Planning an extension...££££££££ am I doing something wrong?

[dave_s13]

I'm in the process of planning an extension and just totting up my figures so far and I'm on the brink of not fvckin bothering. It's mental!

My extension has not even broken ground yet and I'm looking at the following.

Prof fees (architect/struct eng/planning permission/building control (factoring in site visits fees))
£2200

Move boiler (needed as in the way of our new hallway)
£250

New consumer unit and wiring provision to allow for meter move (inc testing wiring then reconnecting to new meter position)
£350

Relocate electricity meter and re route external supply cable.
£520

Relocate Gas meter (robbing bstds!!!...need another thread for that)
£730

£4050

It's a reasonably large ground floor rear projection 3m back from the original boundary then out the side 1.5m. Bedroom on the second floor.

Thus




Am I being bent over or what?

[R60EST]

Just wait till the build gets underway , £4000 will seem like a drop in the ocean once the extras , stuff not included in the initial quote and the final finishing touches are added to the initial costings.

Just think back to the property ladder programmes , how many stayed within budget .

[Elskeggso]

R60EST said:

Just wait till the build gets underway , £4000 will seem like a drop in the ocean once the extras , stuff not included in the initial quote and the final finishing touches are added to the initial costings.

Just think back to the property ladder programmes , how many stayed within budget .

Surely that's just down to bad planning, there's no need to go over budget if you use reputable companies/individuals (just a presumption as I've never gone through with something like this).

[dave_s13]

Aye, cheers Tonk.

Prof fees break down thusly..

Architect; designing the thing, it wasn't actually that straightforward, produce detailed plans, sort planning, sort building control application.
£1200

Struct calcs
£500 (there's a fair bit of destructive work here)

Building control (leeds)
Full plans application £140
Inspections £495

£2335 I underestimated.

It will be project managed by the Architect and the builder.

Edited by dave_s13 on Wednesday 16th June 20:54

[dave_s13]

anonymous said:

[redacted]

Oh jesus......where's my shotgun and balaclava.

[dave_s13]

anonymous said:

[redacted]

I'm hoping I can stand under the fvckers for that wedge

[dave_s13]

anonymous said:

[redacted]

You're not wrong.

I'll have a think...cheques in the post.

[mk1fan]

dave_s13 said:

Aye, cheers Tonk.

Prof fees break down thusly..

Architect; designing the thing, it wasn't actually that straightforward, produce detailed plans, sort planning, sort building control application.
£1200

Struct calcs
£500 (there's a fair bit of destructive work here)

Building control (leeds)
Full plans application £140
Inspections £495

£2335 I underestimated.

It will be project managed by the Architect and the builder.

Edited by dave_s13 on Wednesday 16th June 20:54

What about the Planning Application fee?

[dave_s13]

It a permitted development. Cost 30 odd quid. Included in the arch fee.

[jules_s]

anonymous said:

[redacted]

The first bold bit: Personally, I would consider that fee to be quite a bit too low.

The second bold bit: Can you not read the plan? I fear your guesstimate is a fair way short of the mark...

[Busamav]

Dave s13 , Who told you that was permitted development ?

In my opinion that falls foul of the rules .If I am reading the area of your extension correctly of course .

Can you post up a pic of the existing just to be sure .

It fails on 2 points , also , what is the dimension from the end of the extension to the back fence .

If your agent insists it is ok , get him to apply for a Certificate of Lawfull Development ( he should do this for you anyway ) cost is £75 .

Seriously , you will waste a lot of time if you do not sort this now !

Edited by Busamav on Thursday 17th June 08:15

[dave_s13]

Garden is about 60' from boundary to line of new extension.

Architect sent the pd application in and it was approved with a few little tweaks stipulated.

Please let me know your thoughts on it anyway and i'll pass on the comments.

Cheers.

[Busamav]

dave_s13 said:

Garden is about 60' from boundary to line of new extension.

Architect sent the pd application in and it was approved with a few little tweaks stipulated.

