Extensions to buildings

Bury Council's Development Control has produced advice notes to explain what requirements are expected to comply with regulations for extensions to buildings. The advice notes leaflets which relate to extensions to buildings are numbers 34, 35, 37 and 38. These can be picked up at the Planning Office, and in the near future a facility will be available to downloaded from this website. Below is a general overview of the main considerations to extensions to buildings, and advice should be sort from a Planning Officer before building work commences.

Side Extensions

All planning applications will be considered on their own merits, as each property will have its own unique set of issues.  However, planning applications for side extensions will not normally be permitted unless the proposal:

• achieves a high standard of design that reflects the dwellings original shape, size, alignment and architectural integrity;
• complements the original dwelling through the use of matching materials and reflects the buildings scale, proportion and style; 
• does not detract from the character of neighbouring properties through siting,excessive bulk, ill-matched materials or inconsistent design; 
• does not have a detrimental effect on the appearance of the street-scene and general character of the area;
• does not significantly reduce the amount of daylight and sunlight enjoyed by neighbouring properties;
• does not invade the privacy of neighbouring properties; 
• does not significantly reduce the amount of usable amenity space for the property;
• does not significantly harm the outlook of neighbouring properties; and
• does not require the removal of, or damage to, prominent trees or other natural landscaped features.

Rear Extensions

Single Storey Extension
Proposals for single-storey rear extensions should have regard to the following issues:

• where the proposed extension would be on or adjacent to the boundary of an neighbouring property it should not normally project in excess of 3m from the original rear wall of the property;
• proposals for larger extensions should not significantly reduce the amount of daylight and sunlight  enjoyed by neighbouring properties as assessed against a 45 degree rule (see diagram overleaf); and
• proposals should avoid overshadowing as assessed by the 45 degree rule.

Two Storey Extension 
In developing proposals for all two-storey rear extensions, the following advice should be considered, particularly where an adjoining property has not been extended at ground floor.

The Council will not normally permit first floor/two storey rear extensions when they encroach beyond a prescribed line that is determined by a 45 degree line, taken from the mid point of an adjacent properties nearest window to a habitable room.

(Please note: a habitable room is defined as a room in which a resident would normally expect to have reasonable levels of privacy for relaxation - normally it would be a living room, bedroom or dining area)

Greenspace
The Council is keen to ensure that enough private garden space is left after a rear extension in order to avoid over-development and to protect the amenity of the occupants in both  neighbouring properties and the property where the extension is proposed.

Front Porch Extensions

Proposals for porches do not require planning permission if:

• the area is less than 3m square;
• the height is less than 3m; 
• the porch is at least 2m from a highway / path.

In accordance with the Development Control Policy Guidance Note 6 all planning applications will be considered on their own merits, as each property will have its own unique set of issues.  However, planning applications for front extensions and porches will not normally be permitted unless the proposal:

• does not harm existing architectural features such as bay windows, stonework, materials and design; 
• has a pitched roof; does not exceed the sill height of the first floor windows;
• is of a size and shape that respects the height and proportions of the original dwelling;
• does not project excessively from the original front wall;
• achieves a high standard of design and complements the original dwelling;
• does not detract from the character of neighbouring properties through siting, excessive bulk or ill-matched materials;
• does not have a detrimental effect on the appearance of the street-scene and general character of the area;
• does not significantly reduce the amount of daylight and sunlight enjoyed by neighbouring properties;
• does not invade the privacy of neighbouring properties;
• does not significantly reduce the amount of usable amenity space for the property;
• does not significantly harm the outlook of neighbouring properties; and
• does not require the removal of, or damage to, prominent trees or other natural landscaped features.

Roof and Dormer Extensions

Planning applications for roof and dormer extensions will be considered against the following:

• it achieves a high standard of design that reflects the dwellings original shape, size, alignment and architectural integrity;
• materials to be used for roof extensions should complement the existing roof material;
• dormers facing a highway should not exceed more than 50% of the width of the roof, as measured by the main ridge line;
• dormer extensions should not project above the original ridge line of the roof;
• dormers which wrap around the side ridges of a hipped roof are not acceptable;
• the face of a dormer should be set back by a minimum of 1m behind the original wall; 
  dormers should be set in from side/party walls;
• dormer windows should line up vertically with existing windows and match their style and proportions;
• flat dormer roofs should be avoided, unless considered more appropriate to the particular building or the street scene;
• any dormer which results in undue overlooking of a neighbouring property will be unacceptable;
• properties with limited roof space due to shallow pitches may be unable to incorporate dormers successfully.  Where this is the case the Council will seek to avoid unacceptably large dormers that are disproportionate to the original building and are out of character with the street scene;
• the Council will not normally approve proposals for a change from a hipped roof to a gable end;
• the Council will generally support the conversion of existing flat roofs to pitched roofs;
• proposals should not detract from the character of neighbouring properties through excessive bulk, ill-matched materials or inconsistent design;
• they should not have a detrimental effect on the appearance of the street-scene and general character of the area;
• they should not significantly reduce the amount of daylight and sunlight enjoyed by neighbouring properties; and
• most dormer extensions are best located to the rear of the property, where it is less likely to have a detrimental impact on the character of the property and general street scene.

Loft conversion
Normally you will not require planning permission to convert your loft or attic unless you change your roof externally and do not meet the Permitted Development Rights above.  However, as with most building works, building regulations may be required for this work.

You do not normally need to apply for planning permission to re-roof your house nor for the insertion of roof-lights/skylights, unless Permitted Development Rights have been removed.  However, particular attention will need to be given to the design, position and materials of these if the building is listed or within a Conservation Area.

For more information, you should also read the advice given in the Council's Domestic Extensions and Alterations supplementary planning guidance.

Useful Links

Supplementary Planning Guidance  
Planning Advice Notes 
Development Control Home Page 
Planning Officer Contact Details