Success Story: How One Bungalow Owner Got Prior Approval for a First Floor Upwards Extension

Turning a Bungalow Into a Two Storey Family Home

ABL Planning & Development have recently secured approval for a first floor upwards extension via permitted development ( GPDO 2015 (as amended) Part 1, Class AA).

The clients came to us with a common problem – they'd outgrown their 1970s detached bungalow but loved where they lived and didn't want to move. They needed more bedrooms - the solution, seek to add a first floor under Class AA permitted development rights.

Eight weeks after submission, they had their prior approval. Here's how we made it happen.

What is Class AA Prior Approval?

Before diving into the details, let's quickly cover what Class AA under Part 1 of the GPDO 2015 (as amended) actually means.

Class AA is part of the General Permitted Development Order 2015 (as amended). It allows homeowners to add upwards extensions to their properties without needing full planning permission subject to certain criteria being met. However, you do need "prior approval" from the local planning authority on specific matters like external appearance, transport impacts, and natural light provision.

Five Key Factors That Led to Success

1. Understanding the sites history and context

Before putting pen to paper, we did our homework. This groundwork meant that we could discuss with the client and their appointed plan drawer the potential risks to the application.

2. Design That Reflected the Existing Dwelling

The external appearance of any upwards extension is a fundamental requirement of Class AA. Working with Kel Palmer Plans, we ensured that the design of the roof of the upwards extension reflected that of the existing dwelling. We ensured that the external facing materials also reflected those used in the existing dwelling.

3. Protecting Residential Amenity

Concerns around residential amenity are quite common. Amongst other things, neighbours are often concerned that a development will have an overbearing impact, impact on their outlook, result in a loss of natural light and privacy, and increased noise levels. Through our supporting planning statement, we demonstrated that the proposed development would not result in any adverse impacts on either neighbour. Again, ensuring that there are no adverse impacts on residential amenity is a fundamental requirement of Class AA.

4. Comprehensive Supporting Documentation

When it came to submission, we didn't just provide the bare minimum. The application package included detailed architectural drawings showing existing and proposed plans, elevations, and sections which were produced by Kel Palmer of Kel Palmer Plans. A planning statement was also submitted with the application.

The planning statement was particularly important as we used it to demonstrate how the development would meet the criterion as set out in the Class, as well as explaining material choices and addressing potential residential amenity concerns.

5. Systematically Addressing Every Prior Approval Criterion

Class AA prior approval looks at several specific matters. Through our planning statement, we made sure to address each one clearly in the application. Furthermore, we were able to address those matters to which prior approval is sought ( impact on residential amenity, external appearance, impacts on air traffic and defence assets, impacts on protected Vistas).

By adopting a systematic approach, it makes it easier for Local Planning Authorities to assess the scheme. Indeed, once the application was validated, there was no need for the Local Planning Authority case officer to come back to us as they had all the relevant drawings and supporting information they needed to assess the scheme.

What Made This Work

There were several factors that were critical to success.

• The Client - the client understood that they would have a better chance of success if presenting a robust application and not the bare minimum. This clearly resulted in additional cost to the client however, on balance, the client was prepared to take a risk on additional expenditure to submit a robust application to give their application the best chance of success.

• The Plan Drawer - we've seen DIY attempts or schemes prepared by those unfamiliar with permitted development that simply don't meet the requirements. Working with a plan drawer who was happy to be guided by ourselves and design a scheme that fell with the criterion of the Order was essential.

• Us (The Planners) – the comprehensive application package anticipated the council's concerns and addressed them upfront. This is always more effective than providing the bare minimum and then scrambling to respond to queries, if indeed the Local Planning Authority offer the opportunity to respond as more often than not, if there are concerns, it is not uncommon for the Local Planning Authority just to issue a refusal.

Is This Right for You?

Class AA prior approval offers a genuine opportunity for home owners to create additional space efficiently. More over, the prior approval route is significantly cheaper than applying for planning permission and, the assessment of the prior approval application is restricted to the criterion as set out in the GPDO and not the Council’s Development Plan. This can be particularly favourable if your dwelling is, for example, in the Green Belt where there are tighter restrictions on development.

 Every project is different, but this case study shows what's possible with the right approach. Feel free to get in touch should you be considering and upwards extension.

Images: Kel Palmer Plans