Please let me know your thoughts on it anyway and i'll pass on the comments.

Cheers.

Juliet "balcony" is easy enough.

The single storey side / rearmost rectangle on the plans falls outside of the remit of permitted development .

Good to hear that you have a Certificate of Lawfull Development , but it has been issued incorrectly .

[dave_s13]

Busamav said:

dave_s13 said:

Garden is about 60' from boundary to line of new extension.

Architect sent the pd application in and it was approved with a few little tweaks stipulated.

Please let me know your thoughts on it anyway and i'll pass on the comments.

Cheers.

Juliet "balcony" is easy enough.

The single storey side / rearmost rectangle on the plans falls outside of the remit of permitted development .....

Planning Portal said:

Planning Permission
An extension or addition to your house is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:

• No more than half the area of land around the 'original house'* would be covered by additions or other buildings.
• No extension forward of the principal elevation or side elevation fronting a highway.
• No extension to be higher than the highest part of the roof.
• Single-storey rear extension must not extend beyond the rear wall of the 'original house'* by more than three metres if an attached house or by four metres if a detached house.
• Maximum height of a single-storey rear extension of four metres.
• Maximum depth of a rear extension of more than one storey of three metres beyond the rear wall of the 'original house'* including ground floor.
• Maximum eaves height of an extension within two metres of the boundary of three metres.
• Maximum eaves and ridge height of extension no higher than existing house.
• Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house.
• Two-storey extensions no closer than seven metres to rear boundary.
• Roof pitch of extensions higher than one storey to match existing house.
• Materials to be similar in appearance to the existing house.
• No verandas, balconies or raised platforms.
• Upper-floor, side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor.
• On designated land* no permitted development for rear extensions of more than one storey.
• On designated land no cladding of the exterior.
• On designated land no side extensions. .....

I can't see where it's falling foul? Happy to be educated though.

[dave_s13]

anonymous said:

[redacted]

To be honest, I'm thinking about binning the balcony malarky, a window will do me. I only use the bedroom for sleeping, and well you know. The doors would open inward but that limits where you can get the bed. Already limited for space in there tbh.

[Busamav]

Busamav said:

The single storey side / rearmost rectangle on the plans falls outside of the remit of permitted development .

.

It's this bit Dave ^ , the corner next to the Bifold doors.

It is neither rear or side extension and falls outside of the description for either.

We have tested cases on this point with Richmond,Hounslow,Wokingham,South Bucks and Reading councils .

They all arrive at the same conclusion .

The balcony is specifically excluded from permitted developments .


The list of items you posted are just a brief list for public use , not extracted from the document

Edited by Busamav on Thursday 17th June 09:36

[dave_s13]

Cheers for that. I'll run it by my man later on

[Busamav]

dave_s13 said:

Cheers for that. I'll run it by my man later on

Just ensure it is a Certificate of Lawfull Development you have .

It would have cost £75

ps , you have mail.

[dave_s13]

Busamav said:

dave_s13 said:

Cheers for that. I'll run it by my man later on

Just ensure it is a Certificate of Lawfull Development you have .

It would have cost £75

ps , you have mail.

Thanks for that, appreciate your advice.

I've had a word with my architect. The plan has gone back to leeds CC for approval with a new set of more detailed drawings. They bounced it back first time as they asked for a change relating to the first ground floor roof line where it butts up to next door. They didn't mention anything re the issues you mention though and my chap said not to worry about it at this stage?

Waiting for it come back again so it'll be interesting to see if they pick this up. I assume that if they approve it then I'm good to go and they can't renege on that? I may be wrong. First time I've heard of a Cert of Lawful development?

[Busamav]

dave_s13 said:

First time I've heard of a Cert of Lawful development?

It is a certificate available for developments being built under PD.

It is NOT obligatory , but highly recomended as pure peace of mind for the householder .


It is my opinion that in a year or so houses will become unsaleable without one due to the way conveyancing solicitors are becoming so clinical over such things .