Latest news with #CertificateofLawfulDevelopment
Scottish Sun
7 days ago
- Lifestyle
- Scottish Sun
Six home improvements you can make WITHOUT planning permission as experts reveal top loopholes
A homeowner shares how she did an extension without planning permission HOUSE THAT Six home improvements you can make WITHOUT planning permission as experts reveal top loopholes Click to share on X/Twitter (Opens in new window) Click to share on Facebook (Opens in new window) GETTING planning permission for home improvements is notoriously long winded but it is possible to bypass red tape using loopholes. There are close to 350 sections of UK planning law, while each council has its own local plans and policies too. Sign up for Scottish Sun newsletter Sign up 1 You can do several changes to your home without planning permission The result is a patchwork of rules that are a nightmare to navigate. Read our guide on improvements you can make without planning permission - as well as the loopholes to guarantee success for your project. Key phrase that could be a way around planning permission There is one key phrase that it could pay to know - permitted development rights. It might sound like planning permission jargon and you are right, it is. Read more on transformations TICKLED PINK I transformed my bathroom into a pink palace on a budget using £11.99 buy But it's also how you can make certain changes to your property without formal planning consent. The rules, which don't apply to flats or maisonettes, spell out exactly what you can build or convert, its size and how it must look to make it easy for homeowners to follow. The main benefit is certainty. If your project meets the national rules, it will be approved. The same cannot be said for planning permission which is open to each council's interpretation and can be rejected by one local authority but approved by another. It can be quicker but that's often down to the rules being simpler to follow so homeowners make less mistakes when filling in their application. Like a full planning application, you still need to submit drawings, plans and the correct fee for your project with all its measurements using the government's planning portal. Before your application is assessed for approval, it is checked to make sure it is complete. If it is incomplete or there is an error, which is more likely in full planning permission applications due their complexity, the planning officer will write to you to let you know, which creates delays. Create a paper trail Even if your improvements were approved without planning permission, Lisa Raynes, owner and architect of Pride Road Architects in the North West, recommends applying for a Certificate of Lawful Development from the council. 'It's about creating a paper trail so that when you come to sell your house you can prove to the solicitors that your extension met the correct rules at the time,' she said. Improvements you can make without planning permission 1. Rear extensions could add up to £27k You can build out from the back of your home up to three metres for terraced and semi-detached houses, or four metres for detached homes, without planning permission unless you live in a conservation area. You may be able to go even further without planning permission to six metres and eight metres respectively using another loophole - prior notification of a larger extension with neighbour consent. Your local authority contacts your neighbours about your plans giving them 21 days to object. You must stay within the height limit of four metres, use materials that match the main building and it cannot exceed 50% of your garden space. 2. Loft conversions and dormers could add upto £68k Loft conversions with a dormer are allowed without planning permission if you don't go beyond 40 cubic metres for terraces or 50 for detached and semis, and you're not raising the main roof height. But there a few restrictions, says Andrew Boast. 'You can't place a dormer on the front slope if it faces the road as that will usually need planning permission.' Roof lights are fine if they don't stick out more than 15cm from the roof slope. 3. Garden rooms and outbuildings could add up to £22k Garden offices have exploded in popularity. You can usually build a detached garden building without planning permission. It cannot be more than 2.5 metres high if it's close to a boundary, not in front of the house, and can't take up more than 50% of the garden area. There is a snag though. It must be for a side use, like an office or gym, not used as a bedroom or living area. A sneaky work around exists though which states if the building was already there and being used as an office, for example, you can later convert it to living space. 4. Granny annex (on wheels) could add up to £81k Under a little-known piece of law, the Caravan Act – it's possible to install a granny annex in your garden without full planning permission, explains Chris Willis, manager at modular builder OffPod. 'Often referred to as the caravan loophole,' he says, 'it must be moveable, not used as a self-contained home and comply with the size limits of a mobile home.' 5. Porches, garage conversions, and paving could add up to £54k You can build a porch without planning permission if it's under three metres squared and three metres high. It cannot be within two metres of a boundary with the road. Garage conversions are usually fine if you're not extending the building although it's always wise to check if your council has removed permitted rights on your road because it doesn't want more on-street parking. There is, however, another loophole says architect Lisa. 