Cost of a porch?

jamtart6

Just wondering if anyone can help me. Looking at getting a porch built approx 1.5m x 2m so quite small - 3m2 in total. Want a pitched roof and will be buying the materials our self and getting a builder in (friend will charge not very much).

Currently looking for approximate prices for materials - I appreciate they won't be very accurate but looking to get maximum price so if anyone can help with this I'd be grateful - I'm basing these prices on some work we had done a few years ago...other thngs I can't even guess at.

Plans drawn -£200??
Planning permission (definitely need this :mad:) - £175?
Facing bricks/Pretend Bricks/Concrete/Breeze Block things - £700?
Roof - £500
Windows (2 small) - £300?
Door - £500?
Gutters - ??? (will we need these?)
Plaster - £200 (mates rates)

Approx. £2500 excluding labour - does that sound about right? I have no idea how much it would cost us to have a porch built from a builder so would be grateful of any advice.


Thanks in advance. :A

planning_officer

You won't need planning permission for that size of porch (3sqm or less) provided it is a maximum of 3m in height and not within 2m of any boundary with a highway (including verge, pavement etc). Provided it complies with those criteria, and is to be erected around an existing external door, it will constitute permitted development.

Even if you did need planning permission, the fee is £150, not £175 (it's the same nationally).

Leew1231

You need to consider electrics - lighting and socket if required. You need to consider skirting, decorations or can leave that until later. Will any drainage require altering? Insulation for between the brickwork plus ties and damp proof course.
There will be some excavation required but how extensive this is depends on what is there already. Is it just grass and soil or concrete path? Concrete foundations for the main building?

Depending on the brick type and roof tiles the price could alter drastically.

Have a look in freeads or something for windows, and the door. My parents got both from a builder who had got the wrong size for a job. It is no problem if you buy it then build to that size.

McKneff

Consider that the porch, although 1.5 x 2m sounds reasonable to chuck shoes in, it will be a lot smaller than that inside when you take off 2 lots of bricks and a gap between them, around 10" all round.

We considered on this small but realised it would be too small inside so we paid for planning permission £150 and there was another charge of around £25 to the council for something else.
I have had a quote which is around £6,5oo for the building of it (like yours) including 4 windows, a new door and a new long panel in the existing door.

You may not know that you have to keep the existing external door,

Planning from an architect which i am told is a set price is £410 plus VAT. (to submit to the council for PP)

jamtart6

Thanks for the replies!

Planning officer - we are in a permitted development restricted zone so do need planning permission (acc. to the council??) - good news that it is only £150 not £175 though thank you

Leew - Thanks - completely forgot about electrics! Guess that'll be about £250 as it'll probably have to be Part P?? No drainage to be altered (thank god - it was awful last time!). Husband will be digging out the footings. Insulation etc. I guess we'll add another £200 - might have some spare kingspan up in the loft, will have to see if we can recycle that. Decoration could wait but we'll throw another £100 on for that. There is a 2 x 2 paving slab "path" (sitting on soil I think) adjacent to the house - how will this impact the cost? Will it need deeper footings etc?

McKneff - Yes the size of it is an issue - shoes & hopefully squeezing a pram in there? Do you think there would be room? We've measured it minus 10" and it is quite tight which is why we are seriously looking at the cost vs. benefit to us before we go ahead. . I did know about the external door being kept on the main house otherwise its a "hall way extension and needs building regs" (apparently!) thanks for mentioning it though Sadly we can't go any bigger due to proximity to the road and no wider due to our front window

planning_officer

jamtart6 wrote: »

Thanks for the replies!

Planning officer - we are in a permitted development restricted zone so do need planning permission (acc. to the council??) - good news that it is only £150 not £175 though thank you

If the Council has removed permitted development rights from an area, they will have done so using what's called an Article 4 Direction. If that's the case, and provided that the porch would otherwise have been permitted development, then a planning application is free - so you will actually save £150!

Just to emphasise though, this only applies to applications where a planning condition or Article 4 Direction has removed permitted development rights and where the proposal would have normally been permitted development.

