Residential Extensions and Alterations Supplementary Guidance SG03 November 2020 Mains Kersie South South Kersie DunmoreAlloa Elphinstone The Pineapple Tower Westeld Airth Linkeld Pow Burn Letham Moss Higgins’ Neuk Titlandhill Airth Castle M9 Waterslap Letham Brackenlees Hollings Langdyke M876 Orchardhead Torwood Blairs Firth Carron Glen Wellseld Doghillock Drum of Kinnaird Wallacebank Wood North Inches Dales Wood Kersebrock Kinnaird House Bellsdyke of M9 Broadside Rullie River Carron Hill of Kinnaird Benseld M80 Hardilands The Docks Langhill Rosebank Torwood Castle Bowtrees Topps Braes Stenhousemuir Howkerse Carron Hookney Drumelzier Dunipace M876 North Broomage Mains of Powfoulis Forth Barnego Forth Valley Carronshore Skinats Denovan Chapel Burn Antonshill Bridge Fankerton Broch Tappoch Royal Hospital South Broomage Carron River Carron The Kelpies The Zetland Darroch Hill Garvald Crummock Stoneywood DennyHeadswood Larbert House LarbertLochlands Langlees Myot Hill Blaefaulds Mydub River Carron GlensburghPark Oil Renery Faughlin Coneypark Mungal Chaceeld Wood M876 Bainsford Wester Stadium SG03 Doups Muir Denny Castlerankine Bankside Grangemouth Grahamston Bo’ness Middleeld Kinneil Kerse Bonnyeld Bonny Water Carmuirs M9 Jupiter Newtown Inchyra Park Champany Drumbowie Bogton Antonine Wall AntonineBirkhill Wall Muirhouses Head of Muir Head West Mains Blackness Castle Roughcastle Camelon Kinneil House Stacks Bonnybridge Parkfoot Kinglass Dennyloanhead Falkirk Beancross Kinneil Arnothill Bog Road Wholeats Rashiehill Wester Thomaston Seabegs Wood Forth & Clyde Canal Borrowstoun Mains Blackness Longcroft Antonine Wall Bowhouse Braeface Haggs High Bonnybridge Tamfourhill Bantaskin Old Polmont Woolstoun Burnshot Underwood South Drum CallendarWoodend Laurieston Howierig Rousland Mannerston Forth & Clyde Canal Milnquarter Greenrig Princes Park Westquarter Cauldcoats Woodlands Park Swordie Mains Grougfoot Banknock Lionthorn Polmont Lathallan Westerglen Paddockhall Greenhill Craigieburn Hallglen Overton Redding Gilston M9 Allandale Glenyards River Avon Lochdrum Tappernail ReddingmuirheadBrightons Haining The M80 Bandominie Myrehead Lochgreen Loanfoot Glenavon Forresterquarter Pirleyhill Middlerig Castlecary Auchengean Glen Village Rumford Whitecross Drum Wood Wallacestone Whiterigg Blackhill Wheel Falkirk Shieldhill Union Canal Manuel Walton Burn Darnrig Moss Burnside Kendieshill Vellore Almond Tippetcraig Beam Greenwells Manuel House Wester Jawcraig Wester Gardrum Moss CaliforniaGardrum Blackbraes EasterParkhead Jawcraig Craigend Tardu Maddiston Nappiefaulds The Loan Jawcraig Loch Ellrig Muiravonside Country Park Heathery Knowe Threaprig Standburn Wester Jaw Candie Grangeneuk Broom Blackrig Windyrigg Melonsplace Dyke The Neuks Greyrigg Drumbroider River Avon Shielknowes JawhillsTodsbughts Shortrig Oakersdykes Hareburn Blackston Strathavon SlamannanBinniehill Bogo Avonbridge Hillend Balquhatstone Salterhill Loanrigg BulliondaleStoneridge Middlerigg Craigend Linhouse Loch House Holehousemuir Limerigg Black Loch Burnhead Wester Whin A NE FOR A' SG03 Residential Extensions and Alterations November 2020 Supplementary Guidance A suite of 14 supplementary guidance notes (SG’s) is currently being produced by the Council in conjunction with LDP2. The number of SGs is reducing from seventeen to fourteen, as three of the adopted SGs are being consolidated to provide a more comprehensive and integrated approach to guidance. The SGs seek to provide more detailed guidance on how particular local development plan policies should be applied in practice. These SGs form a statutory supplement to LDP2, and are intended to expand upon planning policies and proposals contained in the proposed plan. A full list of the supplementary guidance in this series is found below. SG01 Development in the Countryside SG02 Neighbourhood Design SG03 Residential Extension and Alterations SG04 Shopfronts SG05 Green Infrastructure and New Development SG06 Affordable Housing SG07 Biodiversity and Development SG08 Local Nature Conservation and Geodiversity Sites SG09 Landscape Character Assessment and Landscape Designations SG10 Trees and Development SG11 Frontiers of the Roman Empire (Antonine Wall) World Heritage Sites SG12 Listed Buildings and Unlisted Properties in Conservations Areas SG13 Developer Contributions SG14 Renewable and Low Carbon Energy SG03 Residential Extensions and Alterations November 2020 Contents Residential Extensions and Alterations 1. Introduction 2. General Principles 3. Guidance for Different Types of Development 4. Householder Design Checklist Appendix 1 - Useful Contacts SG03 Residential Extensions and Alterations November 2020 1. Introduction Who is this Guidance For? Figure 1a: Poor Design 1.1 This guidance is for anyone wishing to