SF Design | Architectural Services | Bo'ness | Falkirk | Central Scotland
Do I require Planning Permission:
This guidance reflects temporary increases to the size limits for single-storey rear extensions that must be completed by 30 May 2019, and the associated neighbour consultation scheme.
An extension or addition to your house is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:
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No more than half the area of land around the "original house"* would be covered by additions or other buildings.
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No extension forward of the principal elevation or side elevation fronting a highway.
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No extension to be higher than the highest part of the roof.
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Single-storey rear extension must not extend beyond the rear wall of the original house* by more than three metres if an attached house or by four metres if a detached house.
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In addition, outside Article 2(3) designated land* and Sites of Special Scientific Interest the limit is increased to 6m if an attached house and 8m if a detached house until 30 May 2019.
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These increased limits (between 3m and 6m and between 4m and 8m respectively) are subject to the prior notification of the proposal to the Local Planning Authority and the implementation of a neighbour consultation scheme. If objections are received, the proposal might not be allowed.
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Maximum height of a single-storey rear extension of four metres.
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Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres.
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Maximum eaves height of an extension within two metres of the boundary of three metres.
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Maximum eaves and ridge height of extension no higher than existing house.
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Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house.
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Two-storey extensions no closer than seven metres to rear boundary.
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Roof pitch of extensions higher than one storey to match existing house.
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Materials to be similar in appearance to the existing house.
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No verandas, balconies or raised platforms.
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Upper-floor, side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor.
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On designated land* no permitted development for rear extensions of more than one storey.
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On designated land no cladding of the exterior.
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On designated land no side extensions.
* The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.
* Designated land includes conservation areas, national parks and the Broads, Areas of Outstanding Natural Beauty, and World Heritage Sites.
Please note: The permitted development allowances described here apply to houses and not to:
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Flats and maisonettes (view our guidance on flats and maisonettes)
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Converted houses or houses created through the permitted development rights to change use (as detailed in our change of use section)
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Other buildings
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Areas where there may be a planning condition, Article 4 Direction or other restriction that limits permitted development rights.
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Installation, alteration or replacement of a chimney, flue or soil and vent pipe: Read guidance on the permitted development regime under Class G of the regime.
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Please be aware that if your development is over 100 square metres, it may be liable for a charge under the Community Infrastructure Levy.
Permitted Development for householders – Technical Guidanc
You are strongly advised to read a technical guidance document produced by the Government to help understand how permitted development rules might apply to your circumstances.
View 'Permitted development for householders – Technical guidance' on Gov.uk
Do I Require a Building Warrant:
Most extensions of properties require approval under the Building Regulations.
There are a number of classes of new buildings or extensions of existing buildings that do not need Building Regulations approval, i.e. are exempt from the Regulations. Read more about exemptions.
The following pages give an indication of some of the elements normally required to satisfy the requirements of the Regulations when building an extension.
The following common work sections give an indication of several other elements normally required to satisfy the requirements of the Regulations when building an extension:
You must also find out whether work you intend to carry out falls within The Party Wall etc. Act 1996.
It is advised to maybe call
Is a Building Warrant Required...
In addition to planning permission, you will also need to apply for a building warrant before you can start building work on your home. You need to pay a fee to the Council to cover their costs in dealing with your warrant application; the fee is calculated as a proportion of the estimated final value of the proposed work. While planning permission largely focuses on how the external structure of your home will look, to get a building warrant you will need to show that the design of your home (both inside and outside) will meet all the requirements of the latest domestic building regulations.
You can contact your council's Building Standards Department for more information on how to apply. The Scottish Government's Building Standards website provides links to the building regulations and has also provided answers to some Frequently Asked Questions to help owners with understanding building regulation requirements. If you are not familiar with the building regulations, you can get your architect or other design professional to help you with preparing your warrant application as well as providing drawings of your plans; an architect or an architectural technologist can act as your agent and make the application on your behalf, this route is reccommended for people with no knowledge of the Building Regulations.
In addition, an Approved Certifier for Design (Structural Engineer) may be used to take responsibility for ensuring that design work complies with building regulations. Design work on the structure or energy efficiency of your home may be covered by a certificate from an Approved Certifier. These parts of the design are not checked when a valid certificate is provided. An Approved Certifier of Construction can be used to do work during construction.
How long will it take to get my application assessed?
Once your application has been lodged, the building standards department will assess it to see whether it complies with building standards. This should take around four weeks, although this can vary depending on how complicated your project is and how clear your plans are. You should check with the local building standards department for more information.
Your application will be registered on the building standards register, which you can find on your council's website. From this assessment the Building Standards Officer will produce a list of points where he/she would like compliance with certain Regulations to be shown on the drawings. These points will be cleared by SF Design and returned to the Council where they will take a further four weeks to re-assess the revised drawings. The Building Standards Officer can then re-issue further points if he/she feels necessary. Due to this process it can take around 8-12 weeks to obtain a Building Warrant.
Once Building Standards is satisfied that your plans comply, the warrant will be granted. You should then notify the building standards department when the work begins (min ten days notice).
If there's any dispute over whether your plans comply, you and the building standards department can apply to the SBSA to get their view. You'll have to pay a fee for this.
The electrical installation, the drainage, your heating system and other plumbing work can also be certified as building regulation compliant. Certification of these parts of the building help ensure the completion certificate is accepted by the Council quickly and you can occupy your home sooner after completion. Further information on the benefits of certification and how to find an Approved Certifier is available on our Building Standards website.
Once your home is completed, you will need to send a completion certificate to the Council and an inspector from the Council will visit and check your property. Normally your home must be completed within three years of you receiving your building warrant, although you can apply to extend this deadline (you need to pay an extra fee for this though).
If you have any questions on the above then please feel free to contact your local Council or SF Design to discuss further.
The latest information on building standards is available on beta.gov.scot.
All of the above information was taken from http://www.gov.scot/Topics/Built-Environment/Housing/BuyingSelling/self-build/guide/buildingwarrants & https://scotland.shelter.org.uk/get_advice/advice_topics/repairs_and_bad_conditions/building_regulations_and_planning_permission/building_regulations/applying_for_a_building_warrant