Householder Alterations Local Development Order

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1 Guidance on Telford & Wrekin Council s Householder Alterations Local Development Order LOCAL DEVELOPMENT ORDER 2017(LDO) 1

2 Contents Page Introduction Pg 3 How to Apply Pg 4 Design Criteria Part 1 Single Storey Rear and Side Extensions Pg 5 First Floor and Two Storey Rear & Side Extensions Pg 7 Erection of a porch outside any external door of a house Pg 9 External Thermal Cladding Pg 9 Design Criteria Part 2 Single Storey extensions to Converted dwellings Pg 10 Design Criteria Part 3 Dropping a Kerb from an unclassified road Pg 12 Help and Guidance Sheet Pg 13 Definitions Pg 15 apt is a Development Consultancy provided by Telford & Wrekin Council, providing planning, building regulation, highways development management and specialist environmental consultancy services. Telford & Wrekin Council Householder Alteration Local Development Order 2

3 Introduction What is a Local Development Order (LDO)? Houses in England have General Permitted Development rights which are set nationally under the Town and Country Planning (General Permitted Development) Order 2015 (amended) that allow you to extend a property without needing planning permission. This LDO allows the Local Planning Authority to extend those Permitted Development Rights giving more opportunities to do development without needing full planning permission for certain types of properties within specified areas of the Borough. The benefits of the LDO are: It is a more straight forward process than submitting a planning application because the proposal is assessed against a specific set of design criteria. It provides greater certainty where the application meets this set design criteria. It is a much quicker process, taking 2 weeks rather than 8 It allows greater design flexibility It is assessed as a joint application with any building regulation, or Highway (Section 184) application What does the LDO permit? The Local Development Order will apply to the following householder development: 1. Erection of single storey rear and side extensions to a house that has not been converted 2. Erection of a two storey and first floor rear and side extensions to a house that has not been converted 3. Single storey extensions to converted dwellings that were previously Offices / Storage and Distribution Units/ Shops / Amusement arcades/ Agricultural Buildings converted under permitted development rights 4. Porches outside any external door of a house that has not been converted 5. Thermal Cladding to a house that has not been converted 6. Dropped Kerbs on Unclassified Roads relating to a houses access point The following types of properties are not included in the LDO scheme: 1. Land, properties and buildings in a Conservation Area and its Identified Exclusion Zone as shown on plans attached at Schedule 5 2. Land, properties and buildings in the World Heritage Site and its Identified Exclusion Zone as shown Schedule Listed Buildings and development within its curtilage 4. A flat or a House in Multiple Occupation 5. Properties within the Area of Outstanding Natural Beauty 6. Properties within a Site of Special Scientific Interest 7. Properties within Historic Parks and Gardens 8. Local Interest Buildings 9. Land, property or buildings where permitted development rights have been removed To find out if you property is any of the above please search: Planning Permission under this LDO is will only be granted if the proposed works meet the specific criteria and an application for a certificate of compliance has applied for and been confirmed in writing by the Council. 3

4 How to apply Check whether you can apply Firstly, by using the relevant flow chart in this document you can assess whether you are able to apply for permission through the LDO route. If when answering these questions you are directed to apply for Planning Permission, we recommend that you contact apt for advice on submitting a full planning application. If your response indicates that your development complies with the requirements of the Local Development Order, follow the steps below on how to apply: How to make your LDO application You will need to submit the following to apt: Completed application form Fee of 150 Proposed elevations and Floor plan at a scale of 1:50/1:100 clearly showing the original dwelling and the proposed extension Photos of existing elevations to the property Block Plan at a scale of 1:200 / 1:500 Proof that you have notified your neighbours* which adjoin the boundaries of your property and those that face the proposed extension. You will need to provide them with a copy of the scaled drawings of the proposal, at least 2 weeks before the application is submitted to apt. *Neighbours are not invited to comment on the application. Should you prefer the council to notify the neighbours on your behalf, this can be done at an extra cost of 50 and the application process will be extended a further 2 weeks (allowing for the notification period). How is your LDO application assessed? Unlike a planning application, the LDO is assessed against a specific set of design criteria. It is not assessed against material planning considerations such as the principle, scale, mass and design and therefore the council cannot request you modify the design if it meets the criteria. How long does the LDO application take for a decision to be made? The application process is straightforward, and will take no longer than 2 weeks to process. The outcome is either that your application meets the criteria or it does not. Should it fail to meet the criteria you will be given 1 week to amend the plans so that the proposed works meet the criteria and that the application can be approved accordingly. 4 Telford & Wrekin Council Householder Alteration Local Development Order

