shed permitted planning

Glaucus

Glaucus

Glaucus

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anyone know the rules better, looked on the planning permission website and it seems to say no more than half the size of the original house plot size and if within 2 meters of a boundary no higher than 2.4 meters and that appears to be it?

I'm not sure if this is a converted flat or original. But the garden is split in half for the two flats, the one boxed in red is the one im looking at. could I literally build a shed half the size of the garden and not need planning permission? it's very roughly 6x6m, meaning legally could put a 6x3 shed up?

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Long term lurker but only recently signed up to the forum as just got back into the PC world.

As a planning enforcement officer I can help you with this. Firstly if you live in a flat rather than a house you will need planning permission from your local authority. The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) allows (amongst other things) home owner to erect outbuildings in their garden but it is limited to houses not flats which can cause problems for people. I can explain more for you (or anyone else interested) if you live in a house rather than a flat but if you do live in a flat you will need to approach your local authority for express permission.

Also the above legislation does not apply to Scotland who have their own legislation.

P.S. Happy to help as I see it as paying back to the community for my PC questions.
 
that's annoying, it probably changes region to region, but is planning permission difficult, or is it likely to be accepted?
if I phone/email my local office are they likely to tell me what my chances are without submitting a full plan?
 
THe Town and COuntry Planning (General Permitted Development) (England) Order 2015 (GPDO for short) is for all regions within England and Wales so should be applied accordingly. Whether what you want to erect will be granted planning permission by your authority will depend on the outbuilding and the plot of land and then appraised against local and national policies. They might offer what is sometimes known as pre planning advice.

Whether your local authority will answer your does depend somewhat on what they are like, for example the local authority that I work for has in the past ten years been much more restrictive in what services it provides without you paying for it, tightening the purse strings. Your best bet is to email them and ask for all the relevant policies for the land that you own. You can then read those policies which should be in your local authorities local plan. You will also need to look at the National Planning Policy Framework (NPPF for short) the NPPF is the government guidance on planning. Your local development plan is always the first port of call however depending on how recent it is and how well written it is will depend on how compiant with the NPPF it is. There might also be supplementary planning policies for your local authority all those will probably be less relevant to a simple outbuilding.
 
Whilst I wouldn't recommend it you could erect the building without permission, if no one reports it to your local authority then they are non the wiser. If you get a letter from your local authority enforcement team or a knock on the door you may be required to demolish it.

It is not an offence to carry out development without planning permission however if you do so you will need to accept the consequences should you be "found out".

If you take this action document the final construction as operatioanl development (things you build) become immune from enforcement action after a period of four years. What this means is if I were to knock on your door about your shed and you show me photographs or other evidence that shows that is was probably erected and complete more than four years ago then the Council cannot require the demolition of the shed.

Again, not recommending this course of action but providing you with knowledge.
 
thanks, rather annoying, was hoping it would fall under permitted development. As I don't own it yet, and its kind of a deal breaker on wether to make an offer or not. I shall contact them and see if they can give me any guidance.
 
Glaucus said:
thanks, rather annoying, was hoping it would fall under permitted development. As I don't own it yet, and its kind of a deal breaker on wether to make an offer or not. I shall contact them and see if they can give me any guidance.
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Yes it is a frustrating situation as the layman will not often appreciate that the rules that allow me as a house owner don't apply to owners of flats.

Obviously not knowing what local authority it is I cannot be certain that permission would be granted but assuming your not Green Belt or some other restrictive area and the shed is modest compared with the land and house size you shouldn't be overly concerned.
 
Looks like they have pre advice:

https://www.bristol.gov.uk/planning-and-building-regulations/make-a-pre-application-enquiry

However looking at the fee schedule it seems to be aimed at larger development rather than home owners.

Email them here:

[email protected]

And ask for all the relevant policies for the land you are interested in and links to those policies as well.

Or I have just found there interactive map:

http://maps.bristol.gov.uk/policies/

Use this and find the land you are interested in, you should then be able to highlight the land and it should display the relevant policies. You can then read the policies here:

https://www.bristol.gov.uk/planning-and-building-regulations/local-plan

If you can find the polciies and list them here I will see if I have the time to have a look for you.
 
Okay, our system, which is similar, would not normally say there are no restraints, I suspect though having just clicked on random urban areas that where ours would say "urban area" policy theres does not. WOuld you consider the land you are interested to be in an urban area?
 
Looking at the policies and based on your map search not raising any limiting policies it would suggest that as long as your she or outbuilding is of good design, is proportionate to the hosue nad land size and has no negative impact on the amenity of neighbouring properties then I would expect it to be looked upon favourably by the local authority.

PLease bear in mind this is limited to the information in the thread and given without prejudice to any decision made by your local authority.

Also apologies for the random capitals, grammar and spelling, I am writing this while I work.
 
There is no way that it would be rejected, i would clear it with the neighbours verbally before submitting out of courtesy.
 
Its in your average ~1970s housing estate but on the edge of the city so estate backs on to fields.

I've sent them an email so hopefully they'll get back to me early next week.
 
Jez said:
There is no way that it would be rejected, i would clear it with the neighbours verbally before submitting out of courtesy.
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Basedon the information provided and prresuming that the design is not unusual, that it is not disproportionate to the dwelling and land then yes it is unlikely to be refused. Talking to the neighbours would indeed be courteous but not required.
 
Glaucus said:
Its in your average ~1970s housing estate but on the edge of the city so estate backs on to fields.

I've sent them an email so hopefully they'll get back to me early next week.
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Cool, you might find that the land is on the boundary of the "urban area" so in luck. Where I work we have a lot of Green Belt land which can make new outbuildings difficult to justify. In an urban area it often limited to design and scale, general policies that apply.
 
Glaucus said:
is there any guidline to disproportionate to the property?
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Strictly speaking no, however some Council offices might take an unofficial guideline. Each case will be based on it's own merits however most of the time it should be fine. If you have want a huge building or have a tiny garden or combination of both you should be fine. Try to look at want you want to fit into the garden in question with an unbiased mind and ask yourself would the average person think the shed/outbuilding is too big compared to the garden and dwelling.

If you want to upload a basic sketch I am happy to give you my view.
 
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