Summerhouse - Consent needed

[cazzz]

We are thinking of having a summerhouse in the back garden of our GII Listed cottage (a terrace of 5) Am I right in thinking we should get planning permission rather than LBC? The roof will be less than 2.5m and the structure will be no more than 10' x 8'.
Next door has recently erected a huge shed which I doubt very much has received any permission and next door to him is about to do something similar. I'm not going to be very popular if the council come round and spot all those unauthorised structures

 

[MatthewC]

Has your local planning authority published a list of what you can and can't do with a listed building without LBC? Mine did and it basically said "Nothing"! There was no permitted development at all, so in theory even an external dog kennel needed permission. Hence, here, I would need both LBC and PP; LBC because it's in the curtilage of a listed building, and PP because of its size.

However, when you have read your local rules, you might feel inclined to do it anyway. That largely depends whether it can be seen from any public point - if not, they won't know as they have no right of entry. I would always argue that a reversible change should merit different consideration than a permanent one (where timber = reversible and brick = permanent as a rough guide). However, the council may always take enforcement action if they find out - I am not a lawyer!

 

[Keith Bowman]

....... That largely depends whether it can be seen from any public point - if not, they won't know as they have no right of entry.......

Not so: They, like the rest of us have Google Earth and in the future, if not already, they can use drones. Whether they could be bothered to look is, of course, a different matter.

 

[Flyfisher]

I'd be very surprised if your council took any action over a 10x8 temporary wooden shed, but even if they did it would be easily reversible with no impact. Are your neighbour's properties listed as well?

Having said that, an LBC application is quite easy to write, can be submitted online and costs nothing. I'd be surprised if the council visited the location for such a simple application so they'd be unlikely to discover what your neighbours have done, but even if they do your neighbours cannot fairly feel aggrieved that you are following the letter of the law while they openly flout it.

Also, if you are worried enough to post this question in the first place then perhaps you would not be able to fully enjoy your new summerhouse in fear of the council knocking on your door.

 

[Roger H]

You'll need 'planning permission' rather than 'listed building consent' if it is a free standing structure within the curtilage of a listed building.
There are no householder 'permitted development rights' for erection of outbuildings in listed building curtilages. Somewhat unfairly, while there is no fee applicable for an LBC application, pp is usually at the normal rate.

 

[MatthewC]

You'll need 'planning permission' rather than 'listed building consent' if it is a free standing structure within the curtilage of a listed building.

My local council's guidance note says "Listed building consent is similarly required for works to buildings attached to or within the curtilage affecting the setting and of a listed building, such as railings, walls, barns and stables" which I would have thought includes this proposed summerhouse as it could "affect the setting". However, I'm not surprised that our council is more restrictive than elsewhere.

 

[Gareth Hughes]

You'll need 'planning permission' rather than 'listed building consent' if it is a free standing structure within the curtilage of a listed building.

My local council's guidance note says "Listed building consent is similarly required for works to buildings attached to or within the curtilage affecting the setting and of a listed building, such as railings, walls, barns and stables" which I would have thought includes this proposed summerhouse as it could "affect the setting". However, I'm not surprised that our council is more restrictive than elsewhere.

LBC is required for work to existing structures, Planning Permission is needed for new structures within the curtilage of a Listed building.

 

[88v8]

[LBC is required for work to existing structures, Planning Permission is needed for new structures within the curtilage of a Listed building.

So after I finish my garage for which I required only PP - although we did make an LBC application at the same time - I would need LBC if I wish to alter it?

Mind you, who's to say when it's 'finished'. :wink:

Ivor

 

[Roger H]

So after I finish my garage for which I required only PP - although we did make an LBC application at the same time - I would need LBC if I wish to alter it?

No, you'd only need lbc if a free standing structure pre-dated July 1948, or if it got listed in its own right (I'm guessing unlikely!). The planners may have withdrawn permitted development rights on the garage though, meaning further changes may require pp.

If it is attached to the listed building however, it would be likely to be regarded as an extension, needing lbc for further changes perhaps.