Permitted development is always worth considering as a route to achieving your project as well as planning for the following reasons:
• You might be able to achieve something that could not be achieved via planning
• It can be quicker and cheaper than applying for planning permission
• The council cannot attach conditions to the permission so once granted no further action is required
Some changes to properties can be carried out via permitted development that may well be refused if put forward in a planning application. This is because the local planning policy can be more stringent than the General Permitted Development Order (GDPO).
Alterations that fall into this category include:
• Side extensions visible from the street
• L-Shaped Loft extensions
• Hip-to-gable roof extensions
• Rear extensions greater than 3m deep
For example, it is possible to build large single-storey rear extension using permitted development rights that are well beyond most council guidelines. The size limits are 4 metres for detached houses and 3 metres other houses. These lengths are taken from the rear elevation of the house as originally built or as it stood on 1 July 1948.
Starting your project
If you’re considering a residential architectural project in London, we’re here to help, whether it’s a renovation, extension or new-build.
We’ve created a brief illustrated overview to help you understand each stage of the process, whether you’re planning a home extension, renovation or new-build in London.
Most architecture projects in London require planning permission from Lambeth Council. With our successful record securing planning permission on behalf of our clients, we can claim home advantage across residential London.
TipDiscover if your chosen architect has had success steering planning applications through your local council. Visit the “planning applications” page of your council’s website and enter the architect’s name in the search criteria.
AdviceWe have created guides for homeowners to provide additional advice and help with your project. The following eBooks are currently available for you to download:
1. Planning in London and the home counties - A guide for homeowners
2. Self build - A guide to building your own new build home
Your project >> Scenario Architecture
Working with Scenario Architecture on your project
Scenario Architecture is a boutique architecture studio focused on high-end residential projects in and around London. We tackle projects of every scale and complexity, from interior alterations and refurbishments to full renovations and new-builds, through our bespoke architecture service.
Our friendly, experienced, highly skilled team will collaborate closely with you from the initial drawings, detail design and planning through tender and construction to the successful completion of your project. On time and on budget.
Scenario Architecture is a RIBA Chartered Practice. We comply with the criteria of the Royal Institute of Chartered Architects, covering insurance, health and safety and quality-management systems.
Early adopters of the most recent technology, we use innovative 3D design and visualisation tools as a standard on all our projects. Our experience shows that real-time visualisations and virtual reality are extremely efficient tools for choosing finishes, fixtures and fittings, and simulating natural light.
We also use 3D building information modelling (BIM) technology to produce reliable construction information, so all our data comes from an accurate 3D model. Using this technology collaboratively with consultants and contractors is proven to save our clients time and money.
A Chartered Institute of Building case study featuring a Scenario project demonstrates the great benefits of this advanced technology for domestic architecture.
Additionally, legislation has recently been made permanent that allows larger extensions of 8 and 6 metres for detached and other houses respectively. This is on the proviso that the proposals are put through what is referred to as the Neighbour Consultation Scheme. This process is outlined below.
1. All the required drawings and documentation is submitted to the council
2. The Council will notify the adjoining owners or occupiers of the development and will set out when the application was received and when the 42-day determination period ends. It will also say how long neighbours have to make objections (which will be a minimum of 21 days), and the date by which objections must be received.
3. If any adjoining neighbour raises an objection within the 21-day period, the Council will take this into account and make a decision about whether the impact on the amenity of all adjoining properties is acceptable. The Council is not allowed to consider any other issues or objections from any other third parties.
4. The development may go ahead if no objections are received from adjoining neighbours within the 21-day period and the development complies with all the relevant criteria, or if objections have been received, that following consideration the Council decides that the effect on the amenity of adjoining properties is acceptable.
5. The Council may refuse the application if the proposal does not comply with the limitations and conditions that apply under permitted development or if you have supplied insufficient evidence to establish if the proposal complies with these limitations and conditions.
