department is the first port of call for many people before
carrying out any work.
Do not assume your
project is too small to require planning consent.
Always check- it
only takes a phone call,
Forest of Dean
District Council tel 01594 812340
County Council tel 01633 644644
Council tel 01633 656656
Borough Council tel 01633 648101
Ask for Planning
Planning Officer and Building Inspector?
General Issues to Bear in Mind
If you are thinking of
alterations or extensions I suggest you talk to your neighbours and
explain what you are thinking of doing. Apart from being polite it can
avoid objections if you proceed with a planning application. This is
especially the case the nearer you go to your neighbours boundary. My
home is my castle and I will defend it till the end. Be very wary.
If you intend to build a
two storey extension near the boundary then the scaffolding which is
about 4’-0” wide will have to go all the way around even on your
neighbours property. You will need their permission.
Do not even think of
trying to build something without Planning permission. Even if the site
is off the beacon track, rest assured someone will notify the council.
There is no such thing as
‘just a garage’ or ‘only a conservatory’. These are dealt with in the
same way as any extension to the property. Adverts by Conservatory
suppliers that suggest planning permission ‘may not be required’ are
relying on the possibility that the volume of the conservatory may fall
within the permitted limits for domestic buildings. There is more to
this than simple limits. If you feel that the conservatory and or
extension is permitted then you must get written confirmation from the
council that Planning permission is not required. Your solicitor will
ask for this document when it comes to sell in the future.
Many new homes have their
permitted development rights removed so that any extension within the
future can be strictly controlled by the authority. So if you wish to
convert your attached garage into a dining room and believe it is
permitted development then first check with the council to see if your
permitted development rights are in place. This is especially the case
in Barn Conversions.
Commercial properties such
as shops, offices guest houses, farms have no permitted development
rights. This means any little building works such as a Porch will
require Planning Permission.
Altering an existing
access or making a new one to a road or lane whether it be for
pedestrian or vehicular will require Planning permission. The planning
officer will go forward on the recommendation of the Highways Officer.
If your property is within
a Conservation Area or an Area of Outstanding Natural Beauty then
tighter restrictions will be implied.
If your property is listed
any alterations will require Listed Building Consent in addition to
Planning approval. Do not forget if your house is listed then all your
outbuilding are automatically listed to. Penalties for none co-operation
and are heavy.
If in any doubt
telephone the Planning Department and get their advice or even pop along
to their One Stop Shop which they hold weekly so you can discuss your
proposal over the desk with sketches and/or photos.
If in doubt contact
Maison Design to clear
the path for you.
So you have your Planning Permission what
So all the hard
work is done you have got your planning permission- now what?
usually Approved WITH CONDITIONS. Sit down with a cup of tea and take
time to read the conditions carefully. If you fail to comply with these
conditions then the council will penalise you heavily. It will hold up
the building process and you will be out of pocket. It is not worth it
believe you me.
I often have
planning permission granted with condition;
that an Archaeologist will
conduct a Watching brief on the excavation.
That samples of roof and
brick materials are submitted to and approved prior to work commences on
That window and door
detail is approved prior to work commencing on site.
Landscaping scheme to be
submitted and approved before work commences on site.
Just remember that
if you do not comply with the conditions then your Planning Permission
may be Invalid!!!!
Please be aware
that when the Building Control Officer checks the construction work on
site the planning officer will be told of any revisions and /or
deviations from the original Planning drawings and if different in any
way may require a new planning application. So if the builder is on site
and continues with the work so be it on your head. You will have the
authorities Enforcement Officer breathing down your neck. He is always
polite but persistent.
So if you wish to
make any amendments notify the planning officer and get written
Normally a Building
Regulation application can be submitted but usually this will run in
tandem to the planning application.
If in doubt seek an
Contact Maison Design.