STRUCTURAL CALCULATIONS
PLANNING DESIGN
BUILDING REGULATIONS
architectural design studio
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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 ARE SUBSCRIBED TO AND ARE MEMBERS OF VARIOUS INSTITUTIONS WHERE WE RECEIVE WEEKLY UPDATES ON PLANNING CHANGES, QUALIFYING US TO GIVE YOU THE MOST ACCURATE ADVICE ON YOUR PROPOSED DESIGN
Stage one of any project is to give us a call to discuss your initial ideas on your ideal design. This could be an extension for a new kitchen, new living or dining area or simply needing that extra space by taking advantage of the 6 meter rule the government have put in place to add value to
your home. Loft conversions are another popular
project which we manage on an everyday basis.
Our experienced planning consultants will
immediately tell you what is possible for your
particular property. We are informed on the
up to date planning rules, and will advise you if
your design must be split into multiple applications
in order to obtain approval. The council do not
make the planning rules consistent. For example,
you can get a lot more under Permitted
Development (PD) than you can under a
Householder Application making it all so
confusing. Unfortunately, the councils do not make the process easy and in some circumstances, going for two separate applications is the solution for getting the result you want.
COMPARING THE RESULTS OF IDENTICLE PROPOSALS
UNDER DIFFERENT APPLICATIONS
Depending on what application you go for, it 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 usually tell you after the standard 8-week decision period. Below are a few typical examples of identical extensions that were REFUSED on and were 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.
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).
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.
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.
Summary: This is the right route to take and half the price as a normal planning application
EXAMPLE THREE - SIDE DORMER DESIGN
6 HATFIELD ROAD - ENFIELD
Application Type:
CERTIFICATE OF LAWFULNESS
Loft Conversion with roof alteration fronting a side Highway
Discription:
Set Duration:
8-Weeks for PD Decision
Application Fee:
£103 Certificate of Lawfulness
FINAL DECISION: REFUSED
REASON: The proposed dormer by virtue of its design, would fail to meet the GPDO order, any part of the dwellinghouse would, as a result of the works, extend beyond the plane of any existing roof slope which forms the principal elevation of the dwellinghouse and fronts a highway
The effect of this is that dormer windows as part of a loft conversion, or any other enlargement of the roof space, are not permitted development on a principal elevation that fronts a highway and will therefore require an application for planning permission.
Summary: Depending on which council view a side road as a highway an application will need to be determined by the planners.
6 HATFIELD ROAD - ENFIELD (Identical design as above)
Application Type:
HOUSEHOLDER APPLICATION
Loft Conversion with roof alteration fronting a side Highway
Discription:
Set Duration:
8-Weeks for Decision
Application Fee:
£206
FINAL DECISION: APPROVED
REASON: For the avoidance of doubt and in the interests of proper planning and so
as to ensure that the development is carried out fully in accordance with the plans
as assessed in accordance with Policies CS NPPF and CS1 of the Local Plan Core
Strategy DPD (adopted September 2012) and Policy DM01 of the Local Plan
Development Management Policies DPD (adopted September 2012).
Summary: This is the right route to take to get results, if in doubt seek advice by means of a pre-application advice service the council offer
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!
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
-
ALL PERMITTED DEVELOPMENT PROPOSALS NEED TO BE APPLIED FOR SO A VALID CERTIFICATE OF LAWFUL CERTIFICATE CAN BE ISSUED TO THE HOMEOWNER PRIOR TO BUILDING WORKS
Call our Team today for a free consultation
EXAMPLES OF WHAT IS ALLOWED
6m
Planning Application
8 weeks - £206
Prior Notification
42 days - £96
3m
HOUSE
side extension
rear extension
- 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.
rear extension
HOUSE
6m
3m
HOUSE
rap around extension
rear extension
3m
1/2 width
3Sqm2
HOUSE
side
extension
porch
Permitted development
8 weeks £103
NEIGHBOURING
CONSENT
PLANNING APPLICATION
PERMITTED DEVELOPMENT
LOFT CONVERSION - examples
PERMITTED DEVELOPMENT
Under permitted development you can get a hipped to gable design with a full width rear dormer approved for £103. Submit the same design as a householder application and pay £206 and get the application refused due to SPD planning guidance, confused? well we are here to get the right design over to the council in the correct direction.
PLANNING APPLICATION
Under a planning application, this design above is all you will get following the SPD planning guidance. Property's which are flats or in conservation areas need to stick to these rules where permitted development does not apply. Most house's fall under PD, but some new build property's have restrictions in place so you will need to check your deeds.
Remember that if you are choosing more than one design, you will be offered a further discount on any other second design.
We will not be beaten on price and if we are we will offer you a price match service in design* subject to agreement.
Please note that you will require building regulation drawings when opting in for a planning design that will incur a separate fee to upgrade the drawings.
EACH PROJECT WE TAKE ON IS STARTED FROM SCRATCH SO EVERY NEW JOB IS DESIGNED WITH CARE AND EXPERTISE TO GET 100% SATISFACTION
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