A few planning questions....
Discussion
A bit of advice would be appreciated. We've just bought on a new build development and have decided in a couple of years we'll want to put a 2 storey extension on the side of the house(approx footprint of 3m x 7m) to give a larger kitchen / diner and a 4th bedroom / study. I know it's a while off but I want to get the garden sorted next spring and confirmed plans of what we're likely to build would mean we can get that done without having to rip bits up again a year or so down the line when the building work starts.
What I want to know is;
1) How detailed will the plans need to be for the council to make a decision and how much would an architect normally charge for something like this?
2) Are there any rules of thumb as to how much you can extend a property by or does this differ council by council?
3) Has anyone done something of a similar size and if so can you give me an idea of what the approximate build costs would be? (I have no skills in this department so would not be doing any work myself)
Probably a bit vague I know but things are still very early and we just want to get an idea of the above as we've no previous experience.
Thanks, all help & advice appreciated.
Forgot to say, I'm South East London based as I guess this would have a impact on costs etc.
What I want to know is;
1) How detailed will the plans need to be for the council to make a decision and how much would an architect normally charge for something like this?
2) Are there any rules of thumb as to how much you can extend a property by or does this differ council by council?
3) Has anyone done something of a similar size and if so can you give me an idea of what the approximate build costs would be? (I have no skills in this department so would not be doing any work myself)
Probably a bit vague I know but things are still very early and we just want to get an idea of the above as we've no previous experience.
Thanks, all help & advice appreciated.
Forgot to say, I'm South East London based as I guess this would have a impact on costs etc.
Edited by Ungarsee on Thursday 19th November 20:52
1) Purely for Planning, existing plans & elevations would need to be drawn. Then the proposed plans & elevations showing dimensions/ boundaries & new windows etc. A site plan and a location plan. For building regulations thats when you start showing detail like drainage/ electrics etc. Cost wise say £1500 all in.
2) Since October 2007 the rules changes and the same applies to all local authorities.Sounds like you will be going over 4 metres in height so you will defo need Planning Permission. You also said it was a new development and councils tend to remove permitted development rights from these types of properties, so possibly any extension would need planning permission. A quick call/ email to the council will confirm this.
Have a look at the planning portal website. There is a good interactive guide on there.
Costs???? Vary largely from area to area!
2) Since October 2007 the rules changes and the same applies to all local authorities.Sounds like you will be going over 4 metres in height so you will defo need Planning Permission. You also said it was a new development and councils tend to remove permitted development rights from these types of properties, so possibly any extension would need planning permission. A quick call/ email to the council will confirm this.
Have a look at the planning portal website. There is a good interactive guide on there.
Costs???? Vary largely from area to area!
I note you have purchased on an new build scheme, you need to check the deeds and covenants, often developers (especially the large plcs) will prohibit the dwellings from been extended for a period of time. It is to allow them to build out the site and sell it without potential difficulties from owner occupiers doing their own works.
as far as getting the drawings prepared is concerned, appointing an Architect (ask around for recommendations or contact RIBA) is advisable, but expect to pay more that £1500 for the size of works you are proposing, alternatively contact CIAT for a registered Architectural technician based service, if you feel you do not need the skills of an Architect.
good luck with it
Dan
as far as getting the drawings prepared is concerned, appointing an Architect (ask around for recommendations or contact RIBA) is advisable, but expect to pay more that £1500 for the size of works you are proposing, alternatively contact CIAT for a registered Architectural technician based service, if you feel you do not need the skills of an Architect.
good luck with it
Dan
I would suggest that an Architect is not necessary for such a project and when I say an Architect I mean someone with that title (RIBA and ARB). Most of this has already been said but...
You will need someone who has the necessary skills to draw up the existing plans (GF, FF and roof) and elevations (those impacted) and then draw up the proposed plans (GF, FF and roof) and elevations impacted. As it's being connected to a new build you will need to verify that you can indeed build an extension, most limit the possibility, but it depends on the development, developer and you will need to check the covenants.. It may well be that you can get them to allow you to build within the time period stated, but this will have to be confirmed in writing.
As it's a new build the materials used will probably be the same or similar and therefore there's probably not too much scope for using expensive materials or designing something not in keeping with the local area.
What you really need to do is find someone who is local to you who comes recommended or can show you their work. Ideally if someone can do both the Planning drawings and Building Control drawings and structural calcs that will keep costs in that area to a minimum. You will need their help to ensure that the space created is right for you and also that it works for you. Don't be pressurised into finalising applications too quickly - sometimes ideas occur at the eleventh hour and then it changes a little but the impact is big.
Planning concerns the external impact of the proposed extension, but some of the factors dictate the internal layout, such as windows and doors and the location or orientation of bathroom suites or kitchen layouts.. Then there are structural items (supporting piers or nibs) to support loads, which need to be factored in and indicated on the planning drawing so that you are sure that the internal space indicated at that stage is what you get..
As a minimum you should budget at £1k per square metre for building costs. With your figures it comes to around £42,000 but that sounds a little low tbh.
You will need someone who has the necessary skills to draw up the existing plans (GF, FF and roof) and elevations (those impacted) and then draw up the proposed plans (GF, FF and roof) and elevations impacted. As it's being connected to a new build you will need to verify that you can indeed build an extension, most limit the possibility, but it depends on the development, developer and you will need to check the covenants.. It may well be that you can get them to allow you to build within the time period stated, but this will have to be confirmed in writing.
