Planning permission - help and advice please!

[JackieTheFart]

Hoping for a bit of advice here!

We’re looking to move, in our local area to stay for schools etc. We viewed a semi-detached yesterday which I really like, but what looked like a garage was actually just a garage door propped up to hide the rubbish then couldn’t be bothered to take to the tip .

Anyway, this house is within budget and area and I’m thinking that we could afford to have a garage built pretty immediately, with a view to having a first floor extension within two years to make a 4th bedroom.

The problem is, I know applications for this can be declined, and as we’d be going from a 3 to a 3 bed house (albeit a bit bigger and with a garden) I’d really want to consider this.

Trouble is, I have no idea how to find this out?! I have googled but I’m not really getting anything definitive back - and although I have asked the EA I’m not expecting to hear back today.

I am super keen though as two houses in our street have sold this month and I’m cautiously optimistic about this one.

Speak to local architects? They should have an idea of what planners in the area like and don't like.

Would any of it come under permitted development?
I'm not sure what the rules are for semi detached.

Would any of it come under permitted development?

Literally no idea. This is what I mean, I don’t even know what trigger words to use to search for advice.

I will google for some local architects and contact some next week.

(But thank you for your response @williowrosenburg)

You could see what others in the street have done. Was there ever a garage? If so that should form part of the 'official' footprint of the house meaning building above could well be within permitted development (is it 40 square metres for a semi?).

Have any other houses on the street done it? If it can happen before it’s a pretty good indication that it will be allowed again.

Some extensions are allowed under permitted development, where you don't need planning permission. This is (AFAIK) usually single story and no more than a certain size. There may be other restrictions and can be issues if you live in a conservation area.

A good rule of thumb is to look at similar houses nearby. If they have been allowed to extend, you will probably be fine to do similar. Also was there originally a garage there?

Obviously worth noting it would be more cost effective to do in one go, but sure you are aware of that.

Hopefully someone more knowledgeable will post!

Just google permitted development senior detached house. A few sites will come up. I think it's 6m for semi detached but not 100% and not sure if that's single or double storey.

Have any others in the road extended similarly? Check the council website to see if and what has been submitted, passed and declined.

PD rights may have been withdrawn on some properties, don't assume. How old is the house?

www.planningportal.co.uk/info/200234/home_improvement_projects This is a good introduction to permitted development ie what can be done without planning permission. However, even within this there are variations so always check with the Council.

If there are other semis in the street like yours. go to the Council website. Look under planning. There will be a section something like 'look up planning applications' or 'Comment on planning applications'. IF oyu go to this section oyu should be able to put in the name of the road and all the recent applications will come up. You can go through and see if any have done anything similar. If they were approved - great, do something similar. If they got refused, there will be a decision notice in the documents which will list what the problems were - you may be able to overcome those with a decent architect. You will be able to see the plans for them all, also under the documents section for each application.

Thanks all

To answer a couple of questions - a few other houses do have garages (i think they were built that way tbh so possible this one did have one before) but I don’t recall if any had the first storey extension. I’ll have another look when I go on a scouting mission

I will check out the websites recommended.

If there was a garage previously that would be a positive for rebuilding one and "in keeping" with the area.

I’ve just had a look on google maps and most of the semi’s (on the other side it’s all terraces) either have a garage or a converted garage which is good. None have the extension above, but if a garage conversion is allowed (and I don’t see why it wouldn’t) then it would give an extra room which could be used as a bedroom if it was declined. Which tbf is possible as the gardens are back to back so very overlooked.

They all have these weird little ‘driveways’ which have a dropped kerb but only enough space for half a car. Doesn’t look like anyone uses their garage for the car but they all have these twee little gates across them!