Planning Policy Changes and the Building Industry.

National Planning Policy Framework unveiled

English planning authorities with approved local plans in place will have 12 months to ensure their strategies conform to the Government’s National Planning Policy Framework (NPPF) now published and in force.

Planning Minister Greg Clark announced the transition arrangements, agreed with the Local Government Association (LGA), when he unveiled the final version of the NPPF in a statement to the Commons.

He said the wording of the NPPF had been amended significantly from last year’s draft, which had been the subject of a huge consultation exercise – and considerable debate.

Clark told Parliament that the Coalition had accepted “in whole or in part” 30 out of 35 recommendations to amend the draft NPPF proposed by Commons select committees.

The minister stressed that the NPPF:

• made it clear that the local plan was the keystone of the planning regime
• was crystal clear that sustainable development embraces social and environmental as well as economic objectives and does so in a balanced way
• referred explicitly to the five principles of the UK Sustainable Development Strategy
• went further than ever before and is clear that councils should look for net improvements on all dimensions of sustainability
• made explicit that the presumption in favour of sustainable development works through, not against, local plans
• made it clear that relevant policies - such as those protecting the Green Belt, Sites of Special Scientific Interest, National Parks and other areas - cannot be overridden by the presumption
• recognised the intrinsic value and beauty of the countryside (whether specifically designated or not)
• made explicit what was always implicit: that councils' policies must encourage brownfield sites to be brought back into use
• underlined the importance of town centres, while recognising that businesses in rural communities should be free to expand
• embraced a localist approach to creating a buffer of housing supply over and above five years, and in the use of windfall sites
• allowed councils to protect back gardens - those precious urban oases
• ensured that playing fields continue to benefit from that same protection that they do currently.

The policy guidance in the NPPF runs to just over 50 pages. The new-look planning policy replaces over 1,300 pages of guidance and policy contained in 44 separate documents.

The minister said: "The new Framework has been strengthened by the responses to the consultation. We have confirmed the core reforms, sharpened the definition of the policies, and emphasised the essential balance that the planning system must achieve.

"These reforms will help build the homes the next generation needs, it will let businesses expand and create jobs, and it will conserve what we hold dear in our matchless countryside and the fabric of our history."

28 March 2012

V.A.T Listed Buildings and Conservatories - 2012 Changes

Following the budget last week and with particular reference to VAT and Listed Buildings, we are being advised that:

The basic position is that all work carried out prior to 1 October will still benefit from zero rating, where applicable.

Work carried out thereafter will be liable to VAT at 20%.

There are, however, a couple of variations/conditions:
Any work, for which the contract has been placed, prior to 21st March 2012, will still be zero rated up until 21 March 2013.

There will be anti-avoidance measures put in place, such that if someone invoices work in September (no VAT), but carries out the work after 1 October, HMRC will be able to charge 20% on that work.
This would also apply if someone simply placed a deposit prior to October for work carried out afterwards.

Works unaffected that still qualify for the 5% VAT rate:

• Empty for 2 years prior to work starting. 
• Converting a property from two dwellings into one, or vice versa. 
• In fact any conversion resulting in a different number of dwellings. 
• Converting from commercial use to residential use. 
• Also unaffected will be ‘Self build’ claims.

So, conservatories, extensions, garden rooms, orangeries will all be subject to the full rate of V.A.T
unless you placed an order by last week!

More to follow...

How much do conservatories really cost?

HOW MUCH SHOULD I SPEND

 uPVC (un-plasticised polyvinyl chloride)

This is a very rough guide to what you could pay for certain products. 

As with all industries prices vary greatly from company to company and whether you like it or not –you get what you pay for.

These prices are a rough guide and include V.A.T at 20%  for a uPVC Conservatory from the Double Glazing Industry     

4m x 3m including building works and a standard floor finish.

Basic designs start from about £9,000 for a full build package.

   You will often see these products advertised in the papers and there are many companies (both large and small) that compete at this level in a very price driven market where quality takes a back seat.

   Mid specification plastic conservatories -better designs and better products- will increase the cost. A mid level 4metre x 3 metre white plastic conservatory will cost between £12,000 and £14,000 depending on the level of detail included.

   The higher ends of the plastic market (not necessarily the largest companies) use a product that is marginally better but more importantly -built to a higher standard which may involve building regulations. The same 4m x 3m building could cost between £14000 and £17,000 again depending on design and detail included.

uPVC Orangeries from the double glazing industry                      

4m x 3m including building works and a standard floor finish.

