A Guide for extending

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1 PLANNING PERMISSION A Guide for extending a Terraced House

2 Introduction Foreword by Councillor Jim Smith - Chair of the Planning & Highways Committee. Owners of terraced properties often find it difficult to know how best to extend their homes to provide much needed space for growing and extending families. There s no getting away from the fact that the type of terraced properties found in Blackburn with Darwen are small with limited outside space arranged in tight linear street patterns. Whilst these issues do limit the type and scale of extensions that can be accommodated there is real scope in most cases to increase the size of terraced properties, and the council wants to help homeowners to see the possibilities open to them to extend their homes. This visual guide is intended to show how a small terraced property can be extended to add habitable space whilst maintaining the right to light and privacy of adjoining neighbours. The guide firstly explains that there are a number of ways to extend a terraced property without the need for planning permission, and the Council would encourage homeowners to do this. Where an owner wants to extend beyond the limits of their Permitted Development Rights then planning permission will be required. The guide goes on to provide some ideas and options on extensions to show what would, and what would not, be appropriate. If you are thinking about applying for planning permission it is important that you seek advice on your ideas for the extension before applying for planning permission. You are advised to commission a local Planning Agent to help you with the design and planning process, and you should then seek written Pre-Application advice from the Council s Planning Service on offer, we will happily advise you on how to design your extension to increase your chances of getting planning permission. Councillor Jim Smith 1.

3 PLANNING PERMISSION IS NOT USUALLY REQUIRED FOR THE FOLLOWING: Rear Dormer Maximum additional volume of 40 cubic metres Positioned below the ridge Set back at least 20cm from the eaves Materials must match the existing roof, e.g. the dormer must be clad with tiles or slates No verandas, balconies or raised platforms 20cm Side Dormer Eaves The same requirements as the Rear Dormer apply, plus: - Windows must contain obscure glazing - Windows must be non-opening unless the opening is at least 1.7 metres above the floor of the room Roof Windows The insertion of a roof window generally does not require planning permission if it does not project more than 15cm beyond the roof slope, or higher than the ridge. However, if additional volume is created it may be treated as an extension and seperate rules will apply. 15cm Always Check! Always check with the Council because there may be a restriction on the property. The property may be a Listed Building or within a Conservation Area. If this is the case Planning Permission will be required. All Front Dormer ExtenSions fronting a Highway require PLANNING Permission 2.

4 PLANNING PERMISSION IS NOT USUALLY REQUIRED FOR THE FOLLOWING: Single Storey Rear Extensions Projects no more than 3 metres beyond the rear wall of the original house Must not exceed 50% of the total yard area (including the front garden if there is one) Maximum ridge height 4 metres Maximum eaves height 3 metres Materials should be of similar appearance to the existing dwelling Must not include a veranda, balcony or raised platform Must not exceed the height of the existing dwelling The eaves height must not exceed the existing eaves height Eaves - The point where the wall meets the roof Always Check! Always check with the Council because there may be a restriction on the property. If this is the case Planning Permission will be required. If the property is in a Conservation Area, Planning Permission will be required if the extension includes any cladding. 3.

5 PLANNING PERMISSION IS NOT USUALLY REQUIRED FOR THE FOLLOWING: Renewable Energy The planning system allows for certain types of renewable energy developments on terraced houses to proceed without needing to apply for planning permission as long as certain conditions are met. These include: solar panels ground source heat pump water source heat pump flue for a biomass heating system or a combined heat and power system air source heat pump Always Check! Please see the individual technology fact sheets for further information via the Council website. Please note: if the building is listed or within a conservation area additional restrictions will apply. To avoid confusion, it is always recommended that you contact the council s Planning Department before installing any renewable energy technology to confirm whether or not planning permission is required. 4.

6 Front Dormer 4 do 4 The following pages aim to show examples of alterations to terraced houses which require planning permission, and how best to achieve a planning approval. Do Not7 4 At least two thirds of the original roof plane is retained Matching Materials No larger than existing windows Pitched roof rather than flat roof Leave 1 metre distance to the party walls Do not exceed the ridge height of the original roof 7 7 Always Check! If the property is within a Conservation Area, or there are no other front dormers on the street, it is unlikely that planning permission would be granted. Too big Materials don t match Flat roof is a poor design Windows too big Box-shaped and too bulky 5.

