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Belfast·SPG004 Residential Extensions and Alterations

This Supplementary Planning Guidance (SPG) provides additional advice and guidance specific to residential extensions and alterations in Belfast, and is intended for use by developers, the public and

Belfast·SPG004 Residential Extensions and Alterations

SPG represents non-statutory planning guidance that supports, clarifies and/or illustrates by example, policies included within the current planning policy framework, including development plans and r

Belfast·SPG004 Residential Extensions and Alterations

Residential extensions and alterations offer an attractive option to homeowners to remain in their local area by making the most of their existing property to provide accommodation which responds to c

Belfast·SPG004 Residential Extensions and Alterations

It is important that the desire to extend or alter an existing property is balanced against consideration of the impact of such works on neighbouring amenity and the character and appearance of the in

Belfast·SPG004 Residential Extensions and Alterations

Residential dwellings, their environments and activities in and around the home are important contribution factors to the health and wellbeing of residents. When planning a project to extend a home, i

Belfast·SPG004 Residential Extensions and Alterations

It is also necessary to consider whether planning permission is required for your proposal. Whether or not you need planning permission it is good practice to discuss at an early stage any intended wo

Belfast·SPG004 Residential Extensions and Alterations

Not all proposals for extensions or alterations to residential properties require planning permission. Some proposals are likely to have such a limited impact that they may be carried out as 'permitte

Belfast·SPG004 Residential Extensions and Alterations

Permitted development rights are complex and sometimes more restrictive in designated areas, for example Conservation Areas or Areas of Outstanding Natural Beauty (AONB); and for certain properties, s

Belfast·SPG004 Residential Extensions and Alterations

It may also be the case that in some instances permitted development rights have been removed or do not apply (see blue box) meaning that there is a requirement for planning permission.

Belfast·SPG004 Residential Extensions and Alterations

Advice on when planning permission is required can be found on the Planning Portal. However, if you are in any doubt as to whether or not you require planning permission, please contact the council fo

Belfast·SPG004 Residential Extensions and Alterations

Article 4 of the Planning (General Permitted Development) Order (Northern Ireland) 2015 makes provision for 'Directions restricting permitted development'. Under this legislation, the Council has remo

Belfast·SPG004 Residential Extensions and Alterations

Some examples of permitted development rights are included for information throughout this guidance, but this should not be viewed as a comprehensive summary. For full details of permitted development

Belfast·SPG004 Residential Extensions and Alterations

'Certificate of lawfulness of existing use or development' where you want to be certain that the existing use of a building (or any part thereof) is lawful for planning purposes

Belfast·SPG004 Residential Extensions and Alterations

'Certificate of lawfulness of proposed use or development' where you want to be certain that your proposal does not require planning permission

Belfast·SPG004 Residential Extensions and Alterations

A certificate of lawfulness provides a legally binding decision and may be useful confirmation if you come to sell your home or property

Belfast·SPG004 Residential Extensions and Alterations

To apply for a certificate of lawfulness you will need to complete and submit the appropriate form which must be accompanied by the correct fee together with evidence in support of your application. I

Belfast·SPG004 Residential Extensions and Alterations

If your proposal does require planning permission, it is essential to complete and submit the appropriate application form(s) together with plans and drawings which provide a sufficient level of detai

Belfast·SPG004 Residential Extensions and Alterations

There may be a number of additional consents that might be applicable to your intended proposal regardless of whether certain permitted development rights apply or a planning application is required.

Belfast·SPG004 Residential Extensions and Alterations

Should you decide to employ an agent, it is important to ensure that you are engaging the right professional to take you through the planning process, and one that is capable of engaging the services

Belfast·SPG004 Residential Extensions and Alterations

The following bodies maintain online directories of independent professionals that serve as useful sources in helping to choose the right agent for your project. • Royal Town Planning Institute (RTPI)

Belfast·SPG004 Residential Extensions and Alterations

It may be appropriate to consult with more than one independent professional prior to appointing your chosen agent. This will provide you with the opportunity to discuss the project in relation to eac

Belfast·SPG004 Residential Extensions and Alterations

It is also important to agree with your agent, at the outset, the services they will offer, what other professionals they may have to engage on your behalf, how you will be kept informed throughout th

Belfast·SPG004 Residential Extensions and Alterations

The Regional Development Strategy (RDS) provides regional guidance (RG) under the three sustainable development themes of Economy, Society and Environment. RG9 recognises that the retention and retrof

Belfast·SPG004 Residential Extensions and Alterations

The Strategic Planning Policy Statement (SPPS) identifies core principles to assist with plan-making and decision taking. It recognises the need to support good design and positive place making; and t

Belfast·SPG004 Residential Extensions and Alterations

Under 'Improving Health and Well- Being', the SPPS also recognises that there are a wide range of environment and amenity considerations arising from development that may have potential health and wel

