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Q&As
Should I apply for planning permission for a bungalow extension in green belt?
Hi,
We’re nearing completion on a purchase of a bungalow. The bungalow is in green belt (is Green Belt considered a designated area?). The owners applied for and were granted planning permission for a single storey extension. Although it has since expired as no footing were laid. I think they did this to be on the “safe side” as the extension is only 35m2 and therefore does not extend beyond (current) PD rights.
The property has a 15m2 conservatory (with separate planning) and a small 9m2 extension. Both built withing the last 10 years. According to the plans, the extension will replace the conservatory and existing extension, therefore we will only gain an additional 11m2 and loose a lovely conservatory.
There is a lot of talk of PD, but I am happy to forget the PD and go for old fashioned planning permission, creating an extension with a 1st floor and keeping the conservatory. From what I can glean from various Council papers, raising the ridge height in Green Belt is a big no no, however, I can create enough head room for a 1st floor by lowering the ground floor by 800mm.
Am I correct in forgetting PD and applying for full PP in an attempt to get what we want?
Many thanks
Answers
Green Belt is a planning designation which, perhaps surprisingly, does not restrict permitted development rights. In your case, the expired planning permission would have been granted prior to the new ‘larger extension’ permitted development rights coming into effect (in May 2013).
Fundamentally, you have a choice between configuring an extension that takes advantage of permitted development and making a planning application. If your preferred scheme doesn’t fit the permitted development criteria, then you should check the council’s green belt extension policy. Most such policies impose a restriction on the amount of extension permitted. Some councils in Green Belt (several in Surrey, for example) also have a ‘small dwelling’ policy where they seek to retain small dwellings and won’t allow extension of houses that are below a certain floor area.
Provided your scheme meets your council’s extension policy criteria, then by all means make a planning application. As you say, raising the ridge height tends to be frowned upon, but there’s no hard and fast rule to say you can’t. Lowering the floor slab level is generally less contentious in Green Belt. Even if you are making a planning application, it’s worthwhile examining what you actually achieve via the permitted development route, as this could be used in any negotiations as a so-called ‘fallback’ position, potentially boosting your chances of success with a full application for your preferred design.
Mike Dade, Build It expert and planning consultant at Speer & Dade
