Planning Applications & Property Consents
Planning is an important part of many residential architectural projects.
Understanding the planning context of a property at an early stage can help establish what may be achievable and identify potential constraints before significant design work is undertaken.
SMY Architecture provides planning and architectural services for residential projects across London, Essex and Chelmsford, including extensions, loft conversions, renovations, flat conversions and new-build homes.
Planning Strategy
Every property is different, and the appropriate planning route depends on the property, location, proposed works and relevant planning policies.
We consider the planning history and context of each project and advise on the most appropriate route, which may include:
- Permitted Development – certain works can be carried out without a full planning application, provided they meet the relevant limitations and conditions. Examples can include some single-storey extensions, loft conversions, rooflights and outbuildings.
- Lawful Development Certificate – where proposed works are considered to fall within Permitted Development, an application can be made for a Lawful Development Certificate to obtain formal confirmation that the proposal is lawful. For example, a loft conversion with a rear dormer may fall within the relevant Permitted Development limits, including a maximum additional roof volume of 40m³ for terraced houses and 50m³ for semi-detached and detached houses, subject to the other requirements and restrictions.
- Prior Approval – certain larger Permitted Development projects require the Local Planning Authority to consider specific matters before the works can proceed. For example, a larger single-storey rear extension can extend up to 8 metres beyond the rear wall of a detached house, or 6 metres for a semi-detached or terraced house, subject to the relevant conditions and Prior Approval requirements.
- Householder Planning Application – typically used for extensions and alterations to existing houses where Permitted Development does not apply or where the proposed works fall outside its limitations. This can include larger or more substantial rear, side or two-storey extensions, dormers and other alterations.
- Full Planning Application – generally required for new-build homes, developments creating additional dwellings, many flat conversions, larger redevelopment proposals and other projects outside the scope of a Householder Application.
- Change of Use – where the proposed use of a building or land changes, such as converting a single dwelling into flats or changing commercial premises to residential use. Some changes of use may benefit from Permitted Development rights and Prior Approval, depending on the circumstances.
- Listed Building Consent – where works affect a listed building and require separate heritage consent, in addition to any planning permission that may be required.
The exact requirements and limitations vary depending on the property, its planning history and location. Conservation Areas, Article 4 Directions, listed status and previous extensions can also affect whether Permitted Development rights are available.
Planning Drawings
Where required, we prepare the architectural drawings and information necessary to support the relevant planning application.
This can include:
- Site location and block plans
- Existing and proposed floor plans
- Existing and proposed elevations
- Existing and proposed sections
- Roof plans
- Site and context information
- Proposed materials and design information
We can also assist with planning application coordination and responses to planning queries.
Other Property Consents
Planning permission is not the only approval that may be required before work can begin. Depending on the property and proposed works, additional agreements or consents may include:
Party Wall
The Party Wall etc. Act 1996 may apply where works affect a party wall, boundary or involve certain excavation close to neighbouring buildings.
We can provide the architectural information required to support the Party Wall process and coordinate with a specialist Party Wall Surveyor where appropriate.
Licence to Alter / Freeholder Consent
For leasehold properties, planning permission does not necessarily give you the right to carry out alterations.
A Licence to Alter or other written consent from the freeholder may be required, particularly for flats, structural alterations, extensions or works affecting communal or retained parts of a building.
We can prepare the architectural drawings required to support an application for freeholder consent.
Building Control
Building Control is separate from planning permission and is concerned with how a building is constructed and whether the proposed works comply with the requirements of the Building Regulations.
Planning permission considers matters such as the design, appearance, size and impact of a development, while Building Control focuses on areas including structural safety, fire safety, insulation, ventilation, drainage, energy efficiency and accessibility.
Where required, a Building Regulations application must be made to Building Control before construction begins. Depending on the project, this may be through the Local Authority Building Control service or a Registered Private Building Control.
Planning permission does not automatically provide Building Regulations approval, and both processes should be considered separately.
Building Control Approval & Inspections
Once the application has been submitted, Building Control will review the information and may request amendments or additional technical details.
During construction, Building Control will also carry out inspections at relevant stages to check that the works are being constructed in accordance with the Building Regulations.
The required notice must be given to Building Control before work commences, and the contractor should ensure that the relevant inspection stages are arranged throughout the construction process.
Following satisfactory completion and inspection of the works, Building Control can issue a Completion Certificate, providing confirmation that the relevant Building Regulations requirements have been met.
Our Approach
SMY Architecture can assist with the preparation and coordination of Building Regulations information and work alongside Building Control, contractors and specialist consultants where required.
The level of technical information and professional involvement will depend on the nature, scale and complexity of each project.
Build Over Agreements
Where an extension or new building is proposed over or close to a public sewer, a Build Over Agreement with the relevant water company may be required.
We can identify potential drainage and sewer constraints at an early stage and provide the architectural information required to support the relevant agreement.