7 Dormer Extensions Dormer covering all of the roof area and above the ridge. Materials not matching the original roof 7 4 Dormer roof set lower than the original ridge height. Set in from both side boundaries. Clad in materials to match the original roof. If the property is in a Conservation Area, dormer extensions are unlikely to receive planning permission due to their impact on the character of the historic area. 6.

8 Ground Floor Rear Extensions do 4 Include a sloping roof Prevent loss of daylight or overshadowing of neighbouring houses Retain some rear garden / yard space for bins, maintenance and clothes drying. do not 7 Flat Roof Site where adjacent properties have no extensions Project extension full length of the yard Overshadow the next door rear window 4 7 NOT ALL DEVELOPMENTs ARE THE SAME The following will have a bearing on whether extensions will be allowed. Number, location and size of extensions at adjoining properties. Position of the property in relation to the sun. Different ground level e.g Sloping terrace. Location of living room and bedroom windows in the next door property. Design of the extension and harmony with the original house 7.

9 Two Storey Rear Extensions Two storey rear extensions on terraced houses usually require planning permission. In many cases, planning applications are rejected because a two storey extension close to neighbouring houses can significantly harm the living conditions of neighbours through overshadowing, loss of privacy, or dominance. The following pages show five situations where two storey rear extensions may be acceptable. 1. Sloping Terrace Overshadowing and dominance can be minimised if the site of the extension is lower than the immediate neighbour. 8.

10 Two Storey Rear Extensions 2. Joint extension across two or more houses Overshadowing and dominance can be avoided if two houses build a joint extension at the same time. 9.

11 Two Storey Rear Extensions 3. Nearest neighbouring windows are for non-habitable rooms Overshadowing or dominance of a non-habitable room (such as bathroom or hallway) in some cases does not cause significant harm to the living conditions of neighbours and may be acceptable. 10.

12 Two Storey Rear Extensions 4. Built next to an existing extension at an adjoining house Overshadowing and dominance can be minimised if the extension is built next to an existing extension at a neighbour s house. (Subject to the adjacent window serving a non-habitable room) 11.

13 Two Storey Rear Extensions 5. End of terrace Overshadowing and dominance can be minimised if the extension is built at the end of the terrace, away from the nearest neighbour 12.

14 What to do next Before starting any work you are advised to check to see if planning permission is required. PRE-APPLICATION ADVICE SERVICE If planning permission is required, we can offer you professional advice before you formally submit a planning application. This is a discretionary and chargeable service offered by the Council. Having early constructive discussions will help you save time, avoid wasted expense and frustration over any delays in the processing of your planning application. Pre-application enquiry forms and scale of fees can be downloaded from the planning pages of the council s website APPLY If planning permission is required, you can complete and submit your application yourself or you can employ an agent to draw your plans and act as your representative when dealing with the planning department. The Council does not recommend particular agents however a list of planning agents can be found on the Royal Town Planning Institute s website: and a list of architects can be found on the Royal Institute of British Architecture website: Planning application forms and guidance notes can be downloaded from the planning section of the council s website which provides detailed guidance on the supporting information and scale of fees. It is important to provide as much relevant information as you can to avoid any unnecessary delay in the progress of your application. If in doubt please contact us. When a planning application is submitted: We will write to your immediate neighbours explaining your proposal to ask for their comments In some cases we may put up a site notice or advertise the application in the press. e.g. in Conservation Areas and/or Listed Buildings We will not make a decision until we have allowed at least 21 days for comments to be made. We will take account of all comments received prior to a decision being made. The planning case officer will assess the application against the relevant legislation and policies, taking into account any comments received from interested parties. The case officer will then make a recommendation as to whether it should be approved or refused. The final decision will be made by either the Director of Regeneration or the Planning & Highways Committee within a target timescale of 8 weeks. The decision notice will be posted to you (and your agent if you have appointed one). DECISION There are two types of decision that can be made: Permits or Refuses. In most cases, planning permissions are subject to conditions that are listed on the decision notice. For example, you must commence work within 3 years of the date of the permission. If your application is refused, a revised application of the same character and description can usually be submitted within 12 months of the refusal date without requiring a further planning fee. Alternatively, you may wish to appeal to the Planning Inspectorate against the Councils Refusal. Please note: You are advised to contact Building Control their separate permissions may be required for certain internal and external alterations. Contact (01254) or Blackburn with Darwen Borough Council Development Management Team Lower Ground Floor Old Town Hall King William Street Blackburn BB1 7DY 13.

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