DevilDamo

(Wrong thread)

No need to comply with ADM. If however you had an existing W.C., then you should not make the situation any worse.

Assume you’ve gone for Pre-app to find out the likely chances of securing approval? Pre-app responses will not tell you whether or not you require Planning. That is what a CoL/LDC is for.

The builder is wrong. Maximum height under PD where it’s adjacent to a highway is 1m.

Logic and Planning do not go in the same sentence. Amendments like that would require re-consultations and those persons would normally be given 21 days, which will take the application beyond the target date. I’d be surprised if they were to agree to any amendments this late in the process.

No, it sounds like a LPA policy and is quite common. You cannot build two storey side extensions under PD. You either look to reduce the width to a compromise or stick with what you have and look at Appealing. Or, reduce the width, get an approval, submit a second application and if/when that is refused, Appeal. At least that way you have a fall back option. Bear in mind Appeals can take around 4/6mths.

It’d be interesting to see how they would claim the proposed materials for a verandah to be similar to the existing house.

They’re not governed by anybody. Unfortunately, the buck lies with the homeowner to check and make sure they seek the relevant approvals. It’s the same with some garage conversion and loft conversion companies. Many do refer to the PD rules but you’ll also find the majority don’t mention the possibility of Article 4 Directions.

I was referring to your “custom-canopies” post/link.

@joe90 I personally wouldn’t rely on any rules or regulations posted on third party websites. The Planning Portal or official Government sites should be those cross referenced with. A pergola is usually detached and to be exempt from Planning, would need to meet the PD rules for outbuildings. It’s a different story for verandahs. Just because they require Planning does not mean they’re likes to be refused. Also… if you were to apply the PD rules for extensions to a verandah, it will not be easy to utilise similar materials. The example you referred to only shows an extension coming off the rear wall. If it extended to the side (as well as the rear), then it would fail as the resulting width would be more than 50%.

@joe90

@recognized Verandah’s require Planning.

Which more than likely come under the definition of a verandah and would technically require Planning.

Under Planning and if you have PD rights, it would need to meet the rules for (Class E) outbuildings… https://www.planningportal.co.uk/permission/common-projects/outbuildings/planning-permission Under Building Regulations and to be exempt, the internal floor area should not exceed 30sq.m. So, attached to the house would be deemed as an extension. Detached from the house would be deemed as an outbuilding.

Yes, they should be checking it complies with all the requirements. Why some (and I hope it is only a few) don’t do this is beyond me. The informatives included with PA applications usually offer applicants to submit an optional LDC application. That is the full belt and braces approach. Also, you couldn’t submit the LDC application at the same time of submitting the PA application. The PA would have to be granted first.

They can try but it isn’t usually successful. However, the issue you may have is that should you submit a LDC application post completion of the PA works, it’s likely to be refused. The LDC is a full belt and braces approach. LPA’s should be checking all the PD rules in relation to PA works.

Firstly, all PD/PA works have to be built/completed prior to applying for or building any extensions under Full Planning. Secondly, I’m surprised you were granted Prior Approval as it doesn’t comply with the PD requirements. Reason being is that it’s a wrap-around extension and the width is greater than half the width of the original house.

The condition which reads “the development has to be carried out in accordance with the approved drawings” kind of answers your question.

Under Planning and if you have PD rights, it would need to meet the rules for (Class A) extensions… https://www.planningportal.co.uk/permission/common-projects/extensions/planning-permission Under Building Regulations and to be exempt, the internal floor area should not exceed 30sq.m.

@saveasteading It may be relevant to fire safety in general, but not necessarily to the OP’s question. I’m all for seeing explanations of why things are done in certain ways and that is what I thought @Gus Potter was going to finalise with. The second post is now a little clearer and is probably of more use to the OP. There is always more to the story than meets the eye and this is a prime example.

@Gus Potter Which part of that answers or gives your opinion on the OP’s query? We all know why regulations are in place.

Your deeds state that you require Planning to alter the boundary treatments. So PD via a LDC application is not an option. You would require formal Planning for any fence, wall or gate at any height and in whatever location. It couldn’t be any clearer.

Unfortunately, that isn’t correct. You’re also a corner plot which comes with its added restrictions in terms of PD.

Well there’s your answer. Altering the boundary requires Planning. You’re responsible in complying with the rules, not the builder.