When is planning permission needed for extensions and outbuildings?

A major drawback of running a business from home is the precious domestic space that your enterprise will take up. Whether it be converting a bedroom to office space, using your garage for storage of products, or having a workshop in an outbuilding, your business has the potential to eat into your domestic space at the expense of your home life.

A solution is to extend your home or to find other ways of accommodating your business in your home. However, developing your home to accommodate your business may require planning permission.  This blog advises you on when your home alterations are likely to trigger the need for planning permission.

Do I need planning permission to work from home?
In my previous blog I provided an overview of the UK planning system.  I explained that if your home business is classed as a "development" an application for planning permission may need to be made to your local Council.

"Development" includes carrying out physical building work or the making of a "material change of use" to your property.  I previously clarified what a "material change of use" means with respect to working from your home. In this blog I will deal with physical building work and will explain the instances when planning permission will be needed for this work.

How do I find out whether I need planning permission?
Your building work will fall within one of three scenarios:
- it will require planning permission
- it will not require planning permission
- it will not require planning permission subject to complying with the "Larger home extensions: neighbour consultation scheme" (more on this later).

With respect to the first two scenarios, under planning legislation a range of minor "developments" are granted an automatic planning permission, and therefore a planning application does not need to be made. Such developments are known as "permitted development".

A useful tool for finding out whether your building work needs planning permission is the Planning Portal's interactive house.  The interactive house is an easy to use web-tool that provides guidance on the consents you will need for common domestic building projects, such as house extensions, loft conversions, outbuildings and garage conversions.

I live in a Listed Building, does this matter?
Take particular care in Conservation Areas and with Listed Buildings. Different rules may apply that limit or remove your Permitted Development Rights. If either of these applies to you property always check with your Council's Conservation Officer before undertaking building work.

How do I proceed if Planning Permission is not required?
Where planning permission is not required, whilst no further action is required with respect to Planning, if you would like peace of mind that you have interpreted the regulations correctly, it is recommended that you apply to your Council for a “Lawful Development Certificate”.  This will provide legal confirmation that your building work does not require planning permission. This is a particularly useful document to have if you ever decide to sell your home.

How do I proceed if planning permission is required?
Where planning permission is required, you are required to submit a planning application. Planning application forms can be downloaded from your Council's website or you can apply online via the Planning Portal website.  It can take up to 8 weeks for your Council to determine your application.

Be aware that your neighbours will be consulted by the Council on your planning application, so try to get your neighbours on board before submitting the application.

Will planning permission be granted?
In considering whether planning permission should be granted, your Council will assess the "local amenity" impact of your development.  The Council will consider such issues as whether the development would have an overbearing impact on your neighbour's property or whether it would reduce light to your neighbour's property to an unacceptable degree.

Most planning applications (around 85% to 90%, depending on the Council) are granted planning permission.

So do I need planning permission or not?
So what does this all mean in practice?  I review typical scenarios below.

Do I need planning permission for a shed that will become my workshop or office?
Outbuildings, such as sheds are considered to be "permitted development" (i.e. not requiring planning permission, provided that certain Conditions are met.  These Conditions are listed within the Planning Portal's Outbuildings Mini Guide.

The key condition is that to be permitted development the outbuilding must not itself be separate, self contained, living accommodation, and must not have a microwave antenna.

Do I need planning permission to convert my garage to office space?  
Planning permission is not usually required, providing the work to convert the garage is internal and does not involve enlarging the building.

However, in certain cases "permitted development" rights will have been removed from a property with regard to garage conversions.  You should check with your Council Planning Department before proceeding with a garage conversion, particularly if you live on a new housing development or in a conservation area.

Where work is proposed to a listed building, listed building consent may be required.

Do I need planning permission for a loft conversion?
Loft conversions do not usually require planning permission.  However, this is subject to a number of exclusions and conditions.  For example, any dormer windows installed facing the public highway, will require planning permission.