Belfast·SPG004 Residential Extensions and Alterations

The Plan Strategy provides the strategic policy framework for the plan area as a whole across a range of topics. It sets out the vision for Belfast as well as the objectives and strategic policies req

Belfast·SPG004 Residential Extensions and Alterations

Guidance for meeting policy RD2: Residential Extensions and Alterations The following sections break down the specific requirements of Policy RD2 and set out exactly what is required in order to sati

Belfast·SPG004 Residential Extensions and Alterations

It is important that an extension or alteration does not upset the balance of a property, particularly the front elevation. It is also good practice to reinforce the existing form and proportions of t

Belfast·SPG004 Residential Extensions and Alterations

Notwithstanding this, it is accepted that on occasion a larger extension may be required, for example, to facilitate the renovation or upgrading of a small dwelling to meet modern amenity standards. A

Belfast·SPG004 Residential Extensions and Alterations

It will not be appropriate to allow for an extension to project above the ridge line of the existing dwelling. This will be especially important where a uniform building height is part of the street s

Belfast·SPG004 Residential Extensions and Alterations

The distance required will depend on the size of the existing house and the design of the extension, and taking into account of the character of the area. For some proposals a greater distance of set

Belfast·SPG004 Residential Extensions and Alterations

At least 1m separation from plot boundary in the case of side extensions. This will allow sufficient space for maintenance and rear access and also limit the 'terracing effect'.

Belfast·SPG004 Residential Extensions and Alterations

The requirement for a minimum 500mm set down and set back will only be relaxed if it can be conclusively demonstrated that it is not feasible due to technical and/or site constraints, and only in inst

Belfast·SPG004 Residential Extensions and Alterations

The spaces between buildings often make an important contribution to the character of an area. Extensions should not alter the character of an area by creating a 'terracing effect' where properties me

Belfast·SPG004 Residential Extensions and Alterations

Residential properties in streets or neighbourhoods typically follow a common pattern with houses of similar styles set at regular distances from the street. The addition of front or side extensions t

Belfast·SPG004 Residential Extensions and Alterations

The following principles apply to the design of any front or side extension: i. Extensions should be well balanced in relation to the existing house and maintain the character of the area. ii. Extensi

Belfast·SPG004 Residential Extensions and Alterations

A side extension is a practical way to extend a house, where there is sufficient space to do so, and provided that the proposed addition does not result in a negative impact on the street scene or on

Belfast·SPG004 Residential Extensions and Alterations

In addition to the above principles, requirements for at least 1m separation from the plot boundary and appropriate set down and set back (see section entitled Subordinate design), the following princ

Belfast·SPG004 Residential Extensions and Alterations

What is allowed without planning permission applies largely to the dimensions of the proposed extension and its proximity to plot boundaries. It should also be less than half the width of the original

Belfast·SPG004 Residential Extensions and Alterations

Front extensions are highly visible and often upset building lines and architectural rhythms. They can also appear unduly prominent in the streetscape, affecting the character and appearance of the st

Belfast·SPG004 Residential Extensions and Alterations

While there is a general presumption against extensions at the front of a property, front extensions are more likely to be acceptable where: i. The proposal is for a single storey; ii. The street does

Belfast·SPG004 Residential Extensions and Alterations

The addition of a porch and/or bay windows to the front of a property can have a significant effect on its appearance and that of the street. While in some cases, a porch or bay window addition can ad

Belfast·SPG004 Residential Extensions and Alterations

It is important that a new porch or bay window reflects the design and character of the property, and should be designed to look like an original part of the property. Proposals for porches or bay win

Belfast·SPG004 Residential Extensions and Alterations

What is allowed without planning permission applies largely to the dimensions of the proposed porch and its proximity to any boundary with a road or footpath.

Belfast·SPG004 Residential Extensions and Alterations

Guidance for meeting policy RD2: Residential Extensions and Alterations

Belfast·SPG004 Residential Extensions and Alterations

Corner plots or properties which face two public streets can be particularly prominent. Many corner plots are characterised by having side gardens that have an open character which provides good visib

Belfast·SPG004 Residential Extensions and Alterations

Rear extensions (including conservatories and sun rooms) may not always be visible from the surrounding area, but care must be taken to ensure the design quality is of a high standard and that rear ex

Belfast·SPG004 Residential Extensions and Alterations

Single storey rear extensions and those which are shorter in length will generally have less of an impact on neighbouring amenity than extensions which are longer or which comprise two storeys. Two st

Belfast·SPG004 Residential Extensions and Alterations

In all cases the optimum length of an extension should reflect the scale, proportion and mass of the existing property. Roofs (for both single and two storey extensions) need to complement and relate

Belfast·SPG004 Residential Extensions and Alterations

Care must also be taken to avoid overlooking and it is also preferable that side walls of extensions should be of a solid finish (except for conservatories). Where windows facing a shared boundary are