Can I start building while waiting for PD certificate

[RGriff]

Hi,

 

we were recently refused planning permission for a side extension based on the fact we were changing the original roof from a hip to gable, despite numerous attempts to change the plans, we are likely not able to obtain planning for the second floor side extension without dropping the roof line and keeping the old hip

roof form completely. This wouldn’t enable us to build our dormer roof extension at the back, so are now going for just the hip to gable roof conversion and a rear dormer on the existing house plans under PD. There are 3 ground floor extensions, all of which were through planning permission pre 2007, therefore PD has never been used before, the dormer and roof change will be less the 50m3 together, with the dormer 200m from the eaves. Being that this will then fall under PD, can we start before the certificate is given? The whole planning issues have set us back, so we need to start in 6 weeks, but the planning department are around 6 weeks behind meaning we have another 11 weeks until we have our decision. Would there be any way this could be refused? Would it be ok to start building in 6 weeks?

[Mr Punter]

Yes but if your Council do not consider it to be PD you may have to undo the work.

[RGriff]

Thanks, would there be any reason it wouldn’t fall under PD? It’s just a straight forward hip

to gable roof change and small rear dormer 

[IanR]

10 minutes ago, RGriff said:

Thanks, would there be any reason it wouldn’t fall under PD? It’s just a straight forward hip

to gable roof change and small rear dormer 

 

The property has previously been extended:

 

1 hour ago, RGriff said:

There are 3 ground floor extensions, all of which were through planning permission pre 2007, therefore PD has never been used before,

 

While not done under PD, this counts towards the PD for the property. PD is based on the original dwellinghouse, or what was there in 1948 if built earlier.

[Mr Punter]

1 hour ago, IanR said:

 

The property has previously been extended:

While not done under PD, this counts towards the PD for the property. PD is based on the original dwellinghouse, or what was there in 1948 if built earlier.

 

I am not sure this will impact on the dormer and roof proposals?  I appreciate it would for a further ground floor extension, which would be measured from the 1948 building.

[RGriff]

The roof conversion and dormer are only on the original floor plans and not going out onto the ground floor extensions if that helps?

[IanR]

1 hour ago, RGriff said:

The roof conversion and dormer are only on the original floor plans and not going out onto the ground floor extensions if that helps?

 

Yes, if the roof has not previously been increased in volume from what was first built, then you have 50m³ of PD volume increase for your loft conversion, I believe.

[Adsibob]

On 22/06/2021 at 17:43, RGriff said:

The roof conversion and dormer are only on the original floor plans and not going out onto the ground floor extensions if that helps?

That would help yes, as there can be no part of the PD dormer structure that touches or is supported by the extensions. 
 

if you are 100pc confident what you are doing is PD, then go for it. You don’t even need the certificate. The certificate is just the council’s opinion on the lawfulness of your proposals. They would have to serve an enforcement notice to escalate matters, and at that point you can appeal. But it’s all very stressful having to go that route, so it’s really up to you: your confidence that what you are doing is really PD vs your concerns/stress levels in a worst case scenario of having to appeal an enforcement notice.

[jfb]

What are you planning on constructing the dormer sides out of?

for PD I believe that it should match the existing roof (so if clay tiles then vertically hung clay tiles). 

[RGriff]

We were going to put a new roof on while we undertook the dormer, so would use the same roof tiles to hang on the dormer.