Help! How Do I Build An Extension On A Flat?

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Hi everyone,

Some advice would be much appreciated...

I've seen a half basement/half ground floor flat I want to buy (it's lower than ground floor but not quite as low as a basement flat), and want to extend it.

Basically this seems like a chicken and egg thing, since I wouldn't buy it unless I knew it was possible to build an extension on it. It has a private garden of around 15 square metres I'd like to extend and use all of (I'd like to make it one storey with a pitch roof and one or two skylights)

Can anyone tell me how much they think it would cost, and what the procedure is, given its a flat?

It's a leasehold flat, so this is as much as I know so far...


1. Contact the freeholder to get permission,

2. Get an architect to draw up plans for the extension.

3. Get a building quote

4. Submit the architect's plans to the council for planning permission.

5. THEN, Put in an offer to buy the place.


Has anyone done this kind of thing before? have I got the order correct?!

Does anyone know how much steps 1 to 4 would cost? I'm worried that I could get quite a bill going before even putting an offer in on a place that I desperately want if I can build the extension, but don't want at all if I can't!

Thank you so much for your help!

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Oh, and I forgot to mention that if you open the door to the private garden, you have the main building wall immediately on the left going up 3 storeys, on the right is a concrete wall about 2 metres high, and straight ahead is a fence. The whole area is about 2.4m in width and 6.5m in length.

Thanks everyone!!!

kmmr

To an extent you need to take a gamble with these things. I don't think you can be 100% guaranteed before you buy.

But, I have done exactly what you suggest, and I'll give you my take on it.

1. Contact the freeholder to get permission: I think the best you can hope for before buying is an agreement not to unreasonably deny permission. The freeholder will almost certainly require you to have full plans. On my purchase the freeholder said they would agree to view plans I submitted and not unreasonably without permission if planning permission was granted.

Note that this is really promising nothing. The planning permission will be very difficult if the freeholder objects anyway!

2. Get an architect to draw up plans for the extension. Quite an investment prior to purchase. And you'd need this as a first step. Architects will need access, but certainly I know mine would do it quick enough. It depends if you know a good flexible architect or not.

3. Get a building quote Good luck! Builders will give you a 'guesstimate' but most of them are not really interested until you at least have planning.

4. Submit the architect's plans to the council for planning permission. Which will take 8 weeks minimum. You have to submit notices to all the neighbours to get this started too.

You could however go to your local councils planning department and ask their non-binding opinion. They can tell you what complies with local planning rules. If you have a good architect they can also advise you. My architect knows the local planning rules well, and knows how to stay right on the limit of what is allowed without need to go to a formal decision making panel, which you want to avoid. Our planning permission was done by a single planning officer becuase:
- it was exactly within the guidelines (2m max wall on boundary, 45 degree roofline, not more than 50% of garden)
- no neighbours objected. This requires delicate neighbour management!

5. THEN, Put in an offer to buy the place. Remember the planning permission will attach to the property. So if you get planning permission, then as a vendor, I would say 'thanks for that, I have decided to up the price'. In fact, if the vendor gets wind that a great extension looks likely to be approved, they will probably increase the price.

So - basically, I'd say you have to wait and risk it after purchase. The price of the place will go up if permission is granted. It's one of those risks you have to take to get a good return!

I'd also recommend looking at your local planning portal, if they have one. You can normally see then what planning applications have approved or rejected, and it can be very informative. I looked at a place recently and the agent said 'it's unlikely you could get planning permission for an extension', but I had already found permission for exactly what I had planned had been approved three doors down! I was hardly going to tell the agent, as it would just be something he would tell other buyers. You don't want to show your hand too much.

seven-day-weekend

You will need to apply for Planning Permission first. There are no Permitted Development rights on flats.

An informal letter to the Planning Authority with a sketch plan with measurements might give an idea of whether formal planning permission would be likely to be granted.
.

kmmr

RE cost - where is it?

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Thank you so much for both your replies! I really appreciate them, especially what you said about not telling the estate agent or the vendor...I'd suspected this but didn't know if I was being too clever for my own good.