5 LDO Design Criteria Part 1 -Single Storey Rear and Side Extensions Introduction The criteria listed below within Part 1 s for all single storey rear and side extensions to dwellings that are not dwellings converted from Offices / Storage and Distribution Units/ Shops / Amusement arcades / Agricultural units under the Town and Country Planning (General Permitted Development) Order Under the LDO process larger extensions can be built as summarised below: The length of the extension beyond the rear wall of the original property can extend up to 8m for detached properties and 6m for all others. A single storey side extension can be erected up to half the width of the original house plus 1 metre. (i.e. if the original house is 6 metres wide, the extension can be 3 metres, plus 1 metre totalling 4 metres wide.) In the case of an end terrace, the width of the side extension is no more than the width of the original dwelling up to a maximum of 4m or half the width of the original house whichever is greater Wrap around extensions are allowed. Single storey extensions can be erected up to 4.5m in height if the extension more than 2m from the boundary. Examples of single storey rear and side extensions: Original dwelling 5

6 Flow Chart Part 1 -Single Storey Rear and Side Extensions The dwelling has not been converted from Offices / Storage and Distribution Units / Shops / Amusement arcades / Agricultural units under the Town and Country Planning (General Permitted Development) Order The extension does not extend beyond the front wall of the house The highest part of the extension is no higher than the highest part of the rood of the existing dwelling No part of the proposed building encroaches upon or overhangs any neighbouring land or property The exterior materials and brick bonding used must be of a similar appearance to match those in the original dwelling house. Except only for the materials used in constructing a conservatory, due to the substantial glazing; any base brick should match that of the original dwelling. The eaves height of the extension is no higher than the eaves of the roof of the existing dwelling The extension does not include Balconies, Verandas, or Raised Platforms which are not permitted. The total area of ground covered by extensions (including previous extensions and other buildings within the property curtilage) is no greater than 50% of the total area of the curtilage, excluding the ground area of the original dwelling house. The proposal will not result in any alteration to the roof. If a side extension extends beyond the original rear elevation the proposal meets criteria for both side and rear extensions. i.e. it must not project more than 8m ( detached dwellings) / 6m (Lined detached/semi-detached/ terrace dwellings) beyond the rear elevations The width of the proposed single storey side extension is no greater than half the width of the original dwelling house plus 1m for detached and semi-detached dwellings, In the case of an end terrace, the greater value is chosen of the following: Where the width of the side extension is no more than the width of the original dwelling, up to a maximum of 4m or; Where the width of the side extension is no greater than half the width of the original dwelling house, up to a maximum of half the width of the original dwelling house The length of the proposed single storey extension is no more than 8m for a detached property and 6m for all others from the rear wall of the original property If the proposal is within 2m of any boundary the extension does not exceed 4m in height, and any eave height shall not exceed 3m in height. If the proposal is more than 2m from any boundary the extension does not exceed 4.5m in height Any proposed side extension does not extend beyond a wall which fronts a highway or open space Local Development Order Complaint 6 Telford & Wrekin Council Householder Alteration Local Development Order

7 LDO Design Criteria Part 1 -First Floor and Two Storey Introduction Under the LDO process first floor/two storey rear & side extensions can be built as summarised below: A first floor/two storey rear extension can be erected up to half the length of the original house. A first floor/two storey side extension can be erected up to half of the width of the original house. Allow first floor/two storey wrap around extensions. Examples of two storey rear and side extensions Original dwelling 7

8 Flow Chart Part 1 - First Floor and Two Storey Rear & Side Extensions The dwelling has not been converted from Offices / Storage and Distribution Units / Shops / Amusement arcades / Agricultural units under the Town and Country Planning (General Permitted Development) Order The extension does not extend beyond the front wall of the house The highest part of the extension is no higher than the highest part of the rood of the existing dwelling No part of the proposed building encroaches upon or overhangs any neighbouring land or property The exterior materials and brick bonding used must be of a similar appearance to match those in the original dwelling house. Except only for the materials used in constructing a conservatory, due to the substantial glazing; any base brick should match that of the original dwelling. The eaves height of the extension is no higher than the eaves of the roof of the existing dwelling The extension does not include Balconies, Verandas, or Raised Platforms which are not permitted. The total area of ground covered by extensions (including previous extensions and other buildings within the property curtilage) is no greater than 50% of the total area of the curtilage, excluding the ground area of the original dwelling house. The proposal will not result in any alteration to the roof. The length of the prosed extension is no more than half the length of the original property There are no habitable room windows in the first floor side elevation The first floor extension shall be set back 1m from the front elevation, and the ridge height reduced accordingly to match the pitch of the original dwelling. The length of the proposed extension is no wider than half the width of the original property; On any side elevation that is less than 10m from any boundary, there are no first floor windows, dormer windows, or any velux windows less than 1.8m above floor level. There are no dormer windows in the side elevation roof plain. Any velux windows on a side elevation within 10m of any boundary installed less than 1.8m above floor level shall be obscurely glazed Any non-habitable room windows formed in the side elevation, within 10m of any boundary shall be permanently fitted with obscure glazing and opening light shall be top hung only. Any open window should sit within the boundary of the property and not overhand any boundary The roof pitch matches the main roof of the existing roof it will be attached to The ridge height is not higher than the highest part of the existing roof it will be attached to. If a side extension extends beyond the original rear elevation the proposal must meet criteria for both side and rear extensions i.e. the rear extension must sit within the zone of permitted development Any proposed side extension does not extend beyond a wall which fronts a highway or open space The proposed eaves height is not higher than the highest part of the existing roof it will be attached to. The proposal is not splayed or does not have a contrived design to fall within the zone of permitted development The extension is no closer than 7m to the rear boundary Local Development Order Complaint 8 Telford & Wrekin Council Householder Alteration Local Development Order