As it's a new build the materials used will probably be the same or similar and therefore there's probably not too much scope for using expensive materials or designing something not in keeping with the local area.
What you really need to do is find someone who is local to you who comes recommended or can show you their work. Ideally if someone can do both the Planning drawings and Building Control drawings and structural calcs that will keep costs in that area to a minimum. You will need their help to ensure that the space created is right for you and also that it works for you. Don't be pressurised into finalising applications too quickly - sometimes ideas occur at the eleventh hour and then it changes a little but the impact is big.
Planning concerns the external impact of the proposed extension, but some of the factors dictate the internal layout, such as windows and doors and the location or orientation of bathroom suites or kitchen layouts.. Then there are structural items (supporting piers or nibs) to support loads, which need to be factored in and indicated on the planning drawing so that you are sure that the internal space indicated at that stage is what you get..
As a minimum you should budget at £1k per square metre for building costs. With your figures it comes to around £42,000 but that sounds a little low tbh.
eps said:
I would suggest that an Architect is not necessary for such a project and when I say an Architect I mean someone with that title (RIBA and ARB). Most of this has already been said but...
You will need someone who has the necessary skills to draw up the existing plans (GF, FF and roof) and elevations (those impacted) and then draw up the proposed plans (GF, FF and roof) and elevations impacted. As it's being connected to a new build you will need to verify that you can indeed build an extension, most limit the possibility, but it depends on the development, developer and you will need to check the covenants.. It may well be that you can get them to allow you to build within the time period stated, but this will have to be confirmed in writing.
As it's a new build the materials used will probably be the same or similar and therefore there's probably not too much scope for using expensive materials or designing something not in keeping with the local area.
What you really need to do is find someone who is local to you who comes recommended or can show you their work. Ideally if someone can do both the Planning drawings and Building Control drawings and structural calcs that will keep costs in that area to a minimum. You will need their help to ensure that the space created is right for you and also that it works for you. Don't be pressurised into finalising applications too quickly - sometimes ideas occur at the eleventh hour and then it changes a little but the impact is big.
Planning concerns the external impact of the proposed extension, but some of the factors dictate the internal layout, such as windows and doors and the location or orientation of bathroom suites or kitchen layouts.. Then there are structural items (supporting piers or nibs) to support loads, which need to be factored in and indicated on the planning drawing so that you are sure that the internal space indicated at that stage is what you get..
As a minimum you should budget at £1k per square metre for building costs. With your figures it comes to around £42,000 but that sounds a little low tbh.
you neglected to mention the necessary PI cover in place!!! and always, always employ a qualified structural engineer for beam calculations and other structural work. I see so many of these type of works completed inadequately of fail to maximise the potential because it was deemed an Architect (or other professional with similar skills) was not necessary.You will need someone who has the necessary skills to draw up the existing plans (GF, FF and roof) and elevations (those impacted) and then draw up the proposed plans (GF, FF and roof) and elevations impacted. As it's being connected to a new build you will need to verify that you can indeed build an extension, most limit the possibility, but it depends on the development, developer and you will need to check the covenants.. It may well be that you can get them to allow you to build within the time period stated, but this will have to be confirmed in writing.
As it's a new build the materials used will probably be the same or similar and therefore there's probably not too much scope for using expensive materials or designing something not in keeping with the local area.
What you really need to do is find someone who is local to you who comes recommended or can show you their work. Ideally if someone can do both the Planning drawings and Building Control drawings and structural calcs that will keep costs in that area to a minimum. You will need their help to ensure that the space created is right for you and also that it works for you. Don't be pressurised into finalising applications too quickly - sometimes ideas occur at the eleventh hour and then it changes a little but the impact is big.
Planning concerns the external impact of the proposed extension, but some of the factors dictate the internal layout, such as windows and doors and the location or orientation of bathroom suites or kitchen layouts.. Then there are structural items (supporting piers or nibs) to support loads, which need to be factored in and indicated on the planning drawing so that you are sure that the internal space indicated at that stage is what you get..
As a minimum you should budget at £1k per square metre for building costs. With your figures it comes to around £42,000 but that sounds a little low tbh.
Ungarsee said:
2) Are there any rules of thumb as to how much you can extend a property by or does this differ council by council?
They differ according to individual situation more than from council to council, but Google '45 degree rule' for a start.Many councils publish 'Supplementary Planning Guidance' documents on residential extensions on their websites that give useful detailed information, too (and often give some hints as to regional differences in approach due to local vernacular).
As a general rule of thumb, most authorities tend to use similar standards for privacy distances, between dwellings, according to the room use, too. Typically, you will want 21 metres between the window of a main habitable room and a similar room on a neighbouring dwelling, 12 metres between a main room and a secondary room (eg. kitchen) etc., but they will be more bothered about you impinging on neighbour's privacy than wrecking your own (so if you're daft enough to want to put a main lounge window looking into a blank gable wall 3 metres away, for example, they may not go out of their way to stop you). Remember that provacey distances may need to be increased if there is a difference in levels of number of storeys between adjacent properties, too. These standards do vary from authority to authority, though, so best to check.
Most Local Authorities welcome pre-application discussion, so give them a ring and ask to speak to the Planning Officer for your area; he or she will almost certainly be able to give you advice that will help you to get it right first time.
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