'A sneaky workaround would be to keep the garage door, leave the front as external storage and convert the back of the garage into something else separated by a partition wall. "Then you wouldn't even need to use permitted development rules.' If you're redoing a driveway, you can lay paving that allows water to soak through up to five metres squared in front of your house without planning, and more if you manage water runoff properly. 6. Solar panels could add up to £38k You can fit solar panels on your roof if they don't stick up more than 20cm above the roof line and aren't facing the road on a flat roof. I did a small extension WITHOUT planning permission SHARON O'Connor wanted more space in her two-bedroom semi-detached house in East London without losing too much of her garden. 'I have a slim, galley kitchen which opens into the main living area at the back of the house,' says Sharon, 50, a change and communications manager. 'It's long and skinny rather than a square space so I wondered if I could extend it to have more room.' After exploring smaller options, her dad, a retired builder, said she could avoid planning permission by using Permitted Development Rights. She chose a modern, steel framed extension from OffPod because they are quick to build, not having traditional concrete foundations, and stay warm in winter, costing £47,755. 'A small extension has really changed my house,' she said. 'I have a separate cosy living room where I spent most of my time. It's made a real difference.' Tricks to make your extension look bigger Hannah Soulsby, interior designer and educator, @anima_and_amare, says just because you are planning a small extension, it does not have to feel pokey. 'There's lot of tricks you can use to dramatically improve how large and airy your room feels,' she said. 'Even one skylight can brighten up a north-facing or narrow room. 'Use mirrors to bounce light around and visually double the space. High-gloss finishes on cabinet doors or light-toned flooring also help.' Don't forget building regulations Just because your work falls under permitted rights, it does not mean building regulations can be ignored. They must still be met and progress on the work must be checked and signed off by building control. Tell your home insurer Matt Durrant, insurance expert and MD of specialist property insurers i4me, says: 'When homeowners decide to create an extra bedroom, for example, either by converting a loft or using a partition wall in a larger bedroom they may not need planning permission but you must tell your insurer.' Home insurance is typically priced on the number of rooms in a property. If a home exceeds a provider's bedroom limit, even unknowingly, the policy could be void from the outset.
Pembrokeshire Herald
31-05-2025
- Business
- Pembrokeshire Herald
FUW welcomes progress of livestock worrying bill in Parliament
A CALL to allow a rural Pembrokeshire home next to an animal sanctuary for battery hens to be used without an agricultural condition has been refused by county planners. In an application to Pembrokeshire County Council through agent Colony Architects Ltd, Aaron Player sought permission for a Certificate of Lawful Development, allowing a removal of an agricultural occupancy condition at Brynhaul, near Tegryn, Llanfyrnach. A supporting statement said the agricultural-only condition was placed on the property, when the house was built in the 1990s; the land formerly part of a larger 75-acre estate. It added: 'The property is owned by Mr and Mrs Player, who purchase the property on April 8, 2022, some three years ago,' adding: 'Prior to this, the property was owned by the former owner for over 20 years, and operated the site as a livery and horse box customisation company call VJ Edwards.' Part of a Certificate of Lawful Development application involves providing evidence that – in this case – a continual non-agricultural use has taken place for at least 10 years. 'The two previous owners (Players and Edwards), have used the property as a dwelling, without any agricultural business for in excess of 20 years. The previous owners operated the company Edquine Ltd, from the property, between 2014 until 2020, when the company was closed.' It says there is 'robust evidence' that illustrates 'on the balance of probability' that the property has been used as a residential dwelling for in excess of 10 years'. Last year, Aaron Player was granted retrospective permission to keep an animal sanctuary for disabled animals and ex-battery hens at the site running, works having started in 2023. An officer report recommending refusal said the agricultural occupancy condition dates back to 1990. It references claims the site has been part used as an animal sanctuary, having gained permission last August, but says: 'It is noted that this permission did not include the dwelling subject of this application.' On previous the occupancy to the Players, the livery and horse box customisation company said to be there for some 20 years, it says: 'Evidence provided to corroborate this consists only of a file copy of a 'Certificate of Incorporation of a Private Limited Company', with a company name of 'Edquine Ltd'. 'There is no corresponding address with the Certificate to confirm the business was based at Brynhaul, what the business entailed, and who operated the business. In addition, the business name of Edquine Ltd also appears different to the business name of the horse box customisation business referred to previously in the statement as 'VJ Edwards'. The certificate merely confirms that a business was incorporated on July 7, 2014 under the name 'Edquine Ltd'.' It concludes: 'It is considered the statement and the certificate of incorporation do not on balance sufficiently demonstrate a continuous breach of the agricultural occupancy condition in excess of a 10-year period at Brynhaul as required.'