Do I need planning permission to extend my home to accommodate additional rooms?
The most common type of house extension is the extension to the rear.  You can build a single storey rear extension of up to 3 metres outwards from the rear of your house if it is attached (i.e. terraced or semi-detached), and 4 metres in the case of detached properties.  This allowance is subject to caveats, including the requirement that your extension should not exceed 50% of the total area of land around your property.

For further information on rear extensions, and also side and front extensions, check out the Planning Portal's common projects mini guides.

What is the Larger home extensions: neighbour consultation scheme?
Earlier, I mentioned the "Larger home extensions: neighbour consultation scheme" earlier.  This is a new initiative that allows home owners to build larger extensions without the need for planning permission.

For a period of three years, between 30 May 2013 and 30 May 2016, householders are able to build larger single-storey rear extensions under "permitted development". The scheme doubles the size limits of rear extensions from 4 metres to 8 metres for detached houses, and from 3 metres to 6 metres for all other houses.

However, these new larger extensions (i.e. if they extend between 4 and 8 metres, or between 3 and 6 metres) must go through a process that involves a consultation with your neighbours.

You will need to notify your local Council of your intention to take advantage of the extended "permitted development" rights allowed by the scheme.  Your Council will then "serve a notice" on your adjoining neighbours. The notice will include your address details, and a description of your proposed development.

Your neighbours will be given 21 days to make objections, and your Council will have up to 42 days to determine the application.  If any adjoining neighbour raises an objection within the 21-day period, your Council will take this into account and make a decision about whether the "amenity" impact of your development on your neighbours is acceptable. 

The development can go ahead if your Council notifies you that either: 

a. no objections were received from adjoining neighbours and it has not been necessary to consider the impact on amenity, or 

b. that following consideration, it has decided that the effect on the amenity of adjoining properties is acceptable. 

If your Council does not notify you of its decision within the 42-day determination period, the development may go ahead. 

A key feature of the "Larger home extensions: neighbour consultation scheme" is your neighbours' involvement in the process.  Your neighbours have a major sway over whether or not your development can go ahead.  If a neighbour is unhappy with your proposal there is a good chance that the Council will side with them and conclude that the development would have an unacceptable amenity impact.  It is therefore in your interest to speak with your neighbours, and to address any concerns that they may have, before making an application.

For further information on the "Larger home extensions: neighbour consultation scheme", check out the Planning Portal's Guidance Note.

How do I get my plans drawn up?
Accurate architectural drawings are needed to enable the Council to process your planning application (or Lawful Development Certificate application) and to help you to check on the progress of the building work.

A good starting place for finding a good local architect or draughtsman is to speak to your Council's Building Control Team.  Most Councils will have a list of "partner agents", who will invariably be among the best agents in your local area.

Your architect or draughtsman will usually be happy to submit your planning application on your behalf. They will also be able to ensure that your building work complies with the Building Regulations (I explain the Building Regulations later).

Where can I get Further Planning Advice?
Your local Council can advise you further on whether your building work will require planning permission.  If your building work does require planning permission your Council should also be able to advise whether planning permission is likely to be granted.

What about the Building Regulations?
People are often unaware that Building Regulations approval will often be needed in for building work in the home. You should note that the grant of a planning permission does not remove the need to secure Building Regulations approval.

What are the Building Regulations?
Whereas as the Planning process is designed to look after your neighbours' interests (e.g. to prevent ugly looking development, or to prevent development that will unacceptably reduce light into your neighbours' properties etc), the Building Regulations process is very much about looking after your interests (e.g. ensuring that the development is structurally sound, watertight, or that you can get out safely in case of a fire etc).  In basic terms, the Planning process looks at external issues whilst the Building Regulations considers internal issues of a development.

Should I use my Local Authority Building Control or an Approved Inspector?
The Building Regulations process is unusual in that you have the choice of using your Local Authority Building Control (LABC) Service or of using a private "Approved Inspector" to secure Building Regulations approval.

House-Saver would recommend sticking with your local Council's Building Control Service (LABC).  Local Authority Building Control Officers are highly regarded in the industry and their advice and guidance can save you time and money.  Also, by using your Council's Building Control Service, you can be sure that the advice you receive is independent, plus you will have the peace of mind in the knowledge that you Council will still be around to assist you if problems occur with your building work in the future.