Basic entry Level Orangery       £ 16,000 - £18,000

Mid level                                  £ 18,000 - £22,000

Higher end                               £ 22,000 - £28,000

   Some of the specialist conservatory companies in the country  (companies that only sell conservatories, specialise in timber and build to much higher standards) will occasionally design and build using uPVC where it can be justified.

   Some designs, usually those with lots of brickwork or brick piers can work with uPVC products. This option is usually reserved for newer properties that already have uPVC windows. 

uPVC on older properties has to be designed with great care and on Listed buildings it should never be considered.

     Large projects in uPVC -over 25 square metres- can cost up to £50,000 or more and at this stage other materials should perhaps be considered. 

   In theory you could design and build a plastic conservatory or orangery costing hundreds of thousands of pounds so giving you a limit to what you should spend is impossible.

   One thing that should be taken into account when purchasing a plastic conservatory is that the life expectancy of plastic is approximately 20 years -when looked after. Some of the cheaper products can deteriorate in less than half that time.

            

             

HOW MUCH SHOULD I SPEND

Timber

I will try not to be too biased but timber is by far the best material to use if you want a truly stunning conservatory

.

These prices are a rough guide and allow for construction in hardwood and include V.A.T at 20%.

   The versatility of timber conservatories results in a wide range of pricing. Timber can be machined quickly and efficiently to produce simple standard joinery that can be used for constructing basic conservatories. There are many ‘double glazing companies’ that use this type of joinery -in a price driven market.

   Typical costs for a 4 metre  x 3 metre timber conservatory made from window sections and including building works and a standard floor finish start from around £16,000 and larger designs -5m x 4m -start at around £22,000.

   The quality of construction at this level is at the very least questionable as very few projects are governed by building regulations and so each company can interpret the word ‘quality’ in any way they choose. Considering the significant costs involved, purchasing a timber conservatory from a double glazing company can prove a risky business.

   To build a ‘stunning conservatory’ which after all is what this book is about -requires an understanding of the balance between structural requirement and aesthetic beauty -a section of timber profile used on one design may not be suitable for another.

   For example: a Georgian orangery with delicate corner posts will look odd and may have structural problems. Likewise, a classic country glasshouse with large capital and plinth columns would never fall down -but would look ridiculous.

   Building ‘stunning’ timber conservatories requires flexibility in design, manufacture and construction capabilities.

   Bespoke conservatory companies generally make their own products, they employ architects or professional designers and have a hands on approach to a project from beginning to end.

   Every conservatory should be designed and specified on an individual basis to achieve the ultimate result –a truly stunning conservatory.

Here is a list of a few bespoke companies that you might like to have a look at for some inspiration.

www.marston-and-langinger.com  -Norfolk -National

www.hamptonconservatories.co.uk  -Ireland -National

www.morgan-bishop.co.uk  -Norfolk -East Anglia

www.davidsalisbury.com  -Somerset -National

www.jrwilloughby.co.uk  -Oxfordshire -National

www.valegardenhouses.com  -Lincolnshire -National

Typical costs for a bespoke 4 metre x 3 metre timber conservatory including building works and a standard floor finish start from around £25,000 and larger designs -5m x 4m start at around £35,000

Bespoke timber orangeries start at around £40,000 with no real limit.

Other construction materials

   For contemporary designs and commercial buildings aluminium is often specified. The high specification of the aluminium required for these projects results in a similar cost to bespoke timber.

   Seasoned oak can be used to build beautiful natural looking conservatories and normally adds around 25% to the cost of hardwood.

   Stone, brick and hardwood combined can be used with great effect to build very grand Georgian orangeries. Depending on design and size, stone work can add between £3,000 and £10,000 to an average size project.

   Tiled roofs on conservatories -a design generally called a garden room- will add between £2,000 and £5,000 to the cost of an average size conservatory. The additional cost is not the actual tiling itself -tiles are far cheaper than glass- it is the additional cost in labour to install the tiles and the extra structural requirement to support the additional weight.

Other costs to consider when planning your conservatory

Under floor heating

£60 - £140 per square metre. Wet systems are usually more expensive as they take longer to install. You may have additional expenses for wet and dry systems as fuse board or boiler upgrades are often required.

Tile floors

Basic tile floors start from around £25 per square metre. A good quality floor will cost from £40 per square metre and will usually cost £250 - £400 to install in a 12 square metre conservatory.