9 LDO Design Criteria Part 1 - Erection of a porch outside any external door of a house Introduction Under the LDO process porches can be built as summarised below: The dwelling has not been converted from Offices / Storage and Distribution Units / Shops / Amusement arcades / Agricultural units under the Town and Country Planning (General Permitted Development) Order The proposal does not fall within 1m of the boundary of the property The proposal does not exceed 4m 2 measured externally The proposal does not exceed 3m in height Local Development Order Complaint Part 1 - External Thermal Cladding Under the LDO process external thermal cladding to properties to improve the thermal efficiency is allowed: Before insulation The dwelling has not been converted from Offices / Storage and Distribution Units / Shops / Amusement arcades / Agricultural units under the Town and Country Planning (General Permitted Development) Order The external appearance of the cladding matches the materials of the existing building or within the immediate surrounding area Local Development Order Complaint After insulation 9

10 LDO Design Criteria Part 2 - Single Storey extensions to Converted dwellings The criteria listed below are for all dwellings that have been dwellings converted from Offices / Storage and Distribution Units/ Shops / Amusement arcades / Agricultural units. The General Permitted Development Order 2015 specifically excludes dwellings that have been converted under Part 3 of that Schedule; and therefore these dwellings cannot extend without planning permission. This LDO allows some small scale single storey extensions without the requirement for a planning application. Opportunities under the LDO process Allows for single storey side or rear extensions for building which have been converted into dwellings up to 3m in width or length. 10 Telford & Wrekin Council Householder Alteration Local Development Order

11 Flow Chart LDO Design Criteria Single Storey extensions to Converted dwellings The extension does not extend beyond the front wall of the house The highest part of the extension is no higher than the highest part of the rood of the existing dwelling The eaves height of the extension is no higher than the eaves of the roof of the existing dwelling The extension does not include Balconies, Verandas, or Raised Platforms which are not permitted. No part of the proposed building encroaches upon or overhangs any neighbouring land or property The exterior materials and brick bonding used must be of a similar appearance to match those in the original dwelling house. Except only for the materials used in constructing a conservatory, due to the substantial glazing; any base brick should match that of the original dwelling. The total area of ground covered by extensions (including previous extensions and other buildings within the property curtilage) is no greater than 50% of the total area of the curtilage, excluding the ground area of the original dwelling house. The proposal will not result in any alteration to the roof. The length of the proposed extension is no more than 3m from the rear wall of the original property The proposed eaves height does not exceed 3m in height within 2m of any boundary A single storey extension cannot be linked to a rear extension The proposed side extension is no more than 3m beyond the original side wall of the original dwelling The design, form and materials must match the design and form of the original unit, and shall not be substantially glazed this Order excludes conservatory extensions. Materials, windows including cill and headers, roof pitch, eave details must be the same as the host dwelling Local Development Order Complaint 11

12 LDO Design Criteria Part 3 - Dropping a Kerb from an unclassified road Planning permission is not normally required where a dropped kerb is being installed as part of a wider development; however if a dropped kerb is being installed solely on its own, planning permission is required. The LDO process allows for households to drop a kerb from an unclassified road where no other development is occurring. Highways permission must be sought before applying for the LDO The access is from an unclassified road and consent is obtained from the Local Highway Authority under S.184 Highways Act 1980 Visibility splays of the following are provided: (i) 35m x 2.4m on a 20 mph road (ii) 43m x 2.4m on a 30 mph road (iii) 56m x 2.4m on a 40 mph road (iv) 160m x 2.4m on a 50 mph road (v) 215m x 2.4m on a 60 mph road The gradient of the associated private driveway or hardstanding is no steeper than 1:12 Local Development Order Complaint 12 Telford & Wrekin Council Householder Alteration Local Development Order