David
www.house-saver.co.uk

Do I need Planning Permission to work from home?

Do I need planning permission to work from home?
The value of working from home is in largely in its simplicity.  You don't need to find separate business premises.  You don't need to commute.  And sometimes you don't even have to get out of your pyjamas to go to work. However, one thing you will need to do is consider whether you will need planning permission.

What is planning permission?
The Town and Country Planning Act 1947 nationalised the right to develop land.  So even if you own your home outright, you may still need permission from the Government to develop it.  Planning powers are vested in local Government, so if your proposal is classed as a "development" an application for planning permission will need to be made to your local Council.

"Development" includes carrying out physical building work or the making of a "material change of use" to your property.

I will deal with physical building work in my next blog.  In this blog I will be explaining what a "material change of use" means with respect to working from your home.

What is a "material change of use" to my home?
A material change of use to your home will occur if the way in which your home is being used, as judged by your Local Council Planning Department, is no longer primarily as a home.

If you answer ‘yes’ to any of the following you will probably have materially changed the use of your home to a business premises and planning permission will be needed:

• Will your business result in a marked rise in traffic or people visiting the home?
• Will your business involve any activities not typically found in a residential area?
• Will your business disturb your neighbours or create other forms of nuisance such as noise or smells?

So what does this mean in practice?  Give me some typical scenarios?
A child-minding business
If you look after a couple of kids throughout the week then you will not require planning permission to run your child minding business from home.  However, if your childminding business involves looking after lots of kids, then planning permission is likely to be required.  Just think of the poor neighbours!

Many Councils have a threshold number of kids that can be looked after, beyond which, planning permission will be required. This threshold is typically set at around 6 kids.  However the threshold will be different from Council to Council.

Running a consultancy business
You will not need planning permission if you have converted a bedroom to an office and occasionally use your dining room table for meetings with clients.  However, you will probably need planning permission if you employ staff who then start working from your home or if you are getting visits from clients throughout the day.

lodgers vs lodgings
You do not need permission to let a couple of your rooms to lodgers.  However, to divide up your house into separate self-contained flats or bedsits will require planning permission

Other Common Examples
To physically divide off part of your home for commercial use (e.g. a workshop) will normally require planning permission.

To install a parking place for a commercial vehicle at your home needs planning permission.  However this rule is "under-enforced" by most Councils, i.e. they will usually turn a blind eye to it.

I think my home business should have had planning permission - what should I do now?
If you are already operating a business from your home, and think that the business has become the primary use of your home, and planning permission has not been obtained, do not fear.  You can still apply for retrospective planning permission.  If your business has been operating in this way, and the Council has not received any complaints from your neighbours, the chances are that the Council will find your business to be acceptable too.

To 'regularise' your business, 'simply' submit a planning application.  Planning application forms can be downloaded from your local Council's website or you can apply online via the Planning Portal website.

I say 'simply', but too be honest applying for planning permission involves alot of paperwork, plus it can take up to 8 weeks for you to receive your decision.  Be aware that your neighbours will be consulted by the Council on your planning application, so try to get them on board before submitting the application.

Where can I get Further Advice?
Your local Council can advise you whether your home business will require planning permission.  If your proposal does require planning permission your Council should also be able to advise whether planning permission is likely to be granted.  In considering whether planning permission should be granted, your local Council will assess the "local amenity" impact of your business, i.e will it be a nuisance for your neighbours.

If you think your business does not need planning permission, but want peace of mind, you can apply to your Council for a "Certificate of Lawful Use" for your activity.  This will provide legal confirmation that you home business has not resulted in a material change of use, and that your home is still defined as a home by your Council Planning Department.

What about Building Regulations?
A common misconception is that Building Regulations approval is only required for extensions and other major building work.  This is not the case.  Removing internal walls and other internal alternations to accommodate your home business needs may require Building Regulations approval. Speak to your Council's Building Control Team for further advice.

Summary
You do not usually need planning permission to work from home. However, the test is whether the overall character of your home will change as a result of the business.  If your home still functions primarily as a home you should be fine.

