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Most small conservatories do not require
planning consent and those that fall within the regulations rarely
cause problems for the planners. We didn't get where we are today...
An outline of the requirements is listed below
and in case of doubt it may be helpful to show your sketch designs
to a planning officer. Do this informally before paying any fee
or completing the application form. Any potential objections may
be overcome by agreement at this formative stage.
You probably do not need planning consent if your
proposed conservatory design meets the following criteria:
- The conservatory will not be nearer to any public
highway than the nearest part of the “original house”,
unless there would be at least 20 metres between your house (as
extended) and the highway. The term “highway” here
includes all roads, footpaths, bridleways and byways if they are
public rights of way.
- If your property is a terrace house or any kind
of house in a Conservation Area, a National Park, an Area of Outstanding
Natural Beauty or the Broads – the volume of the “original
house” would be increased by no more than 10% or 50 cubic
metres (whichever is the greater); for any other kind of house
outside those areas, the volume of the “original house”
would be increased by no more than 15% or 70 cubic metres (whichever
is the greater); and in any case, the volume of the “original
house would not be increased by more than 115 cubic metres. (Volume
is calculated from the external dimensions of the entire structure
of the house)
- Your house is not a “listed building”.
- No part of the conservatory is more than four metres
high AND is within two metres of any boundary of your property.
- No part of the conservatory is higher than the
highest part of the roof of the “original house”.
- Additions or other buildings would cover no more
than half the area of land around the “original house”.
- If the conservatory comes within 5 metres of another
building belonging to your house, the volume of that building
would count against your allowance for extensions and therefore
the combined total cubic volume of the two buildings could be
no more than your allowance.
Notes: “original house” means the
house as it was first built or as it stood on 1st July 1948 (If
it was built before that date). Although you may not have built
an extension to the house, a previous owner may have done so. While
theoretically the elected planning committee makes all planning
decisions, much of the minor work is delegated to officers ("deemed
consent") and this in all likelihood includes house extensions.
While they cannot give a decision on the spot you should be able
to get some indication of the result before parting with the fee
and completing the application. The council has eight weeks from
the date of application to give you a decision before you have the
right to appeal to the Secretary of State for Transport, Local Government
and the Regions. However appeals can take several months to decide
and it may be quicker to reach agreement with the council.
Where it is clear that planning consent is going
to be difficult to obtain, it may be helpful to gain support from
your local councillor who sits on the planning committee so that
one person at least is briefed to support your application. In addition
you would be best advised to consult an experienced architect or
planning specialist, alternatively we may be able to help.
- Discuss your ideas informally first with the
planning officer
- Produce drawings/plans and photographs
- Tell your neighbours so they won't object
- Look for similar extensions in your area
- If you live in a listed building discuss your
proposal with the conservation officer first
- Emphasise the build quality, produce examples
of David Salisbury projects, use precedent
- Be prepared to compromise
- Remember designs should be sympathetic and
subordinate, not overpowering
- Pick out features of the house and introduce
them into your design
- Avoid schemes that would dramatically change
the historic fabric of your house
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