EXPERT PLANNING ADVICE

With over 35 years of PLANNING LAW we will get you the results you are looking for. We get straight to the point and tell you what will pass or fail, We have to be straight with you from the beginning as we understand the process and know the latest SPD, permitted development guidance set out to this years planning policy's written booklets. Call the team today!

OUR PLANNING CONSULTANTS WILL GET YOU THE RESULTS SAVING YOU TIME, GETTING THE JOB DONE QUICKER

DPL SUBSCRIBE, ARE MEMBERS OF VARIOUS INSTITUTIONS WHERE WE RECEIVE WEEKLY UPDATES ON PLANNING CHANGES KEEPING US UP TO DATE

Stage one is where you call us right from the beginning asking us to design drawings for your extension of some kind for that new kitchen, new living or dining area or just needing that extra space by taking advantage of the 6 meter rule the government have put in place to add value to your home. Our experienced planning consultants will tell you what is possible for your particular property right from the start.

We know the planning rules, so if you tell us

what you want we will then (if needed) split the

design up into different applications. (if you

cannot get it under one application) The council

do not make the planning rules consistent, For

example, you can get a lot more under PD

(permitted development) then you can under a

householder application making it all so

confusing. If it takes 2 applications to get the

end result then so be it will help you get the 

end result. The council do not make it easy for

us at all. 

London street of typical small 19th cent

COMPARING THE RESULTS WITH IDENTICLE PROPOSALS
UNDER DIFFERENT APPLICATIONS

Depending on what application you are going for will give you different results even on the same design. There are various types of applications to choose from, so it is important to opt-in for the right one which will save you time and money in the long run. The council do not issue refunds if the wrong application has been submitted, they will only tell you usually when the 8 weeks is up. Below are a few typical examples of identical extensions that are REFUSED on and are PASSED on different types of applications.

EXAMPLE ONE - EXTENSION DESIGN

3 JORDANS WAY - ST ALBANS

Application Type:

HOUSEHOLDER 

Single-Storey 8-Meter Rear Extension

Discription:

Set Duration:

8-Weeks for Decision

Application Fee:

£208

FINAL DECISION: REFUSED

REASON: The proposed single-storey rear extension, by reason of its excessive depth in close proximity to the party boundary, would result in a significant detrimental overbearing impact and loss of outlook to the rear of No. 5 Jordan's Way, to the detriment of residential amenity. The development would therefore be contrary to the aims of Policy 72 of the St Albans District Local Plan Review 1994 and the National Planning Policy Framework 2021.

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Summary: Do not go down this route, waste of time and money

3 JORDANS WAY - ST ALBANS (Identical design as above)

Application Type:

CERTIFICATE OF LAWFULNESS - Larger Homes Prior Approval

Single-Storey 8-Meter Rear Extension

Discription:

Set Duration:

42 Days Neighbouring Consent + 8-Weeks for PD Decision

Application Fee:

£96 Prior Approval - £103 Certificate of Lawfulness

FINAL DECISION: APPROVED

REASON: The St Albans Borough Council hereby certify that on 05/07/2021 and received with sufficient particulars on 05/07/2021, the development described in the First Schedule hereto in respect of the land specified in the Second Schedule would have been lawful within the meaning of Section 191/192 of the Town and Country Planning Act 1990 (as amended) for the following reasons(s):- The proposed development may be classed as Permitted Development as it falls within Article 3, Schedule 2, Part 1, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended).

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Summary: This is the right route to take and half the price as a normal planning application

EXAMPLE TWO - LOFT CONVERSION DESIGN

8 POTTERS LANE - ENFIELD

Application Type:

HOUSEHOLDER 

Hip to Gable Loft Conversion full width rear dormer

Discription:

Set Duration:

8-Weeks for Decision

Application Fee:

£208

FINAL DECISION: REFUSED

REASON: The proposed rear dormer by virtue of its design, scale, siting and dimensions would give rise to a contrived and bulky form of development that would be detrimental to the visual amenities of Potters Lane. Additionally, the dormer would create additional bulk to the roofscape to represent a dominant and incongruous addition and awkward relationship with the parent roofslope, thereby both unbalancing and detracting from the character and symmetry of the prevailing build form within the street scene. The proposals are thereby contrary to Policies D1, D3, D6 and D8 of the London Plan (2021), CP30 of the Core Strategy, DMD6, DMD8, DMD13 and DMD37 of the Development Management Document and the advice contained within the NPPF.

