Planning Advice

Whether you need planning permission depends on several factors including property type, location, and the size of your proposed extension. Many single-storey rear extensions up to 4m (or 3m for attached houses) may fall under permitted development rights, not requiring formal planning permission. However, if your property is in a conservation area, is listed, has had its permitted development rights removed through an Article 4 Direction, or if the extension exceeds height or size limitations, planning permission will be required. Check the Planning Portal's interactive house guide or contact your local authority (Bath & North East Somerset Council or Bristol City Council) for specific advice on your property.

Standard planning applications typically take 8 weeks for a decision from the local authority. However, applications for listed buildings or in conservation areas may take up to 13 weeks. After submission, there is a consultation period where neighbors and other interested parties can comment. If your application is complex or receives objections, it may take longer. Building regulations approval is a separate process that typically takes 5-8 weeks. It's advisable to factor these timelines into your project schedule and start the process well in advance of when you hope to begin building work.

Planning permission and building regulations serve different purposes and are administered separately. Planning permission relates to how a building looks, its impact on surroundings, and whether the proposed development is appropriate for the area - it focuses on the appearance, size, and land use. Building regulations, on the other hand, ensure that buildings meet health, safety, welfare, convenience, and sustainability standards. They cover technical aspects like structural integrity, fire safety, ventilation, energy efficiency, and accessibility. Most building projects need to comply with building regulations even if they don't require planning permission. The two approval processes are handled separately, often by different departments within the same local authority.

To check if your property is listed, you can search the National Heritage List for England on the Historic England website. Enter your address or postcode to find listed buildings in your area. For conservation areas, check your local authority's website - both Bath & North East Somerset and Bristol City Council maintain maps of their conservation areas online. In Bath, approximately 6,000 buildings are listed and much of the central area falls within the Bath Conservation Area. In Bristol, there are over 30 conservation areas including Clifton, Redland, and parts of the harbourside. If you're unsure, contact your local planning department who can confirm your property's status and advise on any special considerations that might apply.

Building without required permissions can have serious consequences. If you proceed without necessary planning permission, the local authority can issue an enforcement notice requiring you to remove the unauthorized work and restore the property to its previous condition. For work without building regulations approval, you may be forced to alter or remove non-compliant elements, potentially at significant cost. Additionally, when selling your property, you'll need to declare any work that doesn't have the required approvals, which can significantly reduce your property's value or complicate the sale. For listed buildings, unauthorized alterations can lead to criminal prosecution with unlimited fines or even imprisonment in serious cases. It's always advisable to secure all necessary permissions before starting any building work.