Pembrokeshire Herald
27-05-2025
- Business
- Pembrokeshire Herald
Pembrokeshire home next to animal sanctuary not allowed to drop farming-only use rule
A CALL to allow a rural Pembrokeshire home next to an animal sanctuary for battery hens to be used without an agricultural condition has been refused by county planners. In an application to Pembrokeshire County Council through agent Colony Architects Ltd, Aaron Player sought permission for a Certificate of Lawful Development, allowing a removal of an agricultural occupancy condition at Brynhaul, near Tegryn, Llanfyrnach. A supporting statement said the agricultural-only condition was placed on the property, when the house was built in the 1990s; the land formerly part of a larger 75-acre estate. It added: 'The property is owned by Mr and Mrs Player, who purchase the property on April 8, 2022, some three years ago,' adding: 'Prior to this, the property was owned by the former owner for over 20 years, and operated the site as a livery and horse box customisation company call VJ Edwards.' Part of a Certificate of Lawful Development application involves providing evidence that – in this case – a continual non-agricultural use has taken place for at least 10 years. 'The two previous owners (Players and Edwards), have used the property as a dwelling, without any agricultural business for in excess of 20 years. The previous owners operated the company Edquine Ltd, from the property, between 2014 until 2020, when the company was closed.' It says there is 'robust evidence' that illustrates 'on the balance of probability' that the property has been used as a residential dwelling for in excess of 10 years'. Last year, Aaron Player was granted retrospective permission to keep an animal sanctuary for disabled animals and ex-battery hens at the site running, works having started in 2023. An officer report recommending refusal said the agricultural occupancy condition dates back to 1990. It references claims the site has been part used as an animal sanctuary, having gained permission last August, but says: 'It is noted that this permission did not include the dwelling subject of this application.' On previous the occupancy to the Players, the livery and horse box customisation company said to be there for some 20 years, it says: 'Evidence provided to corroborate this consists only of a file copy of a 'Certificate of Incorporation of a Private Limited Company', with a company name of 'Edquine Ltd'. 'There is no corresponding address with the Certificate to confirm the business was based at Brynhaul, what the business entailed, and who operated the business. In addition, the business name of Edquine Ltd also appears different to the business name of the horse box customisation business referred to previously in the statement as 'VJ Edwards'. The certificate merely confirms that a business was incorporated on July 7, 2014 under the name 'Edquine Ltd'.' It concludes: 'It is considered the statement and the certificate of incorporation do not on balance sufficiently demonstrate a continuous breach of the agricultural occupancy condition in excess of a 10-year period at Brynhaul as required.'
Western Telegraph
26-05-2025
- Business
- Western Telegraph
Plea to lift agricultural occupancy condition rejected
In an application to Pembrokeshire County Council through agent Colony Architects Ltd, Aaron Player sought permission for a Certificate of Lawful Development, allowing a removal of an agricultural occupancy condition at Brynhaul, near Tegryn, Llanfyrnach. A supporting statement said the agricultural-only condition was placed on the property, when the house was built in the 1990s; the land formerly part of a larger 75-acre estate. It added: 'The property is owned by Mr and Mrs Player, who purchase the property on April 8, 2022, some three years ago,' adding: 'Prior to this, the property was owned by the former owner for over 20 years, and operated the site as a livery and horse box customisation company call VJ Edwards.' Part of a Certificate of Lawful Development application involves providing evidence that – in this case – a continual non-agricultural use has taken place for at least 10 years. 'The two previous owners (Players and Edwards), have used the property as a dwelling, without any agricultural business for in excess of 20 years. The previous owners operated the company Edquine Ltd, from the property, between 2014 until 2020, when the company was closed.' It says there is 'robust evidence' that illustrates 'on the balance of probability' that the property has been used as a residential dwelling for in excess of 10 years'. Last year, Aaron Player was granted retrospective permission to keep an animal sanctuary for disabled animals and ex-battery hens at the site running, works having started in 2023. An officer report recommending refusal said the agricultural occupancy condition dates back to 1990. It references claims the site has been part used as an animal sanctuary, having gained permission last August, but says: 'It is noted that this permission did not include the dwelling subject of this application.' On previous the occupancy to the Players, the livery and horse box customisation company said to be there for some 20 years, it says: 'Evidence provided to corroborate this consists only of a file copy of a 'Certificate of Incorporation of a Private Limited Company', with a company name of 'Edquine Ltd'. 'There is no corresponding address with the Certificate to confirm the business was based at Brynhaul, what the business entailed, and who operated the business. In addition, the business name of Edquine Ltd also appears different to the business name of the horse box customisation business referred to previously in the statement as 'VJ Edwards'. The certificate merely confirms that a business was incorporated on July 7, 2014 under the name 'Edquine Ltd'.' It concludes: 'It is considered the statement and the certificate of incorporation do not on balance sufficiently demonstrate a continuous breach of the agricultural occupancy condition in excess of a 10-year period at Brynhaul as required.'