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Summary: Do not go down this route, waste of time and money

8 POTTERS LANE - ENFIELD (Identical design as above)

Application Type:

CERTIFICATE OF LAWFULNESS

Hip to Gable Loft Conversion full width rear dormer

Discription:

Set Duration:

8-Weeks for PD Decision

Application Fee:

£103 Certificate of Lawfulness

FINAL DECISION: APPROVED

REASON: The proposed Hip to Gable and erection of a rear Dormer and installation of three skylights to the front roof plane, In pursuance of their powers under the above Act and Order, Enfield Council as Local Planning Authority hereby certify that the above proposal, described in the application received on 07/12/2021, is lawful, as the proposal does constitute development within the meaning of Section 55 of the Town and Country Planning Act 1990, but that application for permission in respect thereof would NOT BE REQUIRED under Part III of the Act, as the development constitutes PERMITTED DEVELOPMENT.

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Summary: This is the right route to take and half the price as a normal planning application

THIS IS THE BUREAUCRACY WE HAVE TO DEAL WITH, WE NEED TO LEARN THE LOOPHOLES TO GET YOU THE RESULTS YOU WANT. SOME COUNCILS DO NOT GIVE THE OPPORTUNITY TO CARRY OUT OR ALLOW CHANGES TO THE SUBMITTED DESIGN IF NO PRE-APPLICATION ADVICE MEETING HAS BEEN SORT BEFOREHAND MEANING AN OUTRIGHT REFUSAL WITH NO WARNING OR COMMUNICATION.

PRIOR APPROVAL ROUTE: This is a way of getting Larger extensions approved from 3 meters to 6 meters for semi-detached properties and terraced houses or 4 meters to 8 meters on detached properties. The final design is to submitted to the council Via the Planning Portal where a Larger homes extension application is applied for. The fee for this application is charged at £96 and the duration of the application will take 42 days. The council will write to all adjoining neighbours (meaning all neighbours adjoined to your plot including the neighbours at the rear of your property) for them to comment on your proposal. If after 14 days no objections have been made then you are in the clear, the council will need a further 2 weeks to write out their report and send it out to you with the good news. HOWEVER! THIS IS VERY IMPORTANT TO UNDERSTAND a Prior decision agreed by all neighbours does not mean that the actual design falls under a certificate of Lawfulness entitlement which homeowners of builders get confused with. It is essential to obtain now a Certificate of Lawfulness based on the Prior notification being accepted to see if the (plans) proposal falls with the PD guidelines. The council will then review the new application which will be charged at £103 and take a further 8 -weeks for making the decision. Remember: DO NOT BUILD UNTIL YOU HAVE A PD CERTIFICATE IN PLACE!

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COUNCILS EMAIL RESPONSE: Based on all neighbours agreeing 

EACH BOROUGH COUNCIL ARE CONTINUOUSLY CHANGING THE RULES, THEY HAVE DIFFERENT GUIDELINES FROM BOROUGH TO BOROUGH AND THEY INTERPENETRATE  GOVERNMENT PLANNING LAW DIFFERENTLY, SO WE NEED TO KEEP ON THE BALL

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Call our Team today for a free consultation

EXAMPLES OF WHAT IS ALLOWED

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6m

Planning Application 

8 weeks - £206

Prior Notification 

42 days - £96

3m

HOUSE

side extension

rear extension

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-  Existing House

-  Neighbouring Consent

-  Planning Consent

-  Permitted Development

Key

MIXED APPLICATIONS

EXTENSION - examples

Splitting up the design with different applications will get you more living space overall call US to see what we can do for your property today.