   Tile floors work well with under-floor heating (both systems) and the range is endless. Remember that the smaller the tile the higher the cost will be to install it.

A good tip: Ask to see the discontinued range and as long as you can buy enough for the job with a few spares in case of accidents you can often save up to 50%!

Timber floors

I would never recommend laminated flooring for use in a conservatory. The frequent change in temperature tends to cause the joints to open up and once that happens the floor is ruined.

   Engineered floor boards will cost more -a good board starts at £50 per square metre- but you will get a lot longer life from it.

A good tip: When designing your amazing conservatory -don’t forget to allow for a suitable floor. Cheap looking floors ruin the feel of a conservatory the same way cheap looking work-surfaces ruin a kitchen.

 Conservatory blinds

Basic blinds start at around £2,000 for an average size conservatory. Pinoleum blinds for a 16 square metre start at around £5,000 and electric blinds with remote control will usually cost over £10,000.

Conservatory Design -How To Design Stunning Conservatories

The designing of a conservatory can be a simple process, but it can also be a process that is easy to get wrong!

Most people search the internet for ideas, request brochures from various companies and sometimes look at friends and neighbours conservatories for inspiration. These are all good ways to get some ideas of what you like, but deciding on a design solely in this way can often lead to a conservatory that doesn’t complement your home in the best possible way, and sometimes results in a room that may not suit the purpose you intended it for.

Don’t get me wrong, I would encourage you to research as much as possible to get a feel for what you like, and equally important, what you don’t like. But unless you have a real flair for architectural design, you should remain open to the ideas that your architect or designer may suggest.

A professional designer will firstly look to gain information from you to help them build an idea of what you are hoping to achieve. By this I mean:

• How you see yourself using the room
• Why you want or need the additional space
• Where are you thinking of building it
• How you envisage the room being furnished
• How will the room be accessed

These questions of how, why and where are specifically aimed at identifying the how the conservatory will add to your  lifestyle in the way you are hoping it will, and do not specifically relate to the design of the actual conservatory.

A conservatory that looks amazing is important, but in my opinion, it’s equally important that it compliments the existing building and your intended use.

For example, one very popular use for a conservatory is as a dining room. If the location where you want to build the conservatory is not easily accessible from the kitchen and you have to go down the hall, through the sitting room and out the French doors before you can place your food on the table, how long do you think it will last as a real dining room? Maybe a few months at best, and you could have spent a lot of money on a room that you don’t enjoy using.

Another frequent dilemma people face is the planning of the new kitchen that is going into their new conservatory.

Most people think of planning their conservatory first, then planning how to fit the kitchen in afterwards. This may seem logical, but often leads to “If only we had an extra 11 inches I could have had the extra unit on the end that I really need”.

A professional designer will have some good base knowledge of kitchen layouts, and will be able to advise you how the space for the kitchen should work, and how the conservatory can be designed to accommodate this.

I call this, Designing from the inside – out.

You probably know already how you are hoping to use your new conservatory. You also probably have a good idea of where you want it, how you might furnish it, and how you will get in and out of it. So now we come to the part that everyone enjoys –how will it look from the outside?

You know that my design process begins from the inside of your new room, which means I will already have begun to form ideas in my head about heights of walls, overall size ,door positions and the shape of the floor area. Now is the time to go outside.

Designing from the outside

Most people who are considering a conservatory stand in the garden and think “a conservatory would be nice here”, then they pick a design from a brochure and ring a few companies for quotations.

This rarely results in anything other than “that’s a nice conservatory, it’s the same as Fred’s down the road”.For some people reading this book, that may be all you want -- and that’s fine -- everyone has their own expectations.

Designing a stunning conservatory, begins by looking from the outside and I mean everything outside.

Walk into your back garden right now (if it’s not raining too much!) and take this book with you. Stand right at the end of your garden, look back at your home and really study every detail: the roof shape, the chimney, the eaves lines, the shape and size of the windows, fascia and barge board details, the colour of the bricks and tiles.

Now look with the same attention to detail at your garden: where do you like to sit in the sun, where is the shade from a tree, where is your favourite place in the garden.

Now, especially if you live in an older property, repeat this process all the way around the outside of your home, looking at all the details and shapes; I like to take photos of everything so I have them for reference at any time.

OK, for those of you with very large houses you should probably sit down and put the kettle on!

Hopefully, you have already realised why this exercise (literally) is crucial before you consider what designs YOU like.

