We offer a complete service!
This will include initial guidance, preparation of detailed scale drawings together with appropriate Ordnance Survey site plus location plans; selecting the correct Planning Application Forms and completing these on your behalf. When appropriate assisting you in obtaining current Permitted Development advice for your area and project.
Based in a rural area, we have developed a great deal of experience regarding detail required where Listed Buildings, Conservation Areas, AONB (Areas Of Outstanding Natural Beauty) or similar are concerned.
When Planning Applications require a Flood Risk Assessment or for Conservation Areas, the Planning Application will need to be accompanied by a Design & Access Statement. We are able to complete all necessary forms together with a complete package for submission to your local Planning Authority.
Many Planning Authorities now charge a fee of around £75.00 to answer any Permitted Development Planning enquiry. There are documents published by individual Planning authorities, and you will find a Planning Portal on the Web, giving guidance with regards to the latest regulations.We will be happy to assist our customers in submitting the necessary initial drawings and details to clarify whether you may be able to proceed under permitted development and when appropriate, obtain a Certificate of Lawfullness.
- DISCLAIMER: Planning issues can be complex and individual.Whilst we will endeavour to guide our customers, we do not warrant that our interpretation is a definitive source of accurate and updated legal information. Ultimately, any decisions with regard to these issues will be made by individual Planning Authorities and their legal advisors.
- The long awaited Planning changes for conservatories and similar buildings came into effect on the 1st October 2008, however Building Regulations remain unchanged.
- As these rules are new and incorporate much detail, there will necessarily be an initial period until the correct interpretation can be confidently made by all concerned.
- There were previously many anomalies where one home could build a conservatory under PD (Permitted Development) whilst their neighbour requiring a similar structure would have to submit a Full Planning Application. Early indications would appear to mean that more projects come under PD, however there are height, depth and width restrictions, depending upon which elevation you wish to construct and if it will be fronting a highway.
Whilst a proportion of new conservatories will now not require Formal Planning Approval there will still be a large number which do not fall under Permitted Development.
Our fees for a complete Planning Application package with all the associated drawings and forms can be provided at a very basic cost. Generally speaking, most Planning Applications for conservatories are successful. They will often be Delegated, which means that the Application does not require discussion by a full Planning Committee.
Each Application is given a reference number and you can monitor progress on the Local Council Planning website.
We provide a full package for your Building Control applications with all supporting calculations.
- Completion of appropriate forms
- Calculation of fees due
- Structural calculations
- Liaison with building control officers
- Assessment of ground conditions
- Advice on exempt projects
Local Authority Building Control
Many conservatories are exempt from Building Regulations, as long as the floor area is less than 30 sq metres, construction is at ground level, the new conservatory is separated from the main property with doors of external insulation efficency and the conservatory should have a glass or translucent roof. If the glazing is less than 50% in the sides or 75% in the roof and if your home is to have a permanent opening to the conservatory, Building Regulations ARE required. This does not mean you cannot proceed, but satisfactory Insulation Calculations plus SAP’s insulation Ratings must be provided to your Local Building Control Offices.
Although you may be pleased with an opportunity to proceed outside of Building Control, it will mean that all works are not being thoroughly checked by their inspectors. You should always obtain specific details with regard to foundations, drainage, insulation, safety glass and lead flashing. We usually find that Building Control Officers are happy to guide you, albeit they are not actually inspecting the works as they proceed.
You may also wish to employ a Chartered Surveyor or similar to oversee the project, to ensure all of the items outlined above are to an appropriate standard or serious problems could most certainly occur later, involving you in considerable expense which will probably not be covered by your home or indeed any policy insurance.
Rules For Exemption
Floor area should not exceed 30 metres square and be at ground level.
The conservatory extension must have a glazed or translucent roof, in compliance with Part N, all in relation to safety, impact, opening and cleaning.
The extension should be separated from the main building by external quality doors or similar.
All electrics must comply with Part ‘P.
Please contact us with your outline details so that we may provide you with initial guidance and follow this up with the complete package to assist you in gaining approval and proceeding correctly and safely in all respects.