What the report answers
Price row: the pre-purchase “can I extend?” report is £185 here, no VAT to add. Its main page is on our sister site Fixed Fee Plans, run by the same team.
Before you buy, three questions matter. What could I add? What has already been added? What could stop me? Our report gives a straight answer to each for one address, for £185.
It is a desk-based check of the law and the records. It is not a survey of the building’s condition, and it does not replace the council’s own view. Where we cannot be certain, we say so and say what to ask.
Why earlier extensions use up your allowance
The limits are measured from the “original” house. The order defines that as the building as it existed on 1 July 1948, or as built if it went up after that date. An extension built by a previous owner, with or without permission, is part of the enlargement that counts.
Class A makes the point directly: any total enlargement, the new part together with the existing enlargement it joins, must stay within the limits. A house with a 3-metre rear extension already built has no more 3-metre rear extension to give.
What the street can take away
Land in a conservation area, called article 2(3) land in the order, loses rights. Class B does not apply there, so there is no permitted loft conversion. A side extension and a rear extension of more than one storey are barred too.
Councils add their own removals. Islington, for example, has removed permitted development rights by Article 4 direction in 40 of its 42 conservation areas. National data on these is still being built, and the planning data platform says its coverage is growing all the time, so we confirm with the council where the data is silent.
Proof of what has been done
If the seller says an extension was permitted development, ask for the evidence. A Lawful Development Certificate is the council’s written confirmation that work is lawful, and the guidance says it applies only to the state of affairs at the date of the application.
We suggest asking the seller for the papers: certificates, decision notices and building control completion certificates. A buyer who cannot get any of them has learned something important before exchange.
By the numbers
1 July 1948
The date from which an “original” house is measured, or its date of construction if later.
Total
An enlargement is measured together with any existing enlargement it joins.
Source: General Permitted Development Order 2015, Schedule 2, Part 1, Classes A and B (legislation.gov.uk)
No loft
The roof addition right in Class B does not apply on article 2(3) land such as a conservation area.
Source: General Permitted Development Order 2015, Schedule 2, Part 1, Classes A and B (legislation.gov.uk)
No side
Class A bars an extension beyond a side wall on article 2(3) land.
Source: General Permitted Development Order 2015, Schedule 2, Part 1, Classes A and B (legislation.gov.uk)
40 of 42
Islington conservation areas where an Article 4 direction removes permitted development rights.
Source: Planning permission and permitted development in Islington (Islington Council)
Growing
National planning data coverage is still growing, so a gap is not proof of absence.
At the date
A certificate for existing development speaks only to the state of affairs at the date of its application.
Source: Lawful development certificates, planning practice guidance (GOV.UK)
Pre-purchase report costs: common questions
Can you tell me if the house is worth buying?
No. The report answers one question: what the law and the records say you could extend. Price and condition are for you and your surveyor.
How soon do I get the report?
We tell you the turnaround when you order, because it depends on the address and what the council records show. Tell us your exchange date and we will say whether it fits.
Does it replace the solicitor’s searches?
No. A solicitor’s searches answer different questions. Our report is about what you could build.
Sources
- General Permitted Development Order 2015, article 2: interpretation, “original” and article 2(3) land (legislation.gov.uk)
- General Permitted Development Order 2015, Schedule 2, Part 1, Classes A and B (legislation.gov.uk)
- Lawful development certificates, planning practice guidance (GOV.UK)
- Planning permission and permitted development in Islington (Islington Council)
- About planning data (planning.data.gov.uk)
About the author. Ben Shaukat is Managing Director of Property Architecture Ltd, which trades as Planning Drawings.
Published by Planning Drawings. Checked against the sources above on . Planning rules change; check your council before you build.