Building near a property boundry

[VEX]

Going to look at a house later today that could reduce our mortgage and, with an extension, give us a near perfect family home.

However I think we will need to build near to a property boundary and I though there was now a limit on how close you can get.

Anyone know what the general rule of thumb is?

(NB Property is in Aylesbury Vale if it helps.)

[Sam_68]

You can build right up to a property boundary, if you follow the right procedures (if you need access to neighbouring land, and/or might influence neigbouring structures, you may need to take account of the Party Wall Act and there are other issues such as rights of light and overbearing influence on neighbouring properties. As a general rule of thumb, expect to maintain 12 metres from a blank wall to a neighbouring main window on a house, or 21 metres from main window to main window, with the '45 degree rule' applying to projections beyond the rear face of a neighbouring house.

[ginettag27]

Are we talking single or double storey? There is a limit on double (or more) storey distances.. 1 metre for double or more storeys. If you're only single storey then there isn't a limit per se (but see below), but there will be a physical limit if the boundary is part of the neighbouring property, but this is "as near as you can build it" basically..

Is there an alternative access to the rear of the property, not that this, in itself is an issue, but means that it could make it more difficult to move items to and from the garden.. It will limit your use of the garden and could put potential purchasers off..

As Sam68 mentioned, a little more info. about the extension would be good, especially regarding windows on the neighbouring property and glazing for the extension.. What sort of properties are we talking about, semi? detached? what sort of distance is there currently to the boundary?

We're based around High Wycombe if you need more help, have further questions or require more detailed information. Feel free to PM.

Edited by ginettag27 on Wednesday 30th July 15:54

[Sam_68]

ginettag27 said:

1 metre for double or more storeys.

On what basis are you saying this?

We routinely build 2 or 3 storey gable walls right on the property boundary!

[ginettag27]

Sam_68 said:

ginettag27 said:

1 metre for double or more storeys.

On what basis are you saying this?

We routinely build 2 or 3 storey gable walls right on the property boundary!

Obviously it depends on the District Council.. but from the Wycombe District adopted plan... Appendix 4, page 171 to 2011.

Siting

In order to give visual separation from adjoining properties, two-storey and first floor
side extensions on detached, semi-detached or terraced properties should normally
be set at least 1 metre in from the boundary.

From here : http://www.wycombeapps.co.uk/localplan/

Edited by ginettag27 on Wednesday 30th July 19:35

[VEX]

Thanks guys, there was almost 14ft to the boundary, so plenty of space for a 10ft single storey side extension.

However, I don't think we are going for it. Rough estimates are 40K for plumbing, heating, windows, woodwork, decoration and flooring (builders estimate). Another 30 - 40K for extension (20ft x 10ft) quality kitchen fittings. 6-10K family accommodation (it is not habitable for a young family) 5K for the garden and what about 10-20K contingency.

It had previously sold for £230K, but moneys could not be raised. So you are looking at a top whack of £345K spend which would end up being the largest house on the estate. The last one of this style sold for £315 in Jan 08, current estimates for the property without the extension is only £290.

The idea was to reduce our mortgage (£150K on a £350/380K property) and still get a bigger house, but I just don't think the figures stack up.

Any other thoughts?

What is a 'rule of thumb per Sq ft' figure for a single storey side extension with a 15ft RSJ supporting the outside wall?

V.

[JOETHETOE]

Your builders price sounds expensive at possibly £200 psqft, depending on the finish and foundations required I would have thought you should be able to get that done for circa £90-£100 psqft (20k-ish)

Remember that in the current climate, there is not that much work around as well so you may be able to haggle.

[ginettag27]

I agree, you should budget for about £1,000 per square metre (i.e. square yard!) to include F&Fs!

Of course we may know some builders as well...

10% contingency on top.

Edited by ginettag27 on Thursday 31st July 10:48

[mk1fan]

Regarding the OP - there are several coniderations when building upto / near the boundary.

The Local Planning Authority's interpretation of the Planning Laws. Use of 'Permited Development' should be considered for small extensions (if not already used).

The Building Regulations.

The location of buildings on neighbouring land.

The type of boundary structure and ownership of that - Part Wall aside.

Party Wall etc Act.

The 1M standard tends to apply to semis building on the detached side.

Although the cost of building labour is, potentially, open for negotiation building materials are constantly changing - mainly upwards. For example the cost of lead for flashings changes week on week. Contrary to what's reported in the press, good builders are still very busy (well at least in London and the South East).

As horrific a picture as the press would like to paint the 'drop' in the housing market isn't, at this time, effecting many people. If you want to move to a cheaper but larger property then you'll need to consider 'rough' areas, those that require refurbishment, areas that are commuter 'voids' i.e. those that it's have poor public transport etc... Moving to those areas though has draw backs that you'll need to deal with each day.

Edited by mk1fan on Thursday 31st July 11:33

[Sam_68]

ginettag27 said:

Obviously it depends on the District Council.. but from the Wycombe District adopted plan... Appendix 4, page 171 to 2011.

Siting

In order to give visual separation from adjoining properties, two-storey and first floor
side extensions on detached, semi-detached or terraced properties should normally
be set at least 1 metre in from the boundary.

From here : http://www.wycombeapps.co.uk/localplan/

The operative words are 'should normally', though. Even Adopted Planning Policy is not absolute (especially where it related to detail design issues). You just have to make a strong enough case, architecturally, for any deviation.

Also, academic, I know - and not intended as a trick question - but isn't Aylesbury Vale controlled by, erm, Aylesbury Vale District Council?

[VEX]

I spoke with AVDC Planning in the afternoon and they said that generally they only looked for 1m distance from boundary on two storey construction.

There is buckets of room between this house and its potential extension and the property next door.

Took lots of photos as the planning officer also said that they would meet us on site to give an informal opinion but the request had to be in writing. But if I included photos and sketches then the can give a response without a visit.

Prices are positive, any local (MK / Aylesbury) builders want to give a firmer price?

Thanks to all.

V.

[ginettag27]

Sam_68 said:

ginettag27 said:

Obviously it depends on the District Council.. but from the Wycombe District adopted plan... Appendix 4, page 171 to 2011.

Siting

In order to give visual separation from adjoining properties, two-storey and first floor
side extensions on detached, semi-detached or terraced properties should normally
be set at least 1 metre in from the boundary.

From here : http://www.wycombeapps.co.uk/localplan/

The operative words are 'should normally', though. Even Adopted Planning Policy is not absolute (especially where it related to detail design issues). You just have to make a strong enough case, architecturally, for any deviation.

Also, academic, I know - and not intended as a trick question - but isn't Aylesbury Vale controlled by, erm, Aylesbury Vale District Council?

Sam, I was merely answering your question "on what basis"... I was giving that answer on the basis that I know that WDC have an adopted planning policy where they can use this to enforce their point.

I know that Aylesbury isn't in WDC, which is why I started my comment "Obviously it depends on the District Council.. but from WDC..."

[Sam_68]

ginettag27 said:

Sam, I was merely answering your question "on what basis"...

Yes, not having a go... merely that your original statement:

ginettag27 said:

There is a limit on double (or more) storey distances.. 1 metre for double or more storeys.

Seemed to suggest the existence of some sort of an absolute, legal restriction on developing closer than 1 metre to a boundary with 2+ storeys, which isn't the case, anywhere.

Some Local Authorities, including Aylesbury Vale, have a general policy of resisting such development, but Planning Policy, even more than most rules, is there for the guidance of wise men and the obedience of fools.

[ginettag27]

I know, although try telling that to the Planners!!