Permitted
Development Rights – PDRs
Conservation Area design guide
Sample newbuild Planning forms
Local Planning Authorities use their own 'branded' versions of standard government application forms:-
1/ Design & Access Statement
2/ Application for full Planning Permission
Guidance - How to complete this form
3/ Application form for Outline Planning Permission with all matters reserved.
Guidance - How to complete this form
4/ Application form for Outline Planning Permission with Some Matters Reserved.
Guidance - How to complete this form
5/ Application for approval of Reserved Matters following outline approval.
Guidance - How to complete this form
Samples courtesy Thanet district Council
Permitted
Development Rights – PDRs
PDRs give you the
right to enlarge your property up to a certain amount without needing to make
a planning application.
PDRs allow you to
add a surprising amount of space to a property without planning consent. You
can extend most properties by at least 3m to the rear over 2 storeys, and
build single storey side extensions.
You’re allowed to occupy the roof space and extend it by a generous 50 cubic metres, for example
with a large dormer window.
You can even construct
garages and outbuildings – all without PP.
You can construct a garage
for a dwelling where none exists, so long as it’s not built closer to the
highway than the existing house (unless there would be at least 20 metres
between it and the highway). The maximum permitted roof height is 4m (3m if the roof is flat).
Small porches are
permitted (up to 3m high and 3 sq m floor area) as long as there’s at least 2
m from the highway / boundary.
The main restriction
on PDRs is where they’ve already been used up – with existing additions or
outbuildings (built since 1948) that count against your ‘free allowance’.
Dormer windows that have been added will also eat into your PDR allowance.
They are also sometimes removed by a condition on a planning consent, and are
restricted in Conservation Areas and do not apply to Listed buildings.
Councils can even remove PDRs from a whole area by issuing an ‘Article 4
Direction’.
Boundaries & hedges
You can construct
boundary walls up to 1 m high where they adjoin a highway, and 2m elsewhere.
But you can grow deciduous hedges without any such restrictions. However
Councils can enforce legislation to restrict high evergreen boundary hedges,
such as leylandii, to a height of 2m.
Outbuildings
In most cases you
can construct additional outbuildings – sheds, summerhouses, garden offices
swimming pools, ponds and tennis courts – as long as they don’t cover more
than half the garden.
There’s a maximum
height limit is a generous 4m, or
2.5m within 2m of a boundary, and they can’t be built to the front of the
house, or be visible from the front.[check]
They must be for the
use and enjoyment of your home, but cannot be for sleeping accommodation,
because building a granny flat for example in the garden would be classed as
a separate dwelling. However, you can convert existing outbuildings for use
as sleeping accommodation (subject to compliance with Building Regs).
Design and Access Statement
Applications other than Outline applications, including applications for
Listed Building Consent
This form is intended to
help you put together your Design and Access Statement. It is based on the guidance in DCLG Circular
01/2006. The Circular also contains
further guidance on what may be required in the Statement.
If your application is an
application for planning permission (and not an outline application), please
complete sections 1 to 8. A separate
form is available for outline applications.
If your application is for
listed building consent, please complete sections 1, 4 to 6, 8 and 9.
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1.
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Response to context
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Please describe your
proposal, the design principles and concepts that have been applied, how
these have been derived from the characteristics of the site and its
surroundings, and how they have led to the physical characteristics of the
proposal, as set out in the following sections.
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2.
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Use
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Explain the
use or uses proposed, their distribution across the site, the appropriateness
of the accessibility to and between them, and their inter-relationship to
uses surrounding the site.
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3.
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Amount
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The amount of development is how much
development is proposed. For residential development, this means the number
of proposed units for residential use and for all other development, this
means the proposed floor space for each proposed use.
Explain and justify the amount of
development proposed for each use, how this will be distributed across the
site, how the proposal relates to the site’s surroundings, and what
consideration is being given to ensure that accessibility for users to and
between parts of the development is maximised. Where the application
specifies a range of floorspace for a particular use, the reasons for this
should be explained clearly in the design and access statement.
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4.
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Layout
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The layout is the way in which
buildings, routes and open spaces (both private and public) are provided,
placed and orientated in relation to each other and buildings and spaces
surrounding the development.
Explain and justify the proposed
layout in terms of the relationship between buildings and public and private
spaces within and around the site, and how these relationships will help to
create safe, vibrant and successful places.
Demonstrate how crime prevention measures
have been considered in the design of the proposal and how the design
reflects the attributes of safe, sustainable places set out in Safer
Places- the Planning System and Crime Prevention (ODPM/Home Office,
2003).
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5.
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Scale
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Scale is the height, width and length
of a building or buildings in relation to its surroundings.
Explain and
justify the scale of buildings proposed, including why particular heights
have been settled upon, and how these relate to the site’s surroundings and
the relevant skyline. Also explain
and justify the size of building parts, particularly entrances and facades
with regard to how they will relate to the human scale.
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6.
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Landscaping
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Landscaping is the treatment of
private and public spaces to enhance or protect the amenities of the site and
the area in which it is situated through hard and soft landscaping measures.
Statements should also explain how landscaping will be maintained.
Explain and justify the proposed
landscaping scheme, explaining the purpose of landscaping private and public
spaces and its relationship to the surrounding area. Where possible, a
schedule of planting and proposed hard landscaping materials to be used is
recommended.
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7.
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Appearance
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Appearance is the aspect of a place
or building that determines the visual impression it makes, including the
external built form of the development, its architecture, materials,
decoration, lighting, colour and texture.
Explain and justify the appearance of
the place or buildings proposed including how this will relate to the
appearance and character of the development’s surroundings.
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8.
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Access to the development
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Explain how access arrangements will
ensure that all users will have equal and convenient access to buildings and
spaces and the public transport network. Address the need for flexibility of
the development and how it may adapt to changing needs.
Explain the policy adopted in
relation to access and how relevant policies in local development documents
have been taken into account. Provide information on any consultation
undertaken in relation to issues of access and how the outcome of this
consultation has informed the development proposals.
Access for the emergency services should also be
explained where relevant.
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9.
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Additional information required in respect of
applications for Listed Building Consent
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Include a brief
explanation of how the design has taken account of paragraph 3.5 of PPG15
(Planning and the Historic Environment), and in particular:
- the historic and special
architectural importance of the building.
- the particular physical
features of the building that justify its designation as a listed
building.
- the building’s setting.
Explain and justify the approach to ensuring that the listed
building preserves or enhances its special historic and architectural
importance.
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