Extending a commercial property

[Seany88]

I own a retail business on a row of terraced shops and I want to extend the property backwards, and sidewards a bit if possible.

Backwards I can't see there being a problem, but having never applied or done anything like this before, even residential, what are the steps involved? Any possible restrictions?

And going sideways, well the front of the shop is the full width of the plot but the back-end is more like half - with the back door on the side. Is there a reason for this or would be it possible to extend it to the border and effectively double the width of the back of the shop?

I'm also interested in converting the upstairs into a flat...is it a simple case of fitting it out, having the entrance on the back (is it ok for it to double as the fire escape?) and sealing it off from the shop?

[GuinnessMK]

An extension of the sort you describe would be in general perfectly possible*.

Basically you need an architect / architectural technician to draw up the existing and proposed plans. Then run those past the fire officer and building control for initial comment.

Assuming you get the nod from them, get a planning application in. Wait 6 weeks. If you get planning permission, get building control application in. Wait again. Dependant on the size of the alterations you may need a Structural Engineer.

You can of course run both applications together, it depends how much you are willing to risk in fees.

If you go to the neighbours wall, you'll need a party wall surveyor too.

Then get it sent out to the builders to price.

The alternative is appoint a company on a Design & Build Contract, where we would come out, survey it, design it, submit planning and B Regs, then put a programme / costs to the project.

Tends to work a bit quicker on a D&B contract (IMHO).

Of course you could appoint a Project Manager

• You'll be hampered slightly if you live in a conservation area, or the building is Listed.

[Seany88]

Not listed or a conservation area. I notice your a project manager! but up north, which will end up a logistical nightmare! Anyone you can recommend in the Midlands? What are a project manager's typical fees?

For a D&B contract, what sort of costs are involved should the application fail? They wouldn't turn it down outright would they? But maybe work out an agreement of modifications to the plans etc?

[skwdenyer]

Seany88 said:

Not listed or a conservation area. I notice your a project manager! but up north, which will end up a logistical nightmare! Anyone you can recommend in the Midlands? What are a project manager's typical fees?

For a D&B contract, what sort of costs are involved should the application fail? They wouldn't turn it down outright would they? But maybe work out an agreement of modifications to the plans etc?

In my experience, the best way of working out in anticipation whether an application is likely to fail is speak to your local planning officer before you do anything else. They are usually nice enough people, and will give you a steer on the council's position as regards your proposed works.

Of course, you can still apply for something which the planning officer doesn't like (they advise the council's planning committee, but they don't rule it) if you think you can get it through. Equally, councils sometimes reject schemes which their officers have recommended. But it will give you a starting point, and it won't cost you anything to do.