A dropped kerb and driveway can offer convenient access to your driveway, but installing one requires careful consideration of local regulations. Whether you need planning permission depends on a few factors that we’ll dive into in this article. We’ll cover everything from understanding the rules to navigating the process of securing permission and what happens if you don’t comply with regulations.

What is a Dropped Kerb?

A dropped kerb, sometimes referred to as a vehicle crossover, is when a section of the pavement in front of a property is lowered to allow vehicles to move between the road and the driveway. This modification improves accessibility and ensures the vehicle doesn’t damage the pavement or services underneath.

However, changing the public pavement and altering its use requires proper authorization from the local authority.

When is Planning Permission Required?

Several situations require you to obtain planning permission before installing a dropped kerb:

1. Classified Roads: If your property is on a classified road (A, B, or C roads), you will need planning permission. These roads are considered critical routes, and any modifications to the kerb can affect traffic flow and safety.
2. Listed Buildings: If your home is a listed building or lies within a conservation area, planning permission is mandatory, as altering external elements could affect the historical character.
3. Type of property & drive: Your property is a flat or a commercial property.
4. Type of Access: If your access serves multiple dwellings.
5. Type of work involved: When engineering activity is involved.
6. TPO tree:  when access is likely to affect a tree, which is protected by a Tree Preservation Order.
7. Land outside your property needed: Where the proposed vehicular access and hard surface isn’t limited to the curtilage of your dwelling or “highway” – i.e. includes grass verges and amenity land.
8. Impermeable paving: If your driveway (including a replacement) will incorporate more than 5m² of impermeable paving such as asphalt.

When You Might Not Need Planning Permission

There are scenarios where planning permission may not be required:

• Unclassified Roads: Properties on unclassified roads or private streets may not need planning permission, but you still need to consult your local council for formal approval (i.e. apply for a dropped kerb licence).
• Driveways on Private Land: If your property is on private land and doesn’t interact with public pavements or roads, planning permission is typically not required.

How to Apply for Planning Permission and for a Dropped Kerb

If your property falls under any of the situations that require planning permission, you’ll need to follow these steps to apply:

1. Contact DKP: Reach out to a member of our team for a free appraisal on the need for planning permission and the likelihood of securing consent. We will study the site and determine the exact process and requirements, which may vary slightly from one area to another.
2. We prepare a full set of planning drawings and reports: This will include an existing and proposed block plan, location plan, site plan, elevations, specifications of the dropped kerb, and safety assessments, especially if the project affects road traffic. (the final list of requirements will depend on your specific project).
3. We prepare and submit the Application: Once you have approved the drawings, we will fill out the planning form, providing details about your property, the scope of the project, and any contractors you’ll be using for the work.
4. We will provide the Necessary Documentation: Including for example a Biodiversity and/or CIL form.
5. Pay a Fee: Expect to pay an application fee directly to the Council (in addition to DKP’s fee), which typically costs £262 depending on type of application.
6. Wait for Approval: The approval process can take several weeks. Be patient, as councils need to evaluate the project to ensure it adheres to local guidelines and safety standards. During this process we stay on as your planning agent, responding to any queries that may arise.

What Happens if You Don’t Get Planning Permission?

Installing a dropped kerb without the necessary planning permission can lead to several consequences, including:

• Fines: Your local authority could issue fines for unauthorised alterations to public infrastructure.
• Removal of Kerb: In some cases, the council might require you to restore the pavement to its original state at your own expense.
• Legal Action: Ongoing violations could lead to further legal action, potentially increasing costs and delays for your project.

Therefore, it’s crucial to ensure that you follow the correct planning procedures from the outset.

Costs Involved in Approving and Installing a Dropped Kerb

The cost of installing a dropped kerb can vary based on several factors:

• Planning Fees: If you require a planning application, you will need to pay the Council’s planning application fee. This costs around £262.
• License Fees: The Council’s highways department will charge a fee for handling the crossover application. This is in addition to planning application fees (where these apply).
• Contractor Costs: You’ll need to hire a qualified contractor to carry out the work. The average cost of installation can range from £800 to £1,500, depending on the size of the kerb and the complexity of the job.
• Survey and Inspection Fees: Some councils may require a survey or inspection before and after the installation, which could incur additional costs.
• Other fees: Other fees might apply, depending on your project, such as utility diversions, removal of apparatus, removal of trees, planting of a new tree, consultations on removal of parking bays, etc. This is not an exaustive list and DKP is no responsible for advising you on the full list of consents needed post planning permission.

Choosing the Right Contractor

Hiring a qualified contractor to install your dropped kerb is essential to ensure the work complies with local regulations. The contractor should be approved by the local council and have experience with similar projects.

Before choosing a contractor, check reviews, request a detailed quote, and ensure they have the necessary certifications.

FAQs

Do I need planning permission for a dropped kerb in a conservation area?
Yes, properties in conservation areas often require planning permission for any external modifications, including dropped kerbs.

Can I install a dropped kerb myself?
No, most councils require the work to be done by an approved contractor to ensure the quality and safety of the installation.

How long does it take to get planning permission for a dropped kerb?
The planning permission process typically takes between 6 to 8 weeks, but it can vary depending on the complexity of the project and the workload of the local planning authority

What happens if my application is refused?
If your application for a dropped kerb is refused, you’ll receive feedback from the council outlining why. You may have the option to amend the plans or appeal the decision.

How much does it cost to install a dropped kerb?
Costs vary, but the average price of a dropped kerb installation can range from £800 to £1,500.

Conclusion

Understanding the rules around planning permission for a dropped kerb is essential to avoid costly fines and complications. Whether you’re looking to improve accessibility or increase the value of your property, following local regulations ensures a smooth and successful installation process. Always check with DKP before beginning any work and choose a reputable contractor to carry out the installation.

By following these guidelines, you’ll be well on your way to creating convenient and legal access to your property.