Permitted Development Questions.

gazza0210

Hi Everyone,

I am planning to get an extension put on the back of my house to extend the kitchen. The extension will project out only 2.4m and is 5m wide. I believe this to fall under the permitted developement scheme.

I understand that building control will need to be involved even though planning permission is not required but dont understand the process behind it all.

Where do I start after agreeing the work with a builder. What do I have to do before the work can start.

Thanks for any help

Gary.

Procrastinator333

gazza0210 wrote: »

Hi Everyone,

I am planning to get an extension put on the back of my house to extend the kitchen. The extension will project out only 2.4m and is 5m wide. I believe this to fall under the permitted developement scheme.

I understand that building control will need to be involved even though planning permission is not required but dont understand the process behind it all.

Where do I start after agreeing the work with a builder. What do I have to do before the work can start.

Thanks for any help

Gary.

Contact your local planning departmen first. We built within PD. Didn't need PP, but did still need a set of plans to submit for building conrol to approve. Not sure if that is required, or if it just makes things easier.

Personally, I would strongly suggest getting a set of plans. For several reasons. 1) It might make the building control process easier. 2) It is easier to get comparable quotes - You can say to the builders - "how much to build as per this set of plans, supply all materials and clear all waste from site". Otherwise you are open to all manner of opportnities for additional costs later on. 3) It minimises the possibility of misunderstandings, miscomunications and manipulations between you and the builder.

You will still have to pay building control fees, varies by local authority. Ours cost £340 for plans and then £400 ish for the site visits. But basically, with PD, your builder can start whenever. Though they will ahve to stop once the foundations are dug so they can be inspected by building control.

Plans will set you back £500 ish depending on where you are. But that size extension + fit out must be somewhere between £10k and £25k depending on location, quality of fixtures, room type and how much work you do yourself. £500 to get it right when spending that sort of cash seems worth it to me.

Good luck!

gazza0210

Thank you for a great reply.

I have a builder that I know from recomendation and I have seen a lot of their work, they are also doing it as "mates rates" because I know them really well.

What they are basically doing is joining the new build to a tiny extension that is already on the rear of the building. This would effectively just run the extension the width of the house and project out 2.4m. They will assess the foundations of the existing building and correct if needed, put in 1m footings and continue the cavity wall to complete an even structure with french doors a window and obviously roof it and render it in the same fashion as the property.

I am going to get building control in at the correct stages of the build but do not have any plans drawn up at the moment. Do you think this would create a problem?

Procrastinator333

If you 100% have a solid builder you know you can count on then ask building control if plans are a requirement for them. If yes, tough. If no, then no need and just get started....

bikerchris

This is a very useful guide, which may either re-assure you or make you sad:

http://www.planningportal.gov.uk/permission/commonprojects/extensions/miniguide

As others have said, I would do a very sketch drawing, showing:

dimensions of the existing/main house
dimensions of your proposal
dimensions to the rear of your garden.

Once done (should only take a few minutes of your time), pop down to your local authority and ask to seeing the planning department and show them your sketch. Take a note of the day and time you saw them, as well as a name.

Hope that helps.

iamcornholio

For b/regs there are two options - have some plans drawn up, submit them for approval and then the builder builds to the plans and the council checks stages of the work as necessary. This is called a full plans submission

Or submit a "Building Notice" - which is just a form stating a basic description of the work and no plans are needed. In this case you rely on the builder knowing what to do and building correctly. The work is still checked by the council, but as there are no plans, if the inspector decides that the work is not correct, then it must be changed - and then you are debating with the builder as to who is responsible for the costs of this

You would have to be really good friends with a builder to use the notice route, I've seen loads of people fall out when it comes to extra work, costs and responsibility.

Whatever route your take, make sure you know exactly what is to be done, and for what cost and what will be at extra cost

clairedurham

I would give the planning department a quick ring. It is possible they have served whats called an article 4 which basically removes permitted development rights (my house falls in one of these areas). They do this in historic areas or on many new estates. Better to be safe than sorry.

planning_officer

bikerchris wrote: »

As others have said, I would do a very sketch drawing ... Once done, pop down to your local authority and ask to seeing the planning department and show them your sketch. Take a note of the day and time you saw them, as well as a name.

clairedurham wrote: »

I would give the planning department a quick ring.

But do be aware that many planning departmanets do not provide free informal advice regarding whether something needs planning permission - you may be asked to submit an application for a Lawful Development Certificate, which is a formal decision of the Council as to whether an extension constitutes permitted development or not. Plus, this is the only way of having something official from the Council, which a future purchaser of your house may insist on, as an officer's word or even a letter, means absolutely diddly squat.