Thinking about extending your home is exciting. It is often the point where a house starts to feel more suited to the way you actually live, whether that means a bigger kitchen, more family space, a utility room, an extra bedroom or a better connection to the garden.
But before drawings are finalised or building work begins, one important question needs answering:
Do you need planning permission for your extension?
The honest answer is that it depends.
Some house extensions can be carried out under permitted development rights, while others need a full planning application. The answer can change depending on the size and design of the extension, the type of property, previous alterations, local restrictions and whether the building is listed or in a conservation area.
For homeowners in South Devon and across the wider Devon area, it is worth checking properly at the beginning of the project. Doing so can help avoid costly redesigns, delays or assumptions that later turn out to be incorrect.
What are permitted development rights?
Permitted development rights are national planning rules that allow certain types of work to be carried out without submitting a full planning application.
They can apply to some extensions and alterations to houses, provided the proposal meets the relevant limits and conditions.
The Government explains that permitted development rights are intended to allow homeowners to improve or extend their homes where a full planning application would be disproportionate to the impact of the work. However, the rules are detailed – you can read the Government’s household permitted development guidance here.
Permitted development rights are not the same as having automatic permission to build. The proposed works still need to meet the relevant requirements for matters such as size, height, position, design and the amount of land already covered by extensions or other development.
They also generally apply to houses rather than flats or maisonettes.
When might an extension be possible under permitted development?
Some smaller house extensions may be possible under permitted development rights, provided they meet the relevant limits and conditions.
This can include certain rear extensions, side extensions and roof alterations. However, every category has its own rules, and what is allowed for one property may not be allowed for another.
For example, larger single-storey rear extensions may be possible under permitted development, but they are subject to a prior-approval process and neighbour consultation scheme. This is different from simply building without contacting the local planning authority.
The Government’s guidance confirms that larger single-storey rear extensions are subject to this neighbour consultation process.
It is also important to check whether the property has already been extended. Permitted development limits are measured against the “original house”, meaning the house as it stood on 1 July 1948, or when it was built, if later. Previous extensions can therefore affect what remains possible.
When is planning permission more likely to be needed?
Planning permission is more likely to be needed where a proposal falls outside permitted development rules or where special restrictions apply to the property.
This can include extensions that are larger, taller, positioned differently or otherwise outside the limits set by permitted development legislation.
Planning permission may also be required where:
- Permitted development rights have been removed from the property
- The property is affected by an Article 4 Direction
- The property is in an area with additional planning restrictions
- The proposal does not meet the relevant permitted development limits or conditions
- The property is a flat or maisonette rather than a house
Across Devon, local planning authorities may check whether permitted development rights have been removed, whether the property is within an Article 4 area or another restrictive designated area, and whether the proposal falls within the national permitted development rules.
This can vary depending on where the property is located, whether that is within South Hams, Teignbridge, Exeter, Mid Devon or another Devon planning authority area. You can find the relevant local planning authority for a property here.
Because these points are specific to each address and proposal, it is always worth checking the individual property rather than relying on a neighbour’s extension or advice found online.
Listed buildings and conservation areas need extra care
South Devon has many historic homes, rural cottages, period properties and listed buildings. These properties are wonderful to live in, but extending or altering them just requires a little bit more attention.
For listed buildings, Listed Building Consent may be needed in addition to any planning permission required.
Listed status brings extra control over changes to both the interior and exterior of a building, and even minor alterations could affect its character and require consent. The relevant local planning authority will be able to advise on whether Listed Building Consent is needed for the proposed work.
Listed Building Consent is additional to any planning permission that may be required. In many cases, listed building and planning applications are considered together. More information on Listed Building Consent is available here.
For applications affecting a designated heritage asset or its setting, a Heritage Statement or Heritage Impact Assessment may also be required. This can apply to listed buildings, conservation areas, scheduled monuments, historic parks and gardens, and other designated heritage assets. Read more about heritage statements and planning applications here.
At Quoin & Oak, we carry out heritage and listed building work with a careful approach to the existing property, its materials and its character.
Planning permission and Building Regulations are different
Planning permission and Building Regulations approval are separate processes.
Planning permission considers whether a proposed development is acceptable in planning terms. This can include matters such as the appearance and scale of the proposal, its effect on neighbours and how it fits within the surrounding area.
Building Regulations focus on how the work is constructed. They cover areas such as structure, fire safety, drainage, insulation, ventilation and energy efficiency.
A project can need one, both or neither, depending on the exact work involved. For most extensions, Building Regulations approval will be required even where planning permission is not.
Why it helps to speak with a builder early
Before spending heavily on detailed drawings or submitting an application, it can be useful to speak with a builder about the practical side of the project.
A builder cannot make a planning decision on behalf of the local authority, but early construction advice can help you understand how a proposal may work in reality.
This can include discussing:
- The likely buildability of the proposed design
- Access for materials, machinery and trades
- Groundworks, drainage and structural considerations
- How the project may affect the existing house
- The likely sequence of works
- Practical choices around materials and finishes
- How to make the best use of the available budget
For larger projects involving architects, building control and multiple trades, we can also act as principal contractor and coordinate the construction process from start to finish. Find out more about Quoin & Oak.
So, do you need planning permission for your extension?
You may not need full planning permission if your proposal meets all relevant permitted development rules and no local restrictions apply.
However, some projects will require planning permission, and others may require prior approval, Listed Building Consent, Building Regulations approval or a combination of these.
The safest approach is to check the specific property and proposal before work begins. Your relevant local planning authority can provide planning guidance and advice on whether planning permission or Listed Building Consent may be required. Find your local planning authority here.
If you are planning work on a heritage or listed building in Devon, get in touch with Quoin & Oak.