13 Help and guidance For Part 1 Detached dwelling + single storey extensions Semi-Detached/terrace dwelling + single storey extensions All dwellings Two storey extensions All dwellings Extending an existing extension 13

14 Help and guidance For Part 1 45 Degree Code and definitions An imaginary line is drawn at a right angle from the nearest window of the neighbouring house that may be effected by the extensions. The window used must be the main source of light to the habitable room. Habitable rooms include living rooms, bedrooms, kitchens and conservatories but does not include rooms such as utility rooms, halls, bathrooms or landings. The new building work should not cross this 45 degree line. 45 Degree Code from habitable room 45 Degree Code from a habitable room within an existing extension Development allowed in this area (in accordance with LDO Flow Charts) No development in this area Walls forming a principal elevation, eave definition and overhanging boundaries 14 Telford & Wrekin Council Householder Alteration Local Development Order

15 Definitions Please Note a full list of definitions can be found on page 11, Schedule 4 Telford & Wrekin Council Householder Local Development Order degree line measured from centre of window Adjoining neighbours Article 1(5) land Balcony Certificate of Compliance Commencement Dwellinghouse Eaves Elevation Existing Front or front wall of the dwellinghouse Habitable Room Height this means the centre of the total extent of the window, not the nearest light/opening part. any property adjoining any boundary to the property where the house is to be extended, to the side or rear, including any property separated from it by pedestrian-only access. this is land within a National Park, the Broads, an area of outstanding natural beauty, an area designated as a conservation area, and land within World Heritage Sites. is a platform with a rail, balustrade or parapet projecting outside an upper storey of a building. A Juliet balcony, where there is no platform and therefore no external access would normally be permitted development and comply with the Order criteria. Means a written certificate issued by the Council confirming that the development meets the criteria as specified within this Order. The earliest point in time where a material operation in relation to the development has been carried out. Material operation includes the construction, demolition, digging of foundations etc, does not include buildings containing one or more flats or a single flat contained within a building. Note, however, that for the purposes of this guidance, the word house or dwelling is a dwellinghouse. the part of a roof that meets or overhangs the walls of a building. this is the term used to describe a side of the property on view, eg the front elevation is the side of the house that faces the nearest road. means a building as it existed immediately before any proposed permitted development (eg a house extension) is undertaken. The existing house will include previous development to the house, whether undertaken as permitted development or as development resulting from a planning permission from the local authority. that elevation which originally contained the front entrance door to the house lounge/ sitting room, dining room, and kitchen incorporating a dining area, study, bedroom. It does not include hallways, landings, kitchens where no dining area is incorporated, bathrooms, wc and utilities. references to height (for example, the heights of the eaves on a house extension) is the height measured from ground level. Ground level is the surface of the ground immediately adjacent to the building in question. Where ground level is not uniform (e.g. if the ground is sloping), then the ground level is the highest part of the surface of the ground next to the building. This will be the level of the natural ground and would not include any addition laid on top of the natural ground such as a patio. Informatives The informatives set out at Schedule 4 Linked Detached Locally Interest Building is where a property is physically linked to another property by a side garage or structure A building recognised for its local importance and contribution to the historic environment as identified and included on the List of Buildings of Local Interest (Local List) prepared by Telford & Wrekin Council. Matching Materials Original Where the structure has differing materials for example brick and render, it should match that of the host elevations; and where there are different windows types UPVC / Timber / Metal, the frames should match that which there are most of, or form part of a replacement for the whole property. means a building as it existed on 1 July 1948 where it was built before that date, and as it was built when built after that date. 15

16 Definitions PD or Permitted Development Principle Elevation Properties in a Conservation Area and its Identi Properties in World Heritage Site and its Identified Exclusion Zone Raised platform Ridge height Side elevation Veranda the extent to which properties may be changed without planning permission. In most cases, the principal elevation will be that part of the house which fronts (directly or at an angle) the main highway serving the house (the main highway will be the one that sets the post-code for the house concerned). It will usually contain the main architectural features such as main bay windows or a porch serving the main entrance to the house. Usually, but not exclusively, the principal elevation will be what is understood to be the front of the house. Means the land, properties and buildings located within the areas shown on the plans attached at Schedule 5 to this Order Means the land, properties and buildings located within the area shown on the plan attached at Schedule 5 to this Order is any platform with a height greater than 300 millimetres and will include roof terraces. Chimneys, firewalls, parapet walls and other protrusions above the main roof ridge line should not be taken into account when considering the ridge height of the original or existing house for the purpose of the LDO a side elevation is that on the side extremes of the house, rather than off an apex of the house. is a gallery, platform, or balcony, usually roofed and often partly enclosed, extending along the outside of a building at ground level. For more information visit: contact@ 16 Telford & Wrekin Council Householder Alteration Local Development Order