6. The Council must notify the developer of its decision within the 42-day determination period.
7. The Council may grant permission unconditionally or with conditions relating to the impact of the proposed extension on the amenity of any adjoining premises.
8. If approval is refused, the householder may appeal.
In our clients words
Great ideas and vision to help with our substantial improvement of a Victorian terrace. In our experience Scenario’s method prioritises the final result. That may mean more professional fees or higher quotes from contractors, as they understand the exact requirements.
Great, professional service. Good drawings and models and ultimately passed planning at the first attempt with Hackney Council. Would certainly recommend!
Scenario Architecture have created an outstanding design and space that was beyond my expectations. The design was through their unique process of understanding the client’s daily scenarios and collaborating with the client to come up with a unique design. The design process is one of the most memorable parts of the process and they also stretched my existing ideas to help create this unique space. A stress free journey throughout the whole process which Scenario were indispensable by giving advice on many difficult design and build decisions.
We wanted to renovate our house in a conservation area in central London. Given this involved a complete demolition and new build with an extra floor on top, getting planning approval was always going to be tricky. Scenario did an amazing job on the new house ‘envelope’ and throughout the planning phase. We couldn’t have wished for better from them and having succeeded in gaining planning approval owe them a very big ‘thank you’.
Scenario were great at thinking imaginatively and coming up with a design for a ground floor extension that was more ambitous than other architects we spoke to. They also helped us find a contractor who was able to complete the project working within timescale and our tight budget. I would recommend for mid to large sized projects with sufficient budget to allow for full utilisation of their creativity.
- Collaborative – We start the conversation with planners early and advise most of our clients to seek pre-planning advice prior to submission of a full planning application. Our experience shows that when properly consulted and liaised with, most planning case officers will be receptive to conduct a professional dialogue, increasing chances of successes.
- Strategic – We tailor a custom planning strategy for each project based on its circumstances such as planning history, local context and specific challenging elements. We sometimes split applications or introduce minor tweaks to the scheme during the consideration period in conversation with the officers to prevent one contentious element from jeopardising approval of the main scheme.
- Professional – Our experience shows that the quality and clarity of the submission in terms of background research, planning history of the property and context, precedent and of course the arguments presented to support the case has a tremendous effect on success rate.
- The decision period clock only starts ticking once the application is validated by the Council, This requires then to check that the forms are completed correctly and that the submission contains all the necessary drawings, statements and reports.
- Although required by law to provide a decision within the statutory eight weeks period, it is not uncommon for councils to miss the deadline of the consideration period, normally only by a few days, sometimes longer.
- In some cases the council may ask us as your agent for an extension of time, this may be requested due to internal reasons or as an acceptable result of a professional discussion that we are conducting with them about certain aspects of the application that they are not sure about.
- Our experience shows that planning officers respond better to projects when they feel consulted and collaborated with. We find that when we truly listen to their often helpful and valid feedback and treat them as consultants for the projects and not representative of an evil enforcing authority, they tend to collaborate well with us and demonstrate increased flexibility.
- Although the council in theory have eight weeks to consider your application, in practice they are constantly overloaded. They will only look at your application in the last few days of the consideration period. If this is the first time that they come across a scheme that they were never consulted about, our chance to secure permission for you in a single attempt is significantly compromised.
- The standard practice is for the council to consider the full planning application as submitted and then issue a yes or no decision. Case officers are not required or even encouraged to enter a discussion with us or accept resubmission of minor changes to the proposed scheme during the consideration period.
- Scenario based design – We start each and every project with a meticulous analysis of our client’s vision, requirements and aspirations. We do this by asking our clients to imagine their everyday scenarios living in the completed house and describe their desired interaction with it.
- Uniquely interactive - Our client’s deep involvement in the process does not stop with completion of the brief. Our design meetings are highly interactive, informal and fun.
- Designed to reflect you – Based purely on your lifestyle, aspirations and requirements and free from externally imposed concepts, metaphors and pre-conceptions, a completely fresh and unique design will gradually emerge and it will tell your story not ours.