What conservatory you like in a picture on somebody else’s home, may not suit your home. And if you also didn’t take into account how the design might work from the inside, you have a good chance of ending up with a conservatory that may not suit your house, doesn’t suit your lifestyle, and has put a large hole in your pocket for very little return.

The first step to getting the design of your conservatory right is to consider the existing architecture on your home, and then create an initial ‘concept’ design that you think may complement it.

The concept should be carefully considered, and the design tweaked until the conservatory ‘room’ satisfies your needs: for your lifestyle  inside, for what you like, and for what complements your house outside.

This is easy to say but not so easy to do, or rather, visualising how the design would look on your home is not so simple...

Visualising a design

If you are using an architect or professional designer to design your project, you will usually have access to accurate C.A.D (computer aided design) drawings and 3D visualisation programmes to help you visualise how the end design will look.

The 3D programmes are particularly useful, giving you 360 degree access and the ability to ‘fly through’ your proposed project in millimetre detail. These programmes are so accurate, you will literally see your built conservatory–before you have even ordered it!  

Some sample 3D C.A.D drawings. These are uploaded to the clients computer and with 2 minutes tuition the client can explore their proposed design from infinite angles.

NOTE: These are not the same programmes as those used in the plastic double glazing industry showing an image of a conservatory imposed onto a photograph!

In addition to the 3D visualisations you can fly through on a computer, static Computer Generated Images  (CGI) can be created. These images are rendered to contain texture, colour and ambience -as if you were looking at a photograph of your proposed conservatory. These images are quite expensive to produce, but are incredibly powerful when used with planning applications.

If you have a query about 3D Visualisation, CGI or any of Matthews’ design services, you can call him on 01603 869001.

Building regulations for conservatories

 

In the previous blog, I covered planning applications - the permission to build.

Here I am going to look at why some projects require further details to be submitted before you can start building your conservatory.

Most conservatories do not need Building regulations approval, but quite a few do and you will need to know what could apply to your project, to avoid making some potentially costly mistakes.

What are Building regulations?

Building regulations set the minimum? standards for the design and construction of buildings. These standards are applied and enforced through the building control system by private Building Control Companies or council appointed building officers, and are supported by technical guidance documents - also known as approved documents.

Independent or Council appointed Building Inspectors will inspect the project at various stages throughout the build, making sure that all the regulations are adhered to. Once the conservatory is completed, they will issue a certificate of approval –confirming that your conservatory has been built in accordance with building control standards.

If a conservatory does not require building regulation approval, there is no current legislation governing the quality of the building of that conservatory. This is an area for concern as the quality of the build is then entirely down to the agreement you have with the company you are dealing with – no one except you will be checking the quality of the work.

It is known for individuals and/or companies to ignore building regulations and not advise their clients to seek building regulation approval, or for individuals to ignore the need to do it, even though required by law to do so. This has several very real dangers:

·         The quality of the build is unlikely to be up to standards

·         If your project has not had building control approval when it should have, it is likely that your home insurance will be invalid in the event of a fire

·         When you try to sell your home, the survey on your house will show that no building control approval was given, frequently resulting in the loss of a sale or reduced offer

·         It is illegal

Do I need Building Regulation Approval?

There are several reasons your project may require building regulation approval. You will require building regulation approval if you answer YES to any of the following:

·         Your project is over 30 square metres internally

·         Less than 50% of the walls are glass

·         Less than 75% of the roof is glass

·         I am removing the doors dividing my house from the conservatory and leaving it open

·         I am extending the heating system from my house into the conservatory

·         I am removing the wall dividing my house from the conservatory and leaving it open

·         The door(s) dividing my house from the conservatory are not exterior quality doors

·         My conservatory will not be at ground level

What do building regulations take into account?

When a project is subject to building control, all aspects of the build will be considered. There are 2 ways to apply for building regulations.

1. Full Plans approval
2. Building notice

A full plans approval requires detailed drawings showing every specification of the proposed build. These drawings -and any additional details that may be requested -are checked against the technical guidance documents, and approved before work starts. An inspector then makes several inspections during the build to make sure the details are being followed, before making a final inspection and issuing a completion certificate.

A building notice removes many of the details for a project, and approval is gained by liaising with the building inspector on site as you go. This can be ok for very simple projects, but on more complex builds it can also lead to some major amendments on site which will often increase the cost (funny how it rarely decreases the cost!)

It is always best to submit for full plans approval which leaves the least possibility for changes to be required on site during the build.

