Is planning permission required for this sort of work? (pics attached)

[Sandrine1982]

We made an offer on a house some time ago and almost everything is ready - we have had our mortgage offer, we have the searches back and our solicitor is just waiting for the replies to the enquiries he's raised.

I'm getting a bit impatient at this stage so today it occured to me to check the council's website to look for the planning permission the vendors presumably must have obtained for their loft conversion, double dormer and kitchen extension.

But .. lo and behold ... there is no history of planning applications associated with this house !!!!

Apparently the work was done 3 years so surely it would show up on the website? All the neighbours' applications were there, from as far back as 2000s.

I know we should have checked this ages ago, I just had no idea that this info was publically available. I feel so stupid.

I'm attaching the pics of the lof conversion and kitchen extension.
The kitchen was just extended into the garden by approx 3 meters (no side return). Surely this work would need a planning permission? or is it just permitted developement?

Any advice appreciated. Thanks!

My follow-up got lost but anyway ignore my side comment, it's actually front that is restricted not side

I'm a Senior Planning Officer. Dormers can be PD, from the photos I'm 99% sure the rear at least is not. It needs to be set back from the ridge line (not overhanging the rear wall!) and in similar materials to the existing dwelling.

It will however be immune from enforcement after 4 years, given it doesn't appear to have been an issue yet you could just take your chances.

[quote Slothkin]@Starseeking I was assuming it was tiles or a brick skim to reflect the similar work on the property next door.[/quote]

The dormer on the house next door (black/grey roof) looks to be inside the roof line though, not outside.

I'm fascinated by houses and even more so obsessed with extensions, so must have looked at thousands of houses over the years. I've not seen one with the tiles overhanging like that previously, so quality of build would worry me, especially if it's not been signed off.

Hmm. Interesting hearing people's views on the quality of the construction....

I'm even more worried now..

What did the survey say about the extensions? You mentioned earlier there were lots of issues...

The paperwork is something your solicitor should be obtaining automatically as part of the process. I'd be more worried if they weren't doing that and wonder what else they had missed. If planning permission wasn't needed then nothing will appear on the council's website, but there still should be building regs paperwork. Are you sure your solicitor hasn't already obtained these documents if you are so far on in the process?

If the property is done on permitted development, it might not have planning history but it needs building regulations approval so check the website / phone to check. This will give you more confidence if its been done correctly. As constance has advised

Isn't this why you pay a solicitor?

@Kocduw

If the property is done on permitted development, it might not have planning history but it needs building regulations approval so check the website / phone to check. This will give you more confidence if its been done correctly. As constance has advised

If you phone to check and there is none , the vendor/you cannot get any Indemnity insurance against enforcement action.

Solicitor has certainly requested these documents as he said he's still waiting for replies. But TBH he's been rubbish. Impossible to reach... super slow ... etc etc. I'm sure he'll tell me the paperwork is not in order (if that's the case) but he will do it last minute ... probably one week before scheduled exchange. I've been on his case to get him to check this paperwork asap, as soon as the survey came in... but he's just been sending generic emails. I'm sooooo angry

@Starseeking I need to be a little careful about any comments on build quality etc. from a single photo. I would always say get any concerns properly checked out though.

Some local authority search facilities allow you to search for building control as well. The 'permitted development technical guidance' had good detail on what is allowed. Looking at the photo, they have followed the principles of pd but the tiles on the rear, overhanging the brickwork would guve me concerns.

Agree with PP, in principal the loft works and rear extension should be PD but that dormer is definitely not PD as it overhangs the back wall, so is technically a second floor rear extension. I would not be buying that, no reputable loft conversion company would be building a dormer like that. If it's only 3 years old you're still at risk of enforcement action.

I have contacted the surveyor to ask if this work could have been done under permitted development. Oh god what a nightmare...

I agree the dormer looks odd but to me it's not so clear that it's not pd. Get an expert opinion (who you can sue if it goes wrong)

• The extension looks to be set back from them eaves (that's the lowest point of the roof) which is what is required.
• The tiles of the extension overhangs the rear wall but the tiles aren't classed as part of the roof enlargement under pd guidance. It depends whether it is just the tiles or also the actual extension.
• the extension is clad in red tiles, so long as that's what the rest of the roof is of then that's not a problem