Getting started without permitted development certificate

[blueberry23]

We are about to start an extension that falls under permitted development - we meet all the criteria the council sets out as permitted development.

The certificate is taking forever from the council and the builder suggested we just get started as it's PD.... but he's not being pushy, he said it's entirely up to us.

Apparently some people don't bother getting a certificate at all.

Anyone got any advice around this?

Are you waiting for a certificate of lawfulness? Or a prior approval for a larger home extension?

if the former and you’re convinced it’s pd then you don’t actually need the certificate before starting work, it’s just good for reassurance and selling the house later. If the latter then I’d wait for the council’s decision.

It's a certificate of lawfulness @Manif3st101

And we definitely are within the PD rights!

Well then you don’t ‘need’ the certificate before you start work, it’s not a planning permission just confirmation that the development is or is not lawful ie is permitted development or not.

Once work starts the Council won't be able to determine your application. You would have to wait until the work is complete and then submit an application for a certificate of lawfulness for an existing development if you actually want it. Of course you run the risk of the building not actually being pd, and will then need to go through a retrospective application.

Thanks @Manif3st101

It just seems crazy we can build on our house without planning permission or anything. We are definitely within PD rules though. It just makes me very nervous!

Thanks @Seeline

The PD rules seem quite clear and we are making sure we stay within them.

The pd rules can be an absolute minefield! As long as you're sure you're not in a Conservation Area, or an AONB etc, and that there are no specific rules for your area (Article 4) or restrictive conditions on the original planning permission for the house, then the straight rules should be OK.

It seems crazy to me that planning permission is a thing.

If we own the house and land we should be able to build on it and use as we need to.

I couldn’t care less how close to my borders my neighbours build or whether they can see in my windows. If they’ve got nothing better to do than watch us then I pity their sad lives.

Anyway, back to my point, planning permission for extensions or permanent garden buildings should be scrapped.

Safety inspection and building regulations approval absolutely necessary but planning permission is ridiculous - if your family has grown but you can’t afford to move you should have an automatic right to use the land you own to build what you need, regardless of percentage of original building or distance from neighbours.

Really? So your neighbours can build 10 storeys high in all directions, block all the light into the garden and you don’t care?

No. Not at all, the sun moves, it’s not going to be blocked all day and if it is, it is people’s right to a home that meets their needs trumps my need for a garden.

@Seeline I should mention that several neighbours have done exactly the same as we plan to do!

Wrong, it could well end up 'blocked all day' if your neighbour is close enough. Back of us there are houses which never get direct light at the back in the winter when the sun is low due to another neighbour's massive hedges (only around 20' high but higher up the hill). And planning is there for other things too- drains, sewers, making sure retaining walls as strong enough, etc etc. If people 'need' a house that much bigger, they should move and buy one. It's also nearly always cheaper than extending.