

PLANNING APPLICATIONS
Planning Approval is required from the Local Authority for many types of building work. New buildings or works where there are proposed changes to the external fabric of an existing building may require approval from the Local Authority Planning Department. Certain types of development can be carried out to single family dwellings without planning permission, such as loft conversions and extensions so long as the development complies with certain rules and restrictions set out in the latest legislation. These types of development are commonly referred to as Permitted Development.
When a proposed development is considered to be Permitted Development Coba Design would always advise that an application for a 'Lawful Development Certificate' be submitted to the Local Authority Planning Department to confirm the development is within the latest rules and restrictions of Permitted Development. A Lawful Development Certificate that has been issued from the Local Authority is a legal document and removes the possibility of any planning enforcement proceedings (and will commonly be requested if/when you come to sell your home).
It is important to note that not all single family dwellings have full Permitted Development rights, including homes sited in Conservation Areas and homes where the Permitted Development rights have been removed.
If a planning application is required for your development, planning approval from the Local Authority will formally need to be in place before any works commence on site. The statutory determination period for planning applications is 8 weeks.
At Coba Design we offer our clients a full planning service for any sized project. The Coba Design planning service will usually include an initial measured survey of the existing property/site, preparation of drawings showing the existing details, preparation of proposed options showing the proposed development, preparation of final proposed drawings and finally the submission of a formal planning application to the Local Authority, all undertaken in-house by Coba Design.
At Coba Design we pride ourselves in being pro-active in achieving planning permission for all of our projects and we will advise at an early stage if we believe any aspect of the planning application is likely to be contentious with the Local Authority planning department.
We have extensive experience with achieving planning permission for refused planning applications by going through the Appeal process and we are always enthusiastic to hear from clients who have had a planning application refused by the Local Authority and would like to discuss this option.
Please note that some types of projects require a Party Wall Award. Further information can be found here
Residential Extensions
An extension is the ideal cost effective way to create additional habitable floor space in an existing dwelling to create an additional bedroom or a large open plan living spaces forming a new kitchen, dining and family area. Extending your home may be the difference in you and your family living in an area that meets all of your current needs rather than buying a larger more expensive family home in a different area.
A primary benefit of an extension is that you are in control of the design, layout and use of an area to ensure it meets your needs, at Coba Design we work closely with clients to design a unique extension suitable for each clients’ requirements.
At Coba Design we believe that open, flexible, well lit and well ventilated living spaces in your home can vastly improve your quality of life.
Our fee proposals for extensions will include all aspects of the design process and we always quote fixed fees meaning any minor amendments and alterations made by the client, or requested by the planning department, are included.
Loft Conversions
A loft conversion is the ideal way to generate extra habitable floor space in your home without having to sacrifice any valued outdoor areas such as gardens or parking areas. Loft conversions are ideal for either adding a master bedroom with an en suite or adding 2 smaller bedrooms.
Many types of loft conversions to certain single family dwellings will comply with Permitted Development rights meaning a full planning application may not be required.
The internal ridge height of the existing roof will affect how much internal floor space can practically be converted into habitable accommodation. At Coba Design our clients benefit from a design service by an experienced designer who will work closely with the client to create a unique design which will maximize the floor space whilst minimizing the affect on the existing layout of the building.
Our fee proposals for loft conversions will include all aspects of the design process and we always quote fixed fees meaning any minor amendments and alterations made by the client, or requested by the planning department, are included.