Architectural drawings in Three Rivers

The local plan behind Three Rivers decisions

Policy comes from the Three Rivers Local Plan: Core Strategy (2011), Development Management Policies LDD (2013) and Site Allocations LDD (2014). The core strategy dates from 2,011, and the later documents fill in detail on development management and allocated sites.

In practice that means a design is read against several documents at once. We list the relevant policies in the design note that goes with the drawings, so you can see what the council will weigh.

How fast and how often Three Rivers decides yes

The council decided 617 householder applications between July last year and June this year, and 90.9 per cent were granted. Timing stands out: 98.1 per cent were decided within eight weeks or an agreed extension.

For minor applications the in-time figure was 98.4 per cent, with 82.1 per cent granted. A quick decision helps a builder plan the start date, though it does not alter what the officer decides.

These are past figures for the district. They are not a promise for your house.

Prior approval and lawful development in Three Rivers

Larger home extensions can use prior approval. In the latest published year the council granted 11 and refused 14, a split that rewards a careful neighbour assessment.

Owners also applied for 192 lawful development certificates that year. If you are building under permitted development, a Lawful Development Certificate in Three Rivers is the written proof.

Heritage in Three Rivers

The council publishes 19 conservation areas. Historic England lists 352 entries: 3 at Grade I, 14 at Grade II* and 333 at Grade II.

There are also 2 registered parks and gardens, 3 scheduled monuments and 1 entry on the Heritage at Risk Register. If your house is listed or sits in a conservation area, we explain which consents apply before you spend on design.

From first call to submission in Three Rivers

Send the address and a few lines on what you want. We reply the same working day if your message arrives before three in the afternoon, and we report back on the planning constraints before any fee is taken for design.

Drawings follow in about seven days after the survey. You review them, we adjust, and the independent check is done by someone who did not draw the set. Only then does the application go to the council, through the Planning Portal, with the forms and certificates completed.

Should the council ask for changes, our redraws are free until approval.

Levy, prices and housing in Three Rivers

Three Rivers charges the Community Infrastructure Levy under its Three Rivers CIL Charging Schedule (adopted February 2015), with three residential areas. The charge is highest in Area A, lower in Area B and nil in Area C.

79.7 per cent of households live in a house or bungalow, and 70.9 per cent own their home. A detached house averages £1,206,251 and a terraced one £461,977.

The architectural drawings we prepare in Three Rivers

Typical work includes planning drawings in Three Rivers, side return extension drawings and double-storey extension drawings. For the build, construction drawings turn the permission into a set a builder can price.

Over the border, see our council pages for Buckinghamshire, Hillingdon and Hertsmere.