The main areas the inspectors will be looking into are:

·         Soil Conditions

·         Structural Design

·         Thermal Heat Loss

·         Safety Glazing

·         Fire Safety

·         Ventilation

·         Electrical Works

Soil Conditions

The quality of the soil will affect the specification of the footings. This will also affect the cost of the footings and is a common reason companies ask for more money when the project starts.

If there is any concern with the soil, this should be investigated at the design stage and certainly before any quotation is confirmed. I often dig an inspection hole and have a look on the first site survey if I think there may be an issue.

The main things to look out for are:

Clay soil

High clay content in soil can cause movement in buildings, this is due to the expansion and contraction of the clay as it becomes wet and dry.

Tree Roots

Tree and hedge roots can grow a long way underground. Tree roots in particular have the ability to lift up buildings or disturb the soil around a building to the point where it can cause structural problems. Also, if a tree or hedge is to be removed as part of the project and the roots remain in or close to the build area, when the roots decompose they will lose volume and cause the soil to shift filling the voids and again potentially causing structural problems.

Drains

Most conservatories either run near to or over drains and/or inspection covers. Recently the water companies have taken over control of the mains that fall within private land where they feed more than 1 property - where a mains pipe branches off to feed just your property, this section remains your responsibility.

This will be more of an issue with semi-detached properties and terraced houses as any proposed conservatory within 3 metres of a ‘water company controlled’ mains pipe(whether subject to building regulations or not) will need approval from the local water company before the project can start.                         

This is called an application to build over or near to a mains drain and will include information showing  that the bottom of the footing closest to the drain must have a loading angle of 45 degrees falling below the drain invert, this can be calculated simply by measuring the depth of the drain and setting the correct footing depth.                                                                                                                  

Wells

More common than you may think - I have found 3 in my career so far - wells can be simple to deal with and they can also create some real challenges. My advice is to contact a structural engineer and/or the building inspector immediately. Wells can be filled and some can be supported and made into beautiful features inside the conservatory.

Unconsolidated ground

Ground that has been built up, filled in or covered over. A good example of this is on new developments. Some sites may have areas that have been filled, in order to level the site.

Water

If you live very close to a river or an area that floods, special attention will be required for the foundations.

Structural Design

Removing the walls that divide a conservatory and the existing building is a very popular way to extend a home. The loadings on the wall that is to be removed have to be calculated by a structural engineer and the method of support proposed. This is usually done with steel beams and sometimes oak beams.

For designs that have lantern roofs, calculations for supporting these may have to be made and designed into the final specification. Steel can again be used to support lanterns, however it is often preferred, where possible, to use Engineered timber beams also referred to as Glu-Lam beams (Glued and Laminated) This is because the engineered beams are less likely to attract moisture and cause problems with condensation.

Thermal Heat Loss

This applies when the wall dividing the conservatory is removed, leaving a permanent opening. The removal of the wall alters the thermal efficiency of the building, and where this is proposed, a heat loss calculation will need to be made.

Heat Loss calculations measure the CO2 emissions from the house as it currently stands, and a second calculation will measure the CO2 emissions from the house including the proposed conservatory. The second calculation including the conservatory, must show an improvement -in the form of a reduction- in the CO2 emissions of the building.

You will also require heat loss calculations if you;

• Extend your existing central heating system into your conservatory
• Install internal doors instead of exterior quality doors to new openings between the house and the conservatory.

Safety Glazing

Safety glazing applies to all glass in critical areas i.e. glass near doors,  low to the floor and in roofs. Glass requirements range from toughened glass (usually standard in all conservatories) to various levels of laminated glass.

Fire Safety

Typically affects conservatories when the proposed conservatory is directly under either  the sole window of a bedroom above, or structures that are on a boundary.

Ventilation

Correctly ventilating a conservatory for building regulations means that ample ventilation has been provided, particularly if the conservatory will form part of a new kitchen. This can be achieved with opening windows, doors, extractor fans and trickle ventilators. Additional roof ventilation should also be allowed for in the design, although this does not come under building control -I will discuss ventilating conservatories in the design chapter.

Electrical Works

Document P refers to the safe installation of electrical work, which has to be completed by a certified professional. This covers everything from sockets and switches to heating and lighting.

Building regulations are evolving all the time and requirements are altered regularly, therefore although this guide will hopefully help make a few things clear for you, you should always seek professional advice before proceeding with any project.