To answer your question kmmr, it's in north London in Cannonbury. Do you have any ideas on cost?

I have a slight concern that you said that...

"- it was exactly within the guidelines (2m max wall on boundary, 45 degree roofline, not more than 50% of garden)"

Do you mean that the extension must not be within 2m of the garden boundary? And no more than 50% of the garden may be used for an extension? Because I'm hoping to use 100% of the garden space and right up to the brick wall on one of its boundaries.

It's not really a garden but more of a sunken outside space within a lower ground floor flat. It's about 1 metre below normal ground level.

Thank you again for your answer...it was so helpful that you've done the same thing!

kmmr

You can build to the wall, but to a maximum height of 2m on the boundary without needing to go to the planning panel (you still need planning permission though). My neighbour has nothing in the garden, so basically it wasn't to be any higher than a fence would be - and a fence can be up to 6 feet / 2 metres in height. Any higher than that and they could argue you are blocking the light. They won't necessarily win, but as I said, Neighbour management is a big part of getting planning permission. I suspect the council would tend to just say no if there is too much of a fight.

But, I really don't think you would be able to fill in a full courtyard. Plus I don't think it is a great idea. People love ANY outside space in London, especially in a basement flat. It's normally the redeeming feature of living in basement flats, as you normally have few windows.

So, you are in Islington. I'd suggest you look at their planning guidelines and see what they say. I'm in Hammersmith and Fulham, and in a conservation area, but you can get things approved.

I'd also say you should expect at least 6 months from moving in to being able to start work. 2-4 months to get your plans together, discuss with freeholder and prepare notices to neighbours. 2 months for planning permission. 2 months to put out a decent tender and decide on a builder. I know you are thinking 'I can do that faster', but few people can! I thought I could too!! And I am a super organised and pushy person. Building and planning teaches you patience like nothing else.

Cost. The standard guide is about £1500psqm for an extension, and maybe £800-1000 for non extension. I know you are thinking 'I can do it cheaper', but few people can!! (Did I say this before??!) Especially in London. If you can do it cheaper, brilliant, but I would say you should plan to spend it. Major renovation is stressful enough without adding in money stresses.

IF you do go ahead, there is a nice supportive thread in the DIY forum. It's helpful, but you will notice the same people on there for a loooong looong time. If you can find Doozergirl on this forum she can be very helpful. She does a lot of renovations in the south.

kmmr

Oh - and you will have to deal with the incredible annoyance that is the party wall act. A well intentioned piece of legislation that can become a bottomless pit of costs. And it can take a bit of time if you do it in the spirit it was intended...

And this gives me an opportunity to say make sure you avoid Vincent Brown Party wall surveyors if you get to that stage! Google them...

wymondham

I would doubt it's worth the hassle is it??

kmmr

wymondham wrote: »

I would doubt it's worth the hassle is it??

For some people it is, and if you take the risk you may get the reward. If you don't take a risk, then you won't lose... but to me the 'risk' is worth it.

Adding floor space to a house is the most reliable way to add value. It's not guaranteed, and it's certainly very hard work, but it can really be worth it. I bought a 1 bed basement flat, got all the permissions, party wall act stuff, planning permission, neighbour arguments etc, and that was before the incredible stress that the actual building work is!! All while maintaining a high pressure job.

BUT - it was worth every second! I now have a beautiful 2 bedroom home that I adore, more space than we could dream of affording and have added a huge amount of value to the flat. We bought for £325k, spent about £120k + stress, and flat was recently valued by a bank valuer (e-surv, who are known for being conservative) at £650k. So it is worth it if you have the energy and courage.

kmmr

timmyt wrote: »

as a flat you only own the interior - almost always - so unlikely you will get permission to mess with the freehold exterior. The freeholder will never agree nor why should he, as it is the existing tenant selling to you.

ok if it is one flat in a building of two and you own a share of the freehold, but unlikely other co-freeholder will agree. why should he.

good luck investigating though.

rubbish. I've done it twice on leasehold flats.