We currently play a game at my house that I like to call 'car dancing' whereby we have to do a little kind of in-and-out style jig with the cars when someone who is being hemmed in by another vehicle and wants to leave. While it wasn't too bad when we had two cars to tango with, now that my son also has one, the whole thing is starting to look more like Riverdance.
What I'm getting at here is that the driveway we initially converted from the very pretty front garden the former owner of our Edwardian cottage carefully curated isn't, or maybe never was, big enough for modern-day life. When we moved in, the lovely lady who lived here relied solely on a bicycle as her only means of transport so had no need for cars or fancy driveway ideas – but we do.
We are now thinking about removing the hedge that separates half of the driveway from the road. This will also mean creating an extended dropped kerb – but what does this entail? Will we be allowed to do it, and how do we get permission to carry out the work? Thankfully I had a few experts to call on, and here's what they had to say.
Article continues belowDo you need planning permission for a dropped kerb?
We live in a very small village with a road running through it that only really gets a bit busy if a road elsewhere happens to be closed. However, our driveway still leads directly off it and having already had to apply for driveway planning permission when we first moved in, I was aware that, I couldn't just go removing the pavement that separates it from the road without some kind of permission.
Planning consultant Simon Rix, founder of Planix UK Planning Consultants Ltd, explains more. "Generally, if the dropped kerb is on a classified road (A, B, or C road), planning permission is required. If it's on a residential, unclassified road, you often don't need planning permission."
After a quick check (I used FindMyStreet) I discovered that despite being a quiet country village, my road is classified as C meaning I will, indeed, need to seek planning permission.
It is important to note that even if you don't live on a classified road, you can't just start taking out the kerb.
"A dropped kerb always requires highway authority consent — no exceptions," states Zaeem Chaudhary, director and chartered architectural technologist (MCIAT) at AC Design Solution. "Planning permission is only needed separately if the road is classified, the property is in a Conservation Area, or permitted development rights have been removed."
Simon Rix is a professional planning consultant, who began his career working in local government in the 1990s. He was a council officer and later an elected councillor, so he knows how the planning system works from both sides. He went on to set up Planix.UK Planning Consultants Ltd; a consultancy company that advises self builders, home extenders and those taking on small to medium-sized building projects on planning permission.
Zaeem Chaudhary, MCIAT, is director of AC Design Solution, a multidisciplinary practice delivering architecture, structural engineering, and party wall services across London and the UK
When don't you need planning permission for a dropped kerb?
Although it seems I will have to apply for planning permission in order to create the dropped kerb required to form the new entrance to my own driveway, this won't be the case for everyone.
"For many unclassified residential roads, this falls under permitted development – provided it isn't a listed building or in a conservation area with specific restrictions," confirms Simon Rix.
As mentioned before, however, even if you get out of a planning application, you must still get consent from the local highways authority.
How do you get dropped kerb planning permission?
If your dropped kerb requires planning permission, you must submit an application to your local planning authority.
Most applications are made online, through your local authority's website. You will usually need to navigate your way to the 'Application for Permission to Construct Vehicle Access Crossing.' Once there, as well as providing details of the work, you will also need to give them a sketch or plan outlining the location and measurements of the planned work as well as a photo of the site.
There are a number of criteria which local authorities take into consideration when deciding whether or not to grant permission, including:
- Whether the dropped kerb will endanger or obstruct traffic or pedestrians
- That drainage is taken into account where a driveway slopes towards the highway
- An approved contractor will be used
- That there is enough space on the driveway so that a vehicle will not overhang the footway, block any doorways and that getting on and off the driveway can be done safely
- Certain dimensions are adhered to for vehicle hard-standing in front of the property – it is important to note that permission for a dropped kerb to give full-width access is rarely granted.
How much does it cost to apply for dropped kerb planning permission?
Don't forget to factor in the cost of an application within your overall driveway costs.
According to Paula Higgins, chief executive at HomeOwners Alliance, costs can be hard to accurately predict at the start of a project. "Costs vary widely depending on the site and complexity, but typically include several elements," explains Paula Higgins, who goes on to break these down.
- Application/assessment fee: around £100–£300
- Engineer inspection: around £435
- Construction costs: typically £1,500–£3,000 on average, but costs can go as high as £16,000 in complex cases.
"Costs depend on the materials and size of the crossover, any changes to traffic management, whether utilities (water, gas, telecoms) need to be moved, obstacles like trees or street furniture, ground conditions and drainage requirements," continues Paula. "If utilities need relocating, you’ll need to contact the provider yourself and cover those costs separately.
"In most cases, the process begins with the council inspecting the site and providing a cost estimate. You must pay upfront before work begins. If the work costs more than expected, you’ll be billed the difference, and if it costs less, you’ll receive a refund."
After spending 15 years reforming housing policy in government, enough was enough. Homeowners needed a voice and HomeOwners Alliance was born.
What happens if you get refused permission for a dropped kerb?
Now I know I will need permission, I am a little worried – could it be refused? Paula Higgins has some bad news for me. " Yes – and refusals are not uncommon. Councils take a safety-first approach when assessing applications.
"Even if it seems like a minor change, councils are ultimately responsible for the safety and usability of the highway," continues Paula. "Common reasons for refusal include:
- Road safety concerns, such as poor visibility or proximity to junctions
- Insufficient space to park a vehicle fully off the road
- Impact on pedestrians, particularly on narrow pavements
- Existing street features, like trees, lampposts or bus stops
- Drainage issues, where water could run onto the pavement or road."
"An application can be refused, if there is not enough distance form the house to the edge of the driveway to place a car – usually a minimum of 4.5m," adds Zaeem Chaudhary. "Another reason can be that not enough soft landscaping is provided, depending on size of the drive. For smaller houses this is usually 30%, while for larger properties it can be 50%, although it varies from council to council."
What should you do if your application is refused?
Thankfully, even if you do get the thumbs down in response to your initial application, there are steps you can take.
"If permission is refused, you can make a planning permission appeal or look at modifying the proposal to address the specific safety or environmental concerns raised by the council," explains Simon Rix.
"If your application is turned down, you have a few options," picks up Paula Higgins. "First, ask for detailed feedback so you understand the reasons, then revise and resubmit your plans to address specific concerns.
"You might need to make practical changes, such as improving driveway layout or drainage and I'd advise seeking professional advice from a planning consultant or highways engineer too."
FAQs
Can you create a dropped kerb yourself?
In short, no, this is not a job that can be undertaken on a DIY basis, even if you were hoping for cheap driveway ideas that wouldn't set you back too much – and not just because of the tools and equipment required.
Once you get permission you will have to have the work carried out by a 'New Roads and Street Works Act accredited contractor.' Your chosen contractor must have public liability insurance, the value of which varies from council to council. A list of accredited contractors will be available on your local authority's website.
Neglecting to take into account the need for a dropped kerb is one of the most common driveway mistakes made by homeowners – make sure you get all the necessary approvals before you start work if you don't want to end up with some expensive remedial work on your hands.
