a single storey extension must not exceed 4m, whilst if it is within 2m of the boundary the eaves height must be no more than 3m.
If you are building a two storey extension it cannot be higher than the original house and it can be upto 3m deep as long as if it is 7m clear from the rear boundary wall.
Any extension which can be seen from the front of a house is not permissable under Permitted Development.
To address your question, if the house is currently as it stood in 1948 or prior then it can be extended under PD giving you that extra metre internally, as long as if its a single storey extension and you obey the maximum eaves height restriction of 3m as you will be less than 2m to the boundary.
The reason I stated at the beginning you may wish to contact the local authority planning department however, is that you propose to demolish the existing and rebuild it. Under PD rules only internal alterations are covered. To clarify if your situation is permitted you need to speak to the relevant people. In my opinion your proposed work is to ensure that the current structure will be safe for future use, after discovering the current poor foundations.
My advice would be to ensure you can enlarge the current space under PD and then look towards rebuilding the existing foundations. Whilst the work may well be covered by Permitted Development, it is important to remember that Building Regulations must still be adhered to. This will include an inspector or officer visiting the site to view the foundations which will ensure that they are built correctly.
I hope that this information has been helpful.
Kind Regards,
Simon
Hi my Adhesive wold be Concreat your Council explain all of your findings and get their opinion as I believe you will need to get planning permission certainly building regulations and if your existing part hasn’t got them this could mean this has to be removed anyway.
Thanks
Martin
R M Building Service Ltd.
The Planning Portal is quite clear on extensions, look up your relevant scenario. For extensions, 8m projections for detached and 6 metre for semis and terraced. Eaves height within 2 metre of the boundary no more than 3 metres. Roof height no higher than existing. Old extensions/ buildings that are part of the ‘original’ house build that need demolition, enquiries for planning should be sought in case of any conservation issues. Planning is relatively inexpensive compared to a ‘builders guess’
Answered29 July 2019
0
Anonymous user
The Ridge height needs to be under 4m if a dual pitch roof is constructed under PD and 2.4 if a mono pitch or flat roof. Remainder of previous answer is fine, just mistake on Ridge height. Eaves height is not a requirement as it would be controlled by roof and Ridge heights
