PLANNING & DESIGN

If you want to build or extend your home, Highgrove Building & Roofing will help you through the design and planning process. We will prepare all the drawings for Planning Applications and for Building Regulations and submit the applications on your behalf. If your project comes within the rules for Permitted Development we will obtain confirmation from the planning department and produce construction drawings.


Our approach is simple and cost effective – We understand that most homeowners know what they want to achieve and we offer the advice, experience and expertise needed to make that reality. Our service will take you step by step from an initial feasibility study through to detailed construction drawings. We offer a personal, professional and affordable service.

Feasibility – advice on what might be possible, can you have a loft conversion or room over the garage?
Planning Permission – can your project be achieved within the rules for permitted development?
The Planning Process – we can give guidance on the steps to take to achieve a successful completion, how long it may take and at what it might cost.
The Design Phase – from the initial survey to the final drawings for submission to the planners you are fully involved as the project takes shape from overall layout to detailed plans

Types of Drawing
Planning - minimum required for a planning application, no construction detail or sections.
Construction - Roof & Site Plan, floor plans, sections with construction detailing sufficient for a Builders Notice to building control but leaving choice of materials to the builder.
Full Plans - as construction but with full specification of all elements subject to Building Regulations and then checked by Building Control before work starts.

Submit the Application – once the design is finalised we then add detail and other elements required by the planners, complete the application form and submit. Following submission we may be asked to change the design by the planners – this is usually straightforward.
Consent Achieved – most applications receive consent, some will have been amended and most will have conditions attached covering certain details. Some applications will be rejected – it must be remembered that no one can guarantee that a planning application will succeed

You now have permission to build


Permitted Development
Under new regulations that came into effect on 1 October 2008, an extension or addition to your home 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.
· Maximum depth of a single-storey rear extension of three metres for an attached house and four metres for a detached house.
· Maximum height of a single-storey rear extension of four metres.
· Maximum depth of a rear extension of more than one storey of three metres including ground floor.
· 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 designated land* no permitted development for rear extensions of more than one storey.
· On designated* land no cladding of the exterior.
· On 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.
* Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
Please be aware that this may vary with individual councils and does not apply to conservation areas, listed buildings or any Article 4 direction areas (more information on these is provided below). We would always recommend that you obtain written confirmation from the planning department that planning permission is not required.


PLANNING FAQ's

Do we need Planning Permission?

The following questions should help you work out where you are in the process;
> Are you the freehold owner or have you written permission from the freeholder?
No – you need to approach the freeholder for permission –
Yes – next step

> Is the property listed or within a conservation area?
Yes – you need Planning Consent
No - next step

> Does the proposed extension fall within the rules for permitted development?
Yes – Apply to the local planning office for a Lawful Development Certificate
No – you need Planning Consent

Can you guarantee that I will get planning permission?
Most applications are approved, but the final decision rests with the planning committee and no one can give a guarantee that any particular application will be approved.

Can I submit your own sketches?
Provided the drawings are to scale and include all the elements required by the planners and are delivered in a suitable format then you can complete your own planning application. Apart from quite small projects, builders are unlikely to be satisfied with sketches as they do not provide enough detail to work from.