Extension Question re: Plans - Are They Needed??

FieyrP125

Hi

hope you can help.

Planning to build a small side extension to my property. No more than 4m x 3m.

Have looked at the various sites and no planning permission is required, only a single story and planning to use the existing side door rather than knock through. So far so simple.

Had a few builders out, local papers and the various websites like checkatrader, etc.

Some say they need plans, some say they don't (due to the small size)

Which is correct?

Should I really be paying out for plans to be drawn up for such a small extension? Or is it reasonable to proceed without?

This is new to me. Do Building Regs need to see the plans? Or do they just get called out during the build to check the progress, etc? Do they charge to come out by the way?

My final query is regarding the gas and electrity boxes on the side wall - do these have to be on the outside? I understand the cost is quite steep to move these

G_M

No.

Just get Johnny Cowboy round, tell him to dig down a foot or two where you point, chuck in some concrete, and then build a wall on top.

Job done.

Building Regulations? Just red tape!

Seriously - go and talk to Building Control and or check out their website.

Owain_Moneysaver

You need to submit plans to Building Control, and you also need plans to instruct the builders what work to be done and for an agreed price.

If you don't have plans you will be making it up as you go along, and the same will apply to the builder's invoices.

mysk_girl

If you don't have plans, how will you agree with the builde exactly what is to be built? You can't leave him to assume things, it needs to be all explicit so builder can give an accurate quote and you know what you are getting for your money.

Building Control do charge, it's a flat fee and you can do what is called a Building Notice. They will need to inspect at various stages, normally your builder will call them a couple of days in advance and they will come out to see. Foundations, insulation, roof joists are typical things they will want to see.

As for the meters, you are not allowed to build over a gas pipe. I was quoted £950+ VAT to move my meter 450mm. Needless to say, it stayed put and we worked round it! Your builder is not allowed to touch the gas, so you will have to arrange for the local gas distributor to do it.

Check your sewers do not run down the side of your house. Your water company will require you to apply for Build Over Consent if they do.

Icecold_2

Yes you definitely need plans the builders need them to price up the job and they also specify exact details of the materials to be used so you should then be getting like for like quotes from builders which is impossible without the drawings.

It's also worth applying for a permitted development certificate of lawfulness (can't remember the exact cost of ours but around £80-£100 not sure now) this will prove to any future purchaser that the work was carried out within PD regs

If you get a good architect ( check the RIBA website) they will be able to guide you through the process step by step

Good luck

kaych

Can't you do the plans yourself? Just measure all the dimensions and draw everything to scale? You then have to do some cross sections of whatever you are going to build and also specify the materials etc... depending on what you are going to build, you may need to look up some building regulations to make sure whatever you are building will comply with the existing rules etc.
but then of course, if you did the plans incorrectly and builders constructed according to your plans then you may have a problem.
I would say do it yourself if you are confident that you will be fine or you may have to get someone else to do it for you...

FieyrP125

Many thanks for the help. I am a real noob at this.

Who actually checks regarding the gas pipes and sewers under the property? Do I need to call these people out beforehand?

I can see where you guys are coming from but I have not got a clue about what materials I want. Just want a basic brick extension that matches the brickwork on my house. Pitched roof, 1 window. That's it! Do you really have to go into the detail of materials, etc?

Have to say the Building Regs website is not very clear - unlike the Planning Portal one on YouGov which makes it clear that no planning permission is required for the work which I want.

phoebe1989seb

Our architect drew up the plans for our (considerably larger and more complex than you are planning ) extension (built last year) and he/his team provided a specification list of all materials etc required to complete the job - including quantities. One of the builders we approached for a quote wouldn't even consider pricing the job till he had sight of the specifications list. In the end we bought most of the building materials ourselves and without the list that would have been impossible......

Ellie007

FieyrP125 wrote: »

Many thanks for the help. I am a real noob at this.

Who actually checks regarding the gas pipes and sewers under the property? Do I need to call these people out beforehand?

I can see where you guys are coming from but I have not got a clue about what materials I want. Just want a basic brick extension that matches the brickwork on my house. Pitched roof, 1 window. That's it! Do you really have to go into the detail of materials, etc?

Have to say the Building Regs website is not very clear - unlike the Planning Portal one on YouGov which makes it clear that no planning permission is required for the work which I want.

If you don't have any level of detail, you could end up with absolutely anything built, cheapest windows etc. and wouldn't have much recourse with the builder. The fact that you don't know much about materials etc. suggests that enlisting a professional would be a very wise move....A freelance Architect would be able to knock you up a basic scheme and specification very quickly.

Ellie007

Also, when you go to get quotes, you have a basis of comparison if you have plans and preferably a bill of quants. If you don't have