Architectural drawings in Hertsmere

Hertsmere architectural drawings and the local guidance

Hertsmere's plan is a stack of older documents: the Hertsmere Local Plan 2012-2027: Core Strategy (Jan 2013), Elstree Way Corridor Area Action Plan (Jul 2015), Site Allocations and Development Management Policies Plan (Nov 2016). The core strategy dates from 2,013, so its policies are well settled, and the council has not replaced them with a single new plan.

For household work the guide is the Planning and Design Guide SPD Part E: Guidelines for Residential Extensions and Alterations. What has been approved nearby is worth reading alongside it. The Planning and Design Guide SPD Part D: Guidelines for Development covers larger schemes and sets out the wider design principles.

Our drawing notes say which paragraph of the guide each feature answers, and where a design departs from it we explain why on the covering note.

Prior approval refusals and the case for a householder application

In the latest national statistics the council granted 8 larger home extension prior approvals and refused 21. Refusals are far more common than approvals, which makes a deep rear extension under prior approval a gamble in this borough.

We test the proposal against the neighbours' windows and boundaries before suggesting the route, and we move to a householder application when the odds look poor. The proposed drawings are much the same either way, so little work is lost.

Our prior approval drawings in Hertsmere are prepared on that footing, and a lawful development certificate remains the proof for work that sits within the limits. The council took in 193 certificate applications in the same year.

Householder decisions, minor applications and timing

Hertsmere decided 454 householder applications in its latest twelve months, granting 90.3 per cent, with 90.7 per cent decided in eight weeks or an agreed extension. The national series records 466 householder decisions and 94 per cent granted.

Minor applications, a category that includes new single dwellings and conversions, were granted at 86.8 per cent across 189 decisions. Those are all past results. We use them to set sensible expectations for your programme and nothing beyond that.

Heritage without the risk register

Alongside 16 conservation areas, Historic England records 322 listed entries: 3 at Grade I, 13 at Grade II* and 300 at Grade II. The borough has 4 registered parks and gardens and 4 scheduled monuments. Unusually, it has 0 entries on the Heritage at Risk Register.

Listed building consent is a separate application. If your house, barn or garden wall may be listed, ask us on the first call; the search takes minutes.

Housing, prices and the levy in two areas

At the Census the borough had 42,682 households. 71.5 per cent lived in a house or bungalow and 64.2 per cent owned their home. A semi-detached house averaged £615,098 and a detached house £1,200,351, so a drawing set is a small cost against the build.

Hertsmere charges the levy under its Hertsmere Borough Council Community Infrastructure Levy Charging Schedule (September 2014): £200.84/m² (Area A: Elstree, Borehamwood & Potters Bar); £301.26/m² (Area B: Bushey & Radlett); £0/m² (Elstree Way Corridor). Schedule rates 2014: £120 / £180 / £0. Bushey and Radlett pay more than Elstree, Borehamwood and Potters Bar, and the Elstree Way corridor pays nothing. The council has also confirmed an Article 4 direction on houses in multiple occupation for part of the borough, so check whether it applies and is in force before you convert a family home to shared rooms.

Architectural drawings in Hertsmere: services and nearby councils

Most clients start with planning drawings in Hertsmere, then add building regulations drawings in Hertsmere for the build. For a ground-floor project see house extension drawings in Hertsmere.

We also draw garage conversion plans and new build drawings. Across the boundary, read our pages for Barnet, Three Rivers and Harrow. If the council asks for changes we redraw at no charge.