Toolkit

Most new construction projects need planning permission from the local council planning office before work can commence.

A New House

In order to submit a typical planning application we must prepare a number of documents including the following:

• Application forms
• Site Location Maps
• Site layout Plans
• House Plans & Elevations
• Design Concept Statement
• Access Details

This information is compiled by ourselves and is unique for each project. The documentation is copied several times and is submitted to the relevant planning office for your area.

Once receipted we then make contact with the Case Officer dealing with the application and answer any queries they may have. The application is advertised in the local press during the first 2 weeks of application, and consultations are sent out to the statutory bodies including NIE, NI Water, NIEA, Roads Service and the local council.

A further 2-4 weeks later, once these bodies have returned their comment and provided no issues are raised, the Case officer will then make their site visit. Following this they will then prepare a written report which will recommend the application either for Approval or Refusal.

If the application is due to be refused we engage with the planner and our client to provide a compromise solution to gain approval. Once recommended for approval the application can then proceed to the Local Council Committee where the decision is ratified and the relevant approval documentation is processed and sent out to us.

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Building an Extension

Single storey extension

Planning permission is not required, (known as ‘permitted development’) provided that:

• The ground area covered by the extension and any other buildings within the boundary of the property, excluding the original house, is not more than half the total area of the property.
• Any part of the extension is not higher than the highest part of the roof of the existing house.
• The eaves of the extension are not higher than the eaves of the existing house.
• Any part of the extension does not extend beyond any wall facing a road if it forms the principal or side elevation of the original house.
• The eaves are no more than 3 metres in height if any part of the extension is within 2 metres of the property boundary.
• The materials used in exterior work, except in the case of a conservatory, are of similar appearance to the existing house. (see section “conservatories” below)
• An upper floor window on a side elevation within 15 metres of a boundary with another house is obscure glazed; and is non – opening unless the parts which can be opened are more than 1.7 metres above the floor of the room in which the window is installed.
• A side extension does not exceed 4 metres in height or be wider than half the width of the original house.
• The extension does not extend beyond the rear wall of the original house by more than 4 metres for a detached house or 3 metres for any other type of house;
• The height of the extension does not exceed 4 metres;
No part of the extension is within 3.5 metres of any property boundary with a road opposite the rear wall of the house.

In an extension with more than one storey

Planning permission is not required (known as ‘permitted development’) provided that:

• The extension does not extend beyond the rear wall of the original house by more than 3 metres;
• No part of the extension is within 7 metres of the property boundary opposite the rear wall of the house;
• The roof pitch of the enlargement is as far as practicable the same as that of the original house.
• If you live in a house within a conservation area:
• No part of the exterior of the house is clad with stone, artificial stone, pebbledash, render, timber, plastic or tiles;
• The extension is not more than 1 storey or 4 metres in height;
• No part of the extension extends beyond a principal or side elevation of the original house.

Note: Measurements are always calculated using external measurements.

If you live in a house which is a listed building, it is likely that you will need Listed Building Consent for any building operations. If the development is within the curtilage of a listed building you may need to submit a planning application for the work unless listed building consent has already been granted. Your local area planning office will be able to advise you.

Other Types of Extensions

A conservatory attached to the house will be treated as an extension and therefore will need to comply with the rules set out above. A free standing conservatory will be subject to additional criteria. Please contact us for more information.

Other dwelling attached to a house e.g. a granny flat

Planning permission is required if it is a separate and self-contained unit. If it is not a separate and self-contained unit it will be treated as an extension and therefore will need to comply with the restrictions and limitations as set out above.

Converting a house, or part of it into one or more flats or apartments

Planning permission is required for converting a house or part of a house into one or more flats, even though building work may not be involved as this will be treated as a change of use.

Changing part of a house for home-working purposes

The use of any part of a house for home-working purposes may not need planning permission but this will depend on the scale and nature of the use.

Please consult us for more information on extensions & alterations.

Next Step: Find out more about applying for Building Control