Building Plans

Planning Consultants Lincolnshire

Planning Consultants Lincolnshire

Dollypeg cottage had already undergone a garage conversion when the residents were informed that Planning permission was required. This is when they contacted Brayford Designs for advice.


Under normal circumstances garage conversions do not require planning permission. Certain types of work to be carried out without the need to apply for planning permission. These are called “permitted development rights”. They derive from a general planning permission granted not by the local authority but by Parliament. Garage conversions are one.

Planning Consultants Lincolnshire


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However in some areas of the country, known generally as ‘designated areas’, permitted development rights are more restricted. For example, if you live in a conservation area. Local planning authorities can also removed some of your permitted development rights by issuing an ‘Article 4’ direction. This will mean that you have to submit a planning application for work which normally does not need one.


We started to look into whether the area was designated as a conservation area and if any article 4 restrictions were in place. It was found that the existing dwelling sat just outside the conservation area but was built in the recent past on what was classed as Backland (i.e someone else’s amenity space or garden). As part of the original granting for planning permission it was stated that the permitted development rights were removed on this plot.

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Now armed with the knowledge that planning permission was indeed required, we set about submitting a retrospective design and application. As with all of our schemes we consulted directly with the planning officer to ensure any concerns were addressed immediately. The planning permission was subsequently approved with only one alternation required to extend the flu of the newly installed log burner.

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