Cross-trade guide
Extensions in a conservation area: builder, roofer, electrician, consent
Short answer
Most of the Cotswolds is designated land, where the permitted development rules for extensions are tighter. A side extension, or a rear extension of more than one storey, needs planning permission there. A listed house also needs listed building consent. Get the consents first, then a builder, a roofer and an electrician.
Why the rules are tighter here
Conservation areas and National Landscapes are designated land under the planning rules. Much of the Cotswolds is a National Landscape, and the towns have many conservation areas. On designated land, the Planning Portal says all side extensions need planning permission. So does a rear extension of more than one storey. The work also cannot include cladding on the outside. An Article 4 direction can remove more rights, so check the council map for your address.
The order of work
Get the paperwork right before anyone builds. A change of plan after consent can mean a new application.
- Check the designations. Look up the conservation area on the council map, and the house on the Historic England list.
- Ask the council. Pre-application advice shows what the council will accept, such as the roof material and the window style.
- Apply for consent. Planning permission, and listed building consent if the house is listed. Building regulations approval is separate.
- Tell the neighbours. Work on or near a shared wall can need a party wall notice.
- Build. The builder does the structure. The roofer covers it, often in materials that match the house.
- Wire. The electrician adds the new circuits and certifies them. Keep every certificate.
The roof
In a conservation area, the council often expects a new roof to match the old one. On a stone slate house, that can mean reclaimed or new stone slates, laid in diminishing courses. Agree the material with the council before the roofer orders it.
The electrics
New circuits in an extension are notifiable work under Part P of the Building Regulations. An electrician in a competent person scheme can self-certify the work. Otherwise building control must inspect it.
Party walls
GOV.UK says you must tell your neighbours about some building work on or near a shared wall. A party wall agreement is separate from planning permission and building regulations approval.
Questions
Can I build a single-storey rear extension without planning permission?
Often yes, within the permitted development limits, even on designated land. Side extensions and taller rear extensions need permission there. An Article 4 direction can change this, so ask the council.
Does a listed house need more than planning permission?
Yes. A listed house also needs listed building consent for an extension that affects its character.
Sources
- Planning Portal: Extensions, planning permission
- Cotswold District Council: Conservation area maps
- Cotswold District Council: Get pre-application advice
- Historic England: Search the List
- Historic England: What permission might I need to make changes to my older home?
- GOV.UK: Building regulations approval
- GOV.UK: Approved Document P, electrical safety in dwellings
- GOV.UK: Use a competent person scheme
- GOV.UK: Party walls and building work
- Planning Portal: What it costs to apply