Planning permission - costs?

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We’ve been struggling to find a house that ticks all the boxes so we’re now getting to the stage where we are looking at houses where we could add an extension on to get the space we need.

We’ve found a 4-bed semi which seems to have the basics and, if we can get the planning permission, it could be nigh on perfect. It was originally a traditional 3 bed semi but has already been extended once so that it now is an L shape. Ideally we would like to add on a double-height extension to make the shape of the house a bit more square-ish (hope that makes sense. That would give us 5 proper double bedrooms (as opposed to what EAs think are double bedrooms!) 2 bathrooms plus en suite, as well as 4 reception rooms downstairs.

This all relies on getting planning permission. So my question is

(a)Would the fact that it’s already been extended once have any impact on the likelihood of me getting PP for further extension?

(b)What would be the likely cost of getting PP? I’m assuming the main costs would be the architects drawings?


Any advice/information appreciated as always

[Simpo Two]

Ask the Council.

[Countdown]

Sorry - I should have been clearer.

What will be the rough cost of having the plans drawn up? It's a full height extension (so 2 floors roughly 25ft by 25ft)

[cRaigAl205]

If you'd like to drop me a PM with bit more info on the house (google streetview, or even EA details) I can come up with a quote for you, if you'd like Based in Bath, but are regularly down the M4 corridor for work and family, so happy to cover Berkshire.

Cheers,

Craig

[Legend83]

Countdown said:

Sorry - I should have been clearer.

What will be the rough cost of having the plans drawn up? It's a full height extension (so 2 floors roughly 25ft by 25ft)

Depends but we just paid roughly £2.5k for full planning permission plans, followed by structural engineer review and building regulation plans. That includes all fees payable to the LC.

[Countdown]

cRaigAl205 said:

If you'd like to drop me a PM with bit more info on the house (google streetview, or even EA details) I can come up with a quote for you, if you'd like Based in Bath, but are regularly down the M4 corridor for work and family, so happy to cover Berkshire.

Cheers,

Craig

Thanks for the offer but unfortunately I'm approximately 200 miles away (up norf')

[Countdown]

Legend83 said:

Depends but we just paid roughly £2.5k for full planning permission plans, followed by structural engineer review and building regulation plans. That includes all fees payable to the LC.

Cheers - that was what I thought (feared!)

I don't mind paying that - the only problem is if it gets knocked back by the LA it's £2.5k up the swannee. So, as you can see, it's a gamble.

We've made an offer to the buyer and explained that it's subject to receiving PP. They might reject it out of hand so all this could be a moot point anyway.

[cRaigAl205]

Your offer is subject to getting planning approval on something that hasn't been designed yet? Assuming you could find someone to design it tomorrow, there is still a 8 week statutory period in which the LA takes to process and approve the application, given the strong housing market, I doubt the seller will be willing to wait two months and then you could pull out if YOUR (not their) application was rejected. You never know though! Good luck with it

[Neil - YVM]

Before spending out on full drawings, first make some basic drawings, of the house, garden, proposed extension, relative position of neighbours, etc. Then book an appointment with your local planning officer, and ask for their help / opinion. Approached in the correct way they can be very helpful. If they do raise a concern, ask how they would prefer it done, etc.

Then if they think there could be an issue, apply for outline permission first, this just needs simple scale drawings. Much cheaper, if there is a risk of refusal. Once outline is granted, making a full application should be relatively straight forward.

If confident of no issue, then make a full application.

[Grandad Gaz]

cRaigAl205 said:

Your offer is subject to getting planning approval on something that hasn't been designed yet? Assuming you could find someone to design it tomorrow, there is still a 8 week statutory period in which the LA takes to process and approve the application, given the strong housing market, I doubt the seller will be willing to wait two months and then you could pull out if YOUR (not their) application was rejected. You never know though! Good luck with it

Exactly. Also, the sellers could change their mind, get planning permission themselves and put it back on the market for more money!

Get down to the council planning department tomorrow with a few photos and a rough sketch of what you intend to build and they should be able to give you an idea of what you can or can't do, there and then.


Edit - As Neil said

[BoRED S2upid]

Definitely speak to the planning department first don't blow £2k on plans in the hope it might be approved.

[Busa mav]

Countdown said:

I don't mind paying that - the only problem is if it gets knocked back by the LA it's £2.5k up the swannee. So, as you can see, it's a gamble.

It cant possibly be a gamble of any sort, you state in your profile that you are a "Town Planning & Noise Guidance Advisor "

[worsy]

Countdown said:

cRaigAl205 said:

If you'd like to drop me a PM with bit more info on the house (google streetview, or even EA details) I can come up with a quote for you, if you'd like Based in Bath, but are regularly down the M4 corridor for work and family, so happy to cover Berkshire.

Cheers,

Craig

Thanks for the offer but unfortunately I'm approximately 200 miles away (up norf')

Update your profile location

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Grandad Gaz said:

cRaigAl205 said:

Your offer is subject to getting planning approval on something that hasn't been designed yet? Assuming you could find someone to design it tomorrow, there is still a 8 week statutory period in which the LA takes to process and approve the application, given the strong housing market, I doubt the seller will be willing to wait two months and then you could pull out if YOUR (not their) application was rejected. You never know though! Good luck with it

Exactly. Also, the sellers could change their mind, get planning permission themselves and put it back on the market for more money!

Get down to the council planning department tomorrow with a few photos and a rough sketch of what you intend to build and they should be able to give you an idea of what you can or can't do, there and then.

Fully understand where you're both coming from. House has been on the market for 2 years so hopefully I should be OK. It's a bit overpriced IMHO but Mrs C seems to have fallen for it so needs must when the devil drives.....

Thanks for advice re: approaching planning dept - will give it a bash

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Busa mav said:

It cant possibly be a gamble of any sort, you state in your profile that you are a "Town Planning & Noise Guidance Advisor "

I took that from "The Wrong Mans" - new episode on tonight in case anybody enjoyed the first series

ps Im a beancounter in reality.

[Steve H]

Countdown said:

(a)Would the fact that it’s already been extended once have any impact on the likelihood of me getting PP for further extension?

Yes.

Most boroughs have a guideline % that can be added to the floor area of the house, it is based on the original size when built (or as at 1948 if it's older than that).

Any existing extension will already be eating into that total, typical allowances are anything between 30-70% AFAIK.

It's only a guideline and they can be broken but it makes it harder if that's what you are trying to do.

[Busa mav]

If the property is outside of a settlement area, ie in the countryside , then % volumes count.

Otherwise , it has no impact on any new proposal.

[Steve H]

Not sure that's entirely right but I guess it may vary in different boroughs, my experience is fairly local.

[Countdown]

Thanks for all the advice.

I think the percentage limit on extension does apply in our area which is why I'm not sure we would get a further extension.

Our offer has been rejected anyway so it's all a moot point. Back to the drawing board

[eggchaser1987]

cRaigAl205 said:

If you'd like to drop me a PM with bit more info on the house (google streetview, or even EA details) I can come up with a quote for you, if you'd like Based in Bath, but are regularly down the M4 corridor for work and family, so happy to cover Berkshire.

Cheers,

Craig

Sorry to ask on another's thread. But I didn't want to start another if it can be answered.

After Christmas/new year I'm planning on doing a small extension on my kitchen . Not a large one but it will nearly double the size as we don't have a large house.

Would you be able to give advice on this and if planning is needed etc?

Charges may occur I understand but advice on where to start would be brilliant. I'm kind of near Bath, Somerton , Yeovil way.

Thanks

Eggchaser1987 aka Ed