Planning Permission Query

[monthefish]

Here’s an oddball one (which I think I know the answer to) however two Architects I have spoken to have differing opinions:

The policy of the local planning authority is that a detached garage does not need planning permission if it is below 4m high and doesn’t cover more than 30% of the garden (+ other conditions, all of which will be met comfortably).

A house has full planning with PDR (Permitted Development Rights) removed. (This was an agreed condition of the planning). A garage now needs added, which will be in accordance with the above.

The question is, does the garage require planning permission?


Note: I fully intend to contact the council before building, but I’d rather be approaching them on the basis that ‘I am informing them I am building this’, rather than ‘I am requesting permission’ to do so.

[Chris_w666]

After tossing a coin I would say, NO!

How easy is it to contact your local planning department they may be able to give you a quicker more safe answer than PH.

[esselte]

It may change from area to area ...we used to have an old single garage but decided to get rid of that and have a double instead...we needed PP and also had to conform to building regs in relation to quality of concrete base and the fact that it drains into a soakaway.....(the base had to be 9" deep and have 2 layers of rebar in it....)

[Puff Puff]

From the Planning Portal: https://www.planningportal.gov.uk/england/genpub/e...

Permitted Development Rights withdrawn

You should also note that the local planning authority may have removed some of your permitted development rights by issuing an Article 4 direction. This will mean that you have to submit a planning application for work which normally does not need one.

Article 4 directions are made when the character of an area of acknowledged importance would be threatened. They are most common in conservation areas. You will probably know if your property is affected by such a direction, but you can check with the local planning authority if you are not sure.

[monthefish]

Chris_w666 said:

How easy is it to contact your local planning department they may be able to give you a quicker more safe answer than PH.

I'm thinking if I ask them, they'll give me the answer I don't want!

If I can get a definitive answer on PH, I'll batter on, and just tell them that the bloke from the internet said it would be OK.

[phib]

If PDR have been removed then you will need full PP for the garage ... end of

If you have full pdr and certificate of lawfulness that the garden is the garden and has pdr aplicable to all areas of the land then all you would need is building regs (assuming the garage is over a specific size)

We have just done it and its taken 4.5 years to sort out and not easy to get right

[trooperiziz]

I may be being thick, but I thought the removal of PDR meant that anything substantial that you would ordinarily not need planning permission for, you now needed to get permission for?

[monthefish]

esselte said:

It may change from area to area ...we used to have an old single garage but decided to get rid of that and have a double instead...we needed PP and also had to conform to building regs in relation to quality of concrete base and the fact that it drains into a soakaway.....(the base had to be 9" deep and have 2 layers of rebar in it....)

Thanks.

Yes, definitely needs building regs approval, but that’s the easy bit - facts+figures (Build Regs) as opposed to opinion+subjecture (PP)

Puff Puff said:

From the Planning Portal: https://www.planningportal.gov.uk/england/genpub/e...

Permitted Development Rights withdrawn

You should also note that the local planning authority may have removed some of your permitted development rights by issuing an Article 4 direction. This will mean that you have to submit a planning application for work which normally does not need one.

Article 4 directions are made when the character of an area of acknowledged importance would be threatened. They are most common in conservation areas. You will probably know if your property is affected by such a direction, but you can check with the local planning authority if you are not sure.

Cheers. I did know about that, however PDR covers stuff that would normally require PP, but allows ‘one-time-only’ exemption for a certain amount of building work (and if the house owner wanted to extend a second time by the same amount, would definitely require PP).

This scenario is something that doesn’t require PP in the first place.

[Chris_w666]

monthefish said:

Chris_w666 said:

How easy is it to contact your local planning department they may be able to give you a quicker more safe answer than PH.

I'm thinking if I ask them, they'll give me the answer I don't want!

If I can get a definitive answer on PH, I'll batter on, and just tell them that the bloke from the internet said it would be OK.

Great plan. I had some planning queries recently though at the planning department were very good, even agreeing to meet the architect at short notice so I could meet a deadline.

[monthefish]

phib said:

If PDR have been removed then you will need full PP for the garage ... end of

If you have full pdr and certificate of lawfulness that the garden is the garden and has pdr aplicable to all areas of the land then all you would need is building regs (assuming the garage is over a specific size)

We have just done it and its taken 4.5 years to sort out and not easy to get right

OK, using another example.

Also on their sheet of 'Things that don't require PP' is Satellite dishes.

Does the removal of PDR mean that one would need PP to put up a dish on the aforementioned house?

(remember 'development that doesn't require PP' is not the same as 'development that is permitted under PDR')

[phib]

monthefish said:

phib said:

If PDR have been removed then you will need full PP for the garage ... end of

If you have full pdr and certificate of lawfulness that the garden is the garden and has pdr aplicable to all areas of the land then all you would need is building regs (assuming the garage is over a specific size)

We have just done it and its taken 4.5 years to sort out and not easy to get right

OK, using another example.

Also on their sheet of 'Things that don't require PP' is Satellite dishes.

Does the removal of PDR mean that one would need PP to put up a dish on the aforementioned house?

(remember 'development that doesn't require PP' is not the same as 'development that is permitted under PDR')

Yes re the satalite dish unless there is a covernent in the removal document or original planning document.

Usually PDR is removed if you have pushed the extending of the house to the limit.

I.e. with ours I could have given up pdr and gained an extra bedroom or kept pdr and not had quite such a big extension

However my 4 bay garage was more important than an extra bedrooom to me anyway !!!

Edited by phib on Friday 6th February 11:13

[Busamav]

monthefish said:

A house has full planning with PDR (Permitted Development Rights) removed. (This was an agreed condition of the planning). A garage now needs added, which will be in accordance with the above.

The question is, does the garage require planning permission?

As a couple of the guys above mention , (who obviously know what they are talking about )


Absolutely yes , it does require a planning application .

[dickymint]

Maybe a search for planning applications in your area may help...........

http://www.glenigan.com/planningportal/searchPPGen...

[Sam_68]

phib said:

If PDR have been removed then you will need full PP for the garage ... end of

^^^ What he says.

No PD rights means no development of any sort without seeking Planning Permission. Simple as that.