David
www.House-Saver.co.uk

Biomass Boilers

UK energy prices are very topical at the moment.  Independent experts expect further above inflation rises in energy prices this winter.  If you don't trust the politicians to sort it out the problem then a biomass boiler could be for you. Biomass boilers offer a potential way to reduce your reliance on big energy companies and of keeping a lid on your energy bills.

How do biomass boilers work?
Biomass boilers can be used in place of a standard gas or oil boiler to provide hot water and heating in your home. Biomass boilers work by burning the wood fuel and then storing the heated water produced, which then feeds into the central heating as required.

"Biomass" refers to living or recently living material such as logs, wood pellets or wood chips.  Some biomass boiler types are fuelled by logs but they are more typically fuelled by wood pellets.

How much energy will a biomass boiler generate?
A domestic biomass boiler generates around 15kW of energy.  This is easily enough energy to heat the water and provide central heating throughout a large home.

What are the advantages of biomass boilers?
A biomass boiler is an ideal technology if you do not have access to mains gas.  A biomass boiler can save you nearly £600 a year compared to electric heating.

Are there any constraints?
The main constraint is space.  Wood and wood pellets are cheaper if bought in bulk. However, you will need space to store the material.   Biomass boilers are typically larger than traditional boilers, so will also require more space.

Whist they may save you money on your energy bills, a good biomass boiler is much more expensive to buy than a conventional boiler.

The market for wood fuel is still in its infancy.  The cost and quality of wood and wood pellets can fluctuate greatly.

Biomass boilers need to be manually feed, log burning boilers in particular will require regular 'topping up'.

What consents will I need before fitting a biomass boiler?
Planning permission is not normally needed when installing a biomass boiler in a house if the work is all internal.

Biomass Boilers will have to comply with the Building Regulations.  Your installer should take into account factors such as ventilation, noise and general safety. The installer should be suitably qualified, preferably one who belongs to either the Microgeneration Certification Scheme or a relevant Competent Person Scheme.

How much does a biomass boiler cost?
Biomass boilers are more expensive than traditional boilers. Expect to pay around £10,000 to £12,000 for a good quality, automatic, wood pellet burning biomass boiler.  This price includes installation. Manually fed log boiler systems will usually be cheaper.

Are there any grants or other funding support available to help pay for a biomass boiler?
The Green Deal scheme may be able to help you pay for the upfront costs of the installation through Green Deal financing.  The installation costs will then be paid back over time, with interest, through your electricity bill.

Your new biomass boiler could earn you money under the Government's Renewable Heat Incentive scheme.

Summary
• If you do not have access to mains gas and have sufficient space, it is worth considering a biomass boiler.
• You could earn money from your new boiler through the Renewable Heat Incentive scheme.

Further Information
The Energy Saving Trust website provides advice on finding an installer to meet your requirements.  The Energy Saving Trust recommends that a biomass boiler is installed by an MCS (The Microgeneration Certification Scheme) certified installer.


David
www.house-saver.co.uk

Wood burning stoves with back boilers

Wood burning stoves cover a range of technologies, from old fashioned pot belly wood stoves through to state-of-the-art wood pellet burning stoves.   

This Blog focuses on stoves with back boilers, which provide heating and hot water to the home.  Are these systems just a fashionable new technology to show-off to your friends?  Or do they really stack up as a cost effective way of providing energy for your home? What are the pros and cons of the different types?  This Blog helps answer these questions.

How do wood burning stoves with back boilers work?
Wood burning stoves burn logs, wood pellets or wood chips to power central heating and hot water boilers.

The back boiler works in the same way as the traditional back boiler connected to an open fire.

Wood burners typically burn logs, but more sophisticated versions burn wood pellets and will usually feature automatic ignition and pellet feeding systems.

How much energy will a wood burning stove with back boiler generate?
Depending on type of system installed, wood burning stoves with back boilers can be used in support of your existing heating system or, in many cases, to fully power your heating and hot water.  The typical system can generate 10 - 15kW of energy, which is more than enough to provide hot water and heating throughout your home.

