Most single-storey extensions in Rochdale go ahead without full planning permission, falling under what is called permitted development. But the rules have real limits, and getting it wrong can mean an enforcement notice or a sale falling through later. Here is what actually applies to a typical Rochdale home.
Permitted development rights let you extend without a full planning application, provided you stay within set limits. For most houses in Rochdale this is the route a single-storey rear extension will take.
The key allowances are below, but remember they apply to the original house as it stood in 1948 or when first built, not the house as you bought it. Previous extensions count against your allowance.
Permitted development rights do not apply everywhere. If you live in a conservation area, such as parts of Littleborough or around the town centre, or your property is listed, your rights are restricted and side extensions in particular will usually need permission.
Flats and maisonettes have no permitted development rights at all. Two-storey extensions, anything to the front of the house facing a highway, or work that exceeds the depth limits will also need a full application to Rochdale Borough Council.
A householder planning application to Rochdale Borough Council costs £258 and the council aims to decide within eight weeks. A Lawful Development Certificate, which proves your work was permitted development, costs £129 and is well worth having when you come to sell.
Prior approval under the larger home extension scheme involves a neighbour consultation period of 21 days. If a neighbour objects, the council assesses the impact before deciding, so build that time into your plans.
Planning permission and Building Regulations are separate things, and you almost always need to satisfy the latter even when planning is not required. Building Regulations cover structural safety, insulation, drainage, fire safety and ventilation.
This is handled through Building Control, either the council's service or an approved inspector, with inspections at key stages. A good builder will arrange this and keep the paperwork in order so your completion certificate is ready for any future sale.
A neighbour cannot block a permitted development project, but under the larger home extension scheme they can object during the 21-day consultation, which the council then weighs up. For a full application they can comment, though objections must relate to genuine planning matters such as loss of light.
The council can issue an enforcement notice requiring you to alter or remove the work, and you may struggle to sell the property without the right certificates. It is far cheaper to confirm your rights or apply first than to fix it afterwards.
A porch under 3 square metres and below 3m high is usually permitted development, and many conservatories fall under the same rear extension rules. Boundary distance, height and how much garden you cover still matter, so it is worth checking before you start.
A quick chat is usually enough to establish whether your project is a good fit for Honeyman. Drawings, sketches or a postcode all welcome.