If you would like to chat with Matthew about any Building Regulation issues that you are concerned with, you can call him on 01603 869001.  http://www.morgan-bishop.co.uk/index.php

Planning applications for conservatories

It can be easy to confuse planning applications and building regulations - thinking they are all part of the same process.

They are actually two very different processes. A planning application is simply applying for the right to build something, whereas building regulations cover the detail and specification of exactly what you are building, and have no involvement with planning at all.

The planning rules were amended in 2008. These amendments removed the need for many conservatories to have to have a planning application made to the council.

This simple guide will give you a good idea if you need to make a planning application or not.

You will require planning permission to build a conservatory if you can answer YES to any of the following.

Do you live in :

·         A listed building (Grade I, Grade II, Grade II star)

·         A National Park

·         The Broads

·         An Area of Outstanding Natural Beauty

·         A Conservation Area

·         A World Heritage Site

These areas are considered to be Designated Lands and there are no permitted development rights - building restrictions are in force and planning applications are required.

If your property is not on designated land, you will normally have your permitted development rights in place* Permitted developments rights mean you can build on your house if you comply with certain criteria.

*Some properties that are not in designated lands have their permitted development rights removed –you should always check if you are unsure, by ringing your local council planning office.

If your permitted development rights have not been removed and you can answer YES to all of the following it is unlikely that you will need a planning application.

Is your conservatory :

·         On the back of the house

·         A single storey conservatory

·         Projecting no more than 3 metres if on a semi-detached house - from the original house**

·         Projecting no more than 4 metres if on a detached house - from the original house**

·         No higher than 3 metres at eaves if within 2 metres of a boundary

·         No higher than 4 metres at its highest point

·         The conservatory, when added to all other buildings on the property including sheds, garages and outbuildings, does not cover more than 50% of the overall land around the original house

**   The original house means the house as it was first built, or as it stood on 1 July 1948 if it was built before that date.

Standard Planning Applications

To submit a planning application is quite a simple process. It should usually be completed by the designer or architect –they have the best understanding of the project and can answer any issues the council may bring up.

Here is a list of what is required to make an application:

·         Elevation drawings of the existing building

·         Plan drawings of the existing building

·         Site Location maps

·         Elevation drawings showing the proposed conservatory on the house

·         Plan drawings showing the proposed conservatory on the house

These details are submitted to the council together with a completed application form and a cheque (currently £150.00)

The council will send a receipt showing they have received the application and an expected date for their decision which is usually 8 weeks from the date of the receipt.

Listed Building Planning Applications

Making a planning application for a listed building is the same as a normal application. The same drawings and location maps are supplied together with a design statement explaining why the proposed design has been chosen. However, I believe it should be approached in a very different way.

Proposing a conservatory design on a listed building can be a sensitive issue and it has to be approached with care. You should always take into consideration the progressional (chronological?) development of the building. A story, if you like, of the buildings history and future.

For example, if an original Georgian farmhouse was extended by the Victorians and then another extension was built in 1990, you would be able to see that these were additions over the course of time. A new conservatory on this same house must obviously complement the existing mix of architecture, but it must also show itself to be a 21^st Century addition.

Most architects and design professionals will involve a conservation officer at a very early stage in the design process. It can be very useful to seek their initial thoughts and to involve them in the design proposal. Many will happily discuss initial concepts over e-mail or phone, and some may be prepared to visit the site.

Star Rated Listed Buildings

If your property has a star rating, the planning process for your project will involve a representative from English Heritage. The star rating usually applies to a certain detail on the property, perhaps the front facade, a staircase or a chimney.

If you are not 100% certain why you have a star rating, it’s best to find out before you plan the conservatory, as applications near or over one of these features are often declined.

Planning Appeals and Re-Designs

I have only ever experienced one project where no matter what I looked at, the design would have been declined (needless to say I didn’t make the formal application!) If a project is declined, it doesn’t necessarily mean that an amended design will also fail. All planning and conservation officers will tell you why the design has been declined and most will assist with some ideas where possible for a re-design. If you are convinced that you should be able to build the initial proposal you do have the right of appeal.

Whilst I have never had to make an appeal, I do know that this can result in a lengthy and sometimes costly adventure that should not be taken lightly.

New Builds

If you live in a newly built house, the planning guides are the same. However you should be aware that many developments are approved, but have their permitted development rights removed by Article 4 directions. This means that you will need planning approval for any additional building on your land.

Some developers also have a clause in their contracts that state any proposals for conservatories within the first X (usually 10) years, require their authorisation together with a cheque for £100 -£200, so always read the small print!