Planning An Extension

Yasmin02

Hello

I am planning a single story extension to my flat. I have had one company come around to look and said i can only build into my garden and to go with there company it would be 400 plus 150 planning permission and total cost between 18k to 20k.

I am completley new to this so wanted to get other companies to come and have a look. I was wondering if there is anyway i could find out from the council which companies/builders apply for planning permission as i am looking for a builder that is good .

Thanks in advance.

Yasmin

111KAB

I would obtain planning permission/building control approval in the first place using a recommended architect/architectural firm so that you have a set of drawings to obtain quotes from. Have a word with neighbours/relations/friends at work to find a recommended firm to use for your drawings ~ if you want approach 2 or 3 firms and obtain a quote for this service. Run with the firm you feel most comfortable with and go from there.

iamcornholio

Bear in mind that you will need the property freeholder/landlord's permission to extend a flat. And that Party Wall Agreements may well be required.

You will also need building regulation approval (not just planning permission)

So, its best to engage a suitable designer who can design what you want or need (and not what the builder wants to build) and who will be able to deal with all the associated permissions

You should allow about £2k in fees just to get the design drawings and all approvals in addition to the build costs

Builders can't give meaningful quotes unless they have detailed drawings to price off

Make sure any quotes you get from designers or builders are fully itemised so that they include everything (or give you estimates for things which might be needed) and that they are all quoting for the same thing so as you can compare them

Some local councils hold lists of vetted builders - its normally the consumer protection/trading standards team who deal with this

Yasmin02

Dear both

Thank you ever so much for your responses really helpful. Yes that is what i meant vetted builders from trading standards but did not know how to word it!!! I own the 50% share of the freehold with the flat upstairs so i presume i just need her consent (something in writing and to amend the leases) What is a party well agreement?

Planning permission and building control does that mean the building control completion certificate as well? The only option i have so far is to build into the garden as i cannot build to the side due to light restrictions for the property next door.

Thanks so much
Yasmin
ps forgot to ask how long is permission usually granted for

blackshirtuk

I would advise getting some drawings and get permission first.

Once you put an application in you will be inundated with builders/companies eagre for the chance to quote. When i applied i must've had 20 plus companies write to me. Luckily i know a builder i ve used before, but i did get a quote from a couple of others.

Try to find a builder who has done work for colleagues, friends or family.

McKneff

I would agree with all of the above,
I did it a r s e first and got quotes, silly really cos we have changed our minds half a dozen times and ours is just a front porch.

We have now seen an architect who is going to check whether we actually need planning permission, if we do he will do the final drawings, then we have to approach the builders (again) for requotes. Wish we had gone to the Architect first, but say lavvy eh,
you live and learn. Good luck with your extension

Yasmin02

Hello

Great thanks so much for all your help both really good points. I have had one architect in last week and he quoted for whole process £400 plus 150 for planning application to council. Both completely right no real point in getting buildiers into quote until finalised plans are agreed and submitted. I do hope it all goes ok. I have another couple of arthetects coming next week as well will give us a good chance to compare etc.

Kind Regards
Yasmin

McKneff

Do architects charge different prices, I didnt think so. Please make sure that they are giving their services free for quotes. You could end up with a consultation fee for them all.

Builders do fre quotes, not sure about architects.
I dont think £400 is a bad price for drawings of an extension to be honest, its costing me £250 plus planning fee for a porch.

111KAB

Yasmin02 wrote: »

I have had one architect in last week and he quoted for whole process £400 plus 150 for planning application to council.
Yasmin

Sounds VERY cheap to me. If you want a qualified Architect (not totally necessary) check that the person who has quoted you is fully qualified as I really doubt it at the figures you have mentioned. You say the 'whole process' and I wonder if this includes building control drawings.
Please be sure you know what your consultant(s) are doing for their money and ensure they put everything in writing. It is a good idea to get comparison quotes (particularly if a recommendation hard to come by) - I think your other quotes will be higher!

111KAB

McKneff wrote: »

Do architects charge different prices, I didnt think so.......... not sure about architects.

Depends upon the level of service. Can either be based upon a % cost of the actual build or a fixed fee (quote) for a drawing service only. Most Architects will interpret the brief from the client differently and accordingly their prices/quotes will differ. Many other factors have a bearing on the fee as well such as in the OP's case whether party wall, lease agreements factors come into play. As stated in other threads also depends upon whether you employ a fully qualified Architect or a technician.

111KAB

Yasmin02 wrote: »

........... plus 150 for planning application to council.
Yasmin

Should have also said I think your 'architect' is out of touch as insofar as I can see the minimum application fee for the type of extension you envisage is £170 - as I said earlier make sure you check him/her out.