Permitted development vs planning applications

[Magnox]

Hi there, I was hoping someone could help me as we start to think about a single storey rear extension to our detached house last summer. We engaged with an architect, who completed some drawings, and proceeded to apply for planning permission. That was back in July last year, we final had some feedback from Gloucester council in Jan that we also need to submit a flood risk assessment. Now I thought the architect had all this in hand, but Friends and family have asked e why he hasn’t gone down the permitted development route. Is there any reason why an architect would prefer to go down the planning applications route?

This is a newish build house, less than 10 year’s

Some architects have been bitten by permitted development in that virtually all apply for a certificate of lawfulness to make sure it is allowable as the rules can be complex. Our neighbour was such a point. Straightforward ground floor extension within the PD rules (or so he thought). Discussed with the LA who said PD but put in for the certificate, took three months and rejected. Full PP required so process started again.

He said that since then he nearly always goes down the PP route as it costs hardly any more than a COL and prevents them messing it up

My guess would be that whatever you have in mind doesn’t meet the criteria for permitted development. That might be down to the size of the extension, its location, or because your local planning department has particularly stringent rules on permitted developments. It’s difficult to say without knowing more about the actual extension and where you live, but here’s some more information: www.planningportal.co.uk/info/200187/your_responsibilities/37/planning_permission/2

I would have expected your architect to have picked up on the need for a flood assessment earlier. If you live in a high flood risk area that may also have an impact on what counts as permitted development in your area

Most LPAs and architects recommend the PP route as the cert of lawfulness takes about the same amount of time. It's a bit of a nonsense really. Frankly it's just simpler all round to go to PP

It’s either permitted development or it’s not. If it is permitted development then it just needs a certificate or nothing - if it needs planning permission then all the other reports inc flood risk assessment are needed.

There are areas exempt from permitted development where all extensions need pp. Is your extension too big? That’s another reason why pd might not be appropriate.

A new house may have had its pd rights withdrawn. Even a shed may need pp. It will be in your title deeds.

Thanks for the feedback, the extension is 11ft by 14ft, single storey on a detached house. According to the planning applications website a house (mid terrace) has had a single storey rear extension agreed under permitted development. Just so confused by it all.

I think if your house is less than 10
Years old it won’t have any permitted development rights. They were routinely removed from newer build properties when the estates were granted permission

Is the mid terrace on the same development?

@Magnox

Thanks for the feedback, the extension is 11ft by 14ft, single storey on a detached house. According to the planning applications website a house (mid terrace) has had a single storey rear extension agreed under permitted development. Just so confused by it all.

Can you provide a link to the submitted drawings?