Log burners Vs pellet burners

The advantages of log burners:

• Log burning stoves provide a great way to dispose of (and recover energy from) surplus wood and timber.
• If you are lucky enough to have your own wood source you could become self-sufficient in providing heating and hot water to your home.
• Log burners require less maintenance than the more complicated pellet burners.
• Log burners tend to be less expensive than pellet burners. 
• Log burners can provide that special cosy feeling inside, just like the traditional open log fire.
• Contemporary ceramic wood burning stoves can provide an attractive feature in a living room.

The advantages of pellet burners:

• They are more efficient as the wood fuel is drier and denser.
• Wood-pellet stoves provide for greater convenience and control than a log burner, with the majority of pellet burners featuring automatic ignition.
• Pellet burners offer greater control over the temperature of the room in which the stove is situated.
• Pellets are denser than logs, which makes them easier to transport and reduces the amount of storage space needed.
• Pellet burners need to be topped up less often than log burners as they are denser and will usually have an integral hopper.
• Pellet burners are cleaner, produce less ash and are generally easier to look after than log burners.

Are there any constraints with wood burning stoves?

• You will need space to store the wood, logs or pellets.
• The market for wood fuel is still in its infancy in the UK.  The cost and quality of wood fuel can fluctuate greatly.
• Stoves need to be manually fed, log burners in particular will require regular 'topping up'.
• You will either need to upgrade your existing chimney for fume extraction or install a separate flue
• The chimney / flue will require regular cleaning.
• If you are using your own wood source, the wood will need to be "seasoned".  This means it needs to be stored to dry it out (Freshly cut trees have a high moisture content which makes them less suitable as a wood fuel).

What consents will I need before fitting a wood-fuelled heating system?
Planning permission is not normally needed when installing a wood-fuelled heating system in a house if the work is all internal. 

If the installation requires a flue outside it will not need planning permission if the conditions outlined below are met:

• Flues on the rear or side elevation of the building are allowed to a maximum of one metre above the highest part of the roof.
• If the building is listed or in a designated area it is advisable to check with your local planning authority before a flue is fitted. Listed Building Consent is also likely to be needed for internal alterations.
• In a conservation area or in a World Heritage site the flue should not be fitted on the principal or side elevation if it would be visible from a highway.

Wood burning stoves will have to comply with the Building Regulations.  Your installer should take into account factors such as ventilation, noise and general safety. The installer should be suitably qualified, preferably one who belongs to either the Microgeneration Certification Scheme or a relevant Competent Person Scheme.

How much does a wood burning stove with back boiler cost?
Expect to pay upwards of £4,000 for a good quality, pellet burning wood burner with back boiler. This typical cost includes installation and the cost of basic upgrades required to your existing chimney or the cost of installing a flue.

Wood pellets will cost up to £200 per tonne.  Expect to burn at least 10 tonnes of pellets a year.

For log burners, the price of logs fluctuates widely, but you may be in the fortunate position of being able to source your wood fuel for free.

Wood burners are viewed by many energy analysts as a smart long term investment.  Using local wood fuel to heat your home will reduce your reliance on oil, gas and electricity, prices of which are projected to continue to rise over the coming years.

Are there any grants or other funding support available to help pay for wood burning stoves with back boilers?
The Green Deal scheme may be able to help you pay for the upfront costs of the installation through Green Deal financing.  The installation costs will then be paid back over time, with interest,  through your electricity bill.

Your wood burning stove with back boiler could earn you money under the Government's Renewable Heat Incentive scheme.

Summary

• If you have a reliable, local log, wood chip or wood pellet supplier, or even better, if you have you own wood supply and space where the wood can be dried out, then a wood burning stove with back boiler could dramatically reduce your energy bills.
• Your wood burning stove with back boiler could earn you money through the Renewable Heat Incentive scheme.
• A top tip from the Energy Saving Trust website is that a wood burning stove with back boiler and solar heating are a great combination as the stove can heat your home and provide hot water in winter and the solar can heat your hot water in the summer when no central heating is required.

David
www.house-saver.co.uk