If you want to build something new or make major changes to your current home then it is likely you will require planning permission. Planning regulations can be complicated. If you are ill-informed, there are a few pitfalls that could await you.
The system ensures that land development and use are in the public interest. It weighs up their economic, environmental and social benefits and drawbacks. It plays a key role in help making the places where we live and work attractive, vibrant and well-designed.

Planning permission is a largely inescapable part of the process when it comes to extending your house, building an office in the garden, or building a new home.

You either need to make a planning application or, if your scheme is for a small-scale extension or
outbuilding, you may be able to avoid applying for permission if you build within specific limits called
Permitted Development.

So what areas require planning permission?

An addition or extension to your home is generally considered to be permitted development. So you
may not need to go through the extra hassle of getting planning permission as long as:-

• Your extension is not forward of the principal elevation or side elevation onto a highway.
• The maximum height of your rear single storey extension is not higher than 4 metres or higher
  than the highest part of the roof.
• The materials are similar in appearance to the exiting house and does not include verandas,
  raised platforms or balconies.
• Two-storey extensions should not be closer than seven metres to the rear boundary.

For other areas of your home the ‘rules’ are as follows:-

• In most cases there is no need for planning permission to repair or replace window and doors. Listed properties are the exception. You will have to obtain listed building consent. You will also need Building control approval for windows
• Temporary wind turbines do not require planning permission but permanent ones do.
• Solar panels do not require planning permission.
• For minor exterior work (as long as it isn’t a listed building) such as inserting a skylight or
  improvements such as painting a house do not need planning permission. If you live in a
  conservation area or an area of outstanding natural beauty you need planning permission if you
  wish to change the appearance of your home. If you live in a flat and you wish to alter the roof,
  you should consult the local planning authority before you start any work.
• Planning permission is necessary for any gate, fence or wall next to a road and over 1 metre
  high. Also, for over 2 metres and not next to a road and if your house is listed.
• Many trees are protected by tree preservation orders and you will require permission to prune
  them. Your Council can let you know if trees on your land are protected. Similarly, you require
  planning permission for work done to any trees in conservation areas. Hedges can be any
  height, but you are responsible for any hedge on your property. It is your job to stop them
  becoming a nuisance to your neighbours.

There are several types of planning permission available with each one being suited to certain
projects and builds

• Outline planning permission: This doesn’t include any specifics in the design but offers a ‘permission in principle’. This doesn’t give you consent to start the work. It is used more often to explore whether a build would be viable.
• Full planning permission, based on a detailed design being provided, offers consent for a project.
  The project must be shown to meet the planning conditions attached to the permission for approval. These must be discharged formally by letter by the local authority to start work.

So, how do you ensure problems with planning permission don’t put a stop to your plans?

If you are using an architect who is designing and submitting your plans, who has a good track record of
obtaining planning permission in your area then this is the person who will submit the plans. If you
are not using an architect, a good planning consultant will be helpful in determining local planning
restrictions, preferences to ensure your project is tailored accordingly and also any key targets you
have in mind. A planning consultant can also help you get planning permission.

If you require assistance with issues around planning permission then we work in partnership with
ELG planning in Harrogate. However if you initially require information re selling your home, then call
David Phillip FRICS for a free market appraisal on 0113 4676 400.

A: 86, Leeds Road, Harrogate, Leeds LS16 9AN w: davidphillip.co.uk e: info@davidphillip.co.uk
Selling properties in North Leeds, Bramhope, Adel, Cookridge and Wharfedale