The process of gaining planning permission can be daunting for many home owners. However you simply do not have to be concerned, as Westbury’s experienced and professional staff in the Planning Department will complete this on your behalf. From start to finish we will advise and keep you well informed, but deal with all the complicated paperwork for you!
There are some scenarios where planning permission may not be a necessary requirement. There have always been limits to the size of extensions not requiring planning permission, with these limits changing on 1st October 2008 with a new law intended to streamline the planning process.
Westbury will advise you in detail, but generally an extension with the following requirements do not require permission; 3m deep at the rear of an attached house, 4m deep at the rear of a detached house, or at the side if not facing a highway. These new ‘permitted development rights’ now also apply in Green Belt areas. Also volume limits no longer apply.
The planning process has recently changed nationally; to rationalise the form of application and also to allow electronic submission. This increases efficiency into the system, but also brings complexity because the form is now more sophisticated. In addition, it has become a necessary requirement in more cases for support assessments to be produced, such as flood risk, heritage statement, design and access, tree survey report, etc. Our Planning Department has mastered the new system.
The Government has a website called The Planning Portal. It is an online planning and building regulations resource for England and Wales.
Often we incorporate the new with the old and take a lead from the architectural features of your home. With a truly bespoke orangery, we can satisfy the hardiest of planners and conservation officers. Westbury’s experts have been involved in conservation design for glazed buildings with local authorities for the last 20 years. Although it may seem daunting to gain these consents, we have an incredible track record of success during this time. Please call us whatever the period of your house and we will be happy to talk you through the initial stages.
If you live in a conservation area and your Westbury building is to the front elevation or in a Listed building, approval is essential. If Listed building consent is granted, your garden building will be exempt from VAT. As Westbury has vast experience in dealing with local authorities in Listed building and planning consent, we prefer to make all applications for you.
Building regulations must not be confused with ‘Planning Permission’; they are completely separate. Again, Westbury are your experts in these matters and will deal with the whole process for you.
Building regulations are constantly being amended and Westbury will advise you on the up-to-date situation for individual cases. Here are the current categories:
Traditional all glazed conservatories which are less than 30m² in floor area and have thermal separation from the rest of the house by windows and doors are exempt.
Orangeries and garden rooms having thermal separation from the rest of the house must comply with floor, walls, roof and glazing meeting specific ‘U’ values.
Orangeries and garden rooms which are to be completely open to the house must comply with specific ‘U’ values and be limited in the amount of glazing equivalent to 25% floor area of the extension, plus the area of any existing windows and doors now contained within the extension. Otherwise, full SAP rating calculations by energy consultants showing compliance must be provided.
A Party Wall Agreement, technically known as an “award”, is the document produced by the two parties' agreed surveyor acting for the homeowner.
It will usually consist of three parts:
1. The award itself, a set of guidelines governing how the proposed works should progress.
2. A “schedule of condition” of the adjoining property, often supported by a set of photographs.
3. Drawings showing the details of the proposed works.
Westbury will take away the fuss of this process for you.
It is essential that we take detailed calculations of the structure. Westbury's own experienced surveyor will ensure this is done correctly.
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