make a planning application in the Falkirk Council area for an extension or alteration to a residential building. The guidance does not apply to Listed Buildings or Conservation Areas where more strict controls apply. Purpose of Guidance 1.2 The guidance aims to raise the design quality of residential extensions and alterations, to the benefit of the wider built environment within the Falkirk Council area. Good design in the built environment creates places with an attractive character and has an impact on the economic well being and general quality of life of an area. Conversely, poorly considered extensions or alterations to dwellings can have an adverse impact on the quality of urban areas (Figure 1). The guidance sets out the general principles which are considered important to achieving good design, and offers more detailed guidance on the most common forms of development. It is not intended to be an Figure 1b: Good Design exhaustive document, and if a particular development type is not covered specifically by this guidance then applicants are advised to contact the Development Management Unit for further advice (please refer to Appendix 1 - Useful Contacts). 01 SG03 Residential Extensions and Alterations November 2020 1. Introduction Who is this Guidance For? 1.3 This guidance has been produced by Falkirk Council to elaborate on Policy HC08 House Extensions and Alterations contained in the Local Development Plan (LDP2). It states: HC08 Residential Extensions and Alterations Extensions and alterations to residential properties will be permitted where: 1. The scale, design and materials are sympathetic to the existing building; 2. The location and scale of the extension or alterations will not significantly affect the degree of amenity, daylight or privacy enjoyed by neighbouring properties; and 3. It will not result in overdevelopment of the plot, thereby giving rise to adverse impact on the functioning of garden ground, unacceptable loss of off-street parking or road safety issues. Detailed guidance on the application of these criteria is set out in Supplementary Guidance SG03 'Residential Extensions and Alterations'. Permitted Development Rights Pre-application Advice 1.4 Not all extensions and alterations to residential 1.5 Pre-application advice is available from the properties require planning permission. Some Development Management Unit prior to the developments are deemed to be Permitted submission of a planning application. Applicants are Development, which means that they can be carried encouraged to take advantage of this service. out without the need for planning permission. Some of the benefits include: However it should be noted that in certain ¤ Confirmation of whether the proposal constitutes circumstances, Permitted Development rights may Permitted Development or requires Planning have been removed. This applies for example to Permission; development in some Conservation Areas with an Article 4 Direction, alterations to Listed Buildings or ¤ Indication of whether or not a proposal may be as a result of conditions placed on a property or acceptable, saving time, money and abortive work; development by a previous planning permission. ¤ Explaining which policies/guidance are likely to If you wish to check if your proposal is permitted apply to your proposal; development you can complete the Council’s online ¤ householder enquiry form which can be found on the Helping to identify at an early stage if any Council’s website: specialist input is required (e.g. landscape/trees, https://www.falkirk.gov.uk/services/planning-building/ ecology, conservation areas, listed buildings). development-management/planning-permission.aspx Further advice is also provided by ‘Guidance on Householder Permitted Development Rights’ which can be found on the Scottish Government website https://www2.gov.scot/Resource/0038/00388268.pdf SG03 Residential Extensions and Alterations November 2020 0202 1. Introduction What Permissions do I need? Protected Species 1.6 In addition to planning permission, various 1.8 Bats and birds can be encountered when carrying out permissions may be required for a residential works to roofs and minor alterations or extensions. extension or alteration such as: Some species are protected by law and to disturb them can constitute an offence. It is therefore Listed Building Consent recommended that an initial check is undertaken to Required where a building is listed by Historic identify if there are any issues which require further Environment Scotland as of special architectural or investigation. The presence of bats or birds is unlikely historic interest. to mean that works cannot go ahead but does mean Building Warrant that their presence must be accommodated both Required for most building