I only emphasise that last bit because later in your above post, you mention you can't increase the size of the porch 'due to the proximity of the road...' which implies it could be within 2 metres of the boundary - if so, it wouldn't have been permitted development and a planning application will still cost £150.

McKneff

sometimes we dont realise the implications of the inside.
Front would be 10 inches less, okay

but for the sides, there is 10 inch off the right and 10inchoff the left, which is nearly 2ft. get some string and mark the outside and the inside. I really think a pram would be a tight fit, on its own, fine, but try getting in around it lol, take your shoes off, coat off, hang it up. etc. etc.

wwfc_2

jamtart6 wrote: »

Looking at getting a porch built approx 1.5m x 2m so quite small - 3m2 in total.

That sounds tiny if you want to get a pram in aswell as shoes etc.

If its mainly storage you want can you not get a lockable storage box and place it in your front garden, well secured to the house or floor? big enough to put a folded pram in?

Would save a fortune.

You shoud measure the area out and stand in it

We are in the process of having footings for a conservatory built, 3m x 3.5m, we went with no dwarf wall due to the amount of space the wall would eat up, and now they have stated the footings i'm really glad we made that decision othrwise we would have had a much smaller space.

jamtart6

Planning officer - I may have to pick your brains at a later date about exactly what you meant there, I think I understand but not 100% sure. We are down a cul-de-sac and due to the way the road curves the front porch would be just 2.2m away from the road - we have been advised to go to a drop-in session at the council (no plans, just sketches and photos) and they will advise whether they think they will allow planning permission so we don't waste loads of money getting plans drawn etc. I was only sure we would need planning permission because we were told we needed it for the extension which was only 3m wide. Hmm...I'm confused! We also want to turn part of the garden (grass) into a drive which means we'd definitely need planning permission for that so I guess we could just do it all in one go?

Thanks mcneff and wwfc - we will definitely measure it out properly. The main purpose of the porch is to house the pram when it isn't in use which is why if it is just big enough and if it is priced reasonably enough we will do it, but at the moment its looking quite pricey for not much gain.

planning_officer

jamtart6 wrote: »

Planning officer - I may have to pick your brains at a later date about exactly what you meant there, I think I understand but not 100% sure. We are down a cul-de-sac and due to the way the road curves the front porch would be just 2.2m away from the road - we have been advised to go to a drop-in session at the council (no plans, just sketches and photos) and they will advise whether they think they will allow planning permission so we don't waste loads of money getting plans drawn etc. I was only sure we would need planning permission because we were told we needed it for the extension which was only 3m wide. Hmm...I'm confused! We also want to turn part of the garden (grass) into a drive which means we'd definitely need planning permission for that so I guess we could just do it all in one go?

If you go to your Council with a sketch, ask them if it would normally be permitted development under Class D of the Town and Country Planning (General Permitted Development) Order 1995, as amended in 2008.

That Class deals with porches and sets out three criteria with which they must apply: maximum of 3 sqm in external area; max of 3m in height; and not within 2m of a highway boundary. If your porch complies with those criteria, a planning application would not normally be required. However, as permitted development rights have been removed from your property, you will need to sibmit a planning application but it will be free.

In addition, I meant to say that it may only be specific permitted developments rights have been removed - extensions are covered under Class A of the above legislation, so do check that Class D permitted development rights (which relate to porches) have been removed from your property. If they haven't, then you probably won't need to submit a planning application.

Also, it depends on where the drive is as to whether that requires permission. There are also permitted development rights for hardstanding - Class F of the above legislation. If it exceeds 5 sqm in area and is sited between the dwelling and the road, then if it's porous or drains naturally to your garden, then it won't normally need permission from the Council. If it's not porous or doesn't drain naturally to the garden, then it definitely needs planning permission. When you visit the Council ask them if Class F PD rights have been withdrawn also - then at least you know if the driveway requires planning permission from them.

jamtart6

Sorry for the delay in replying - thanks for that info planning_officer we are going to a drop in session this week to talk to a planning officer. I have written down what you said and will ask them the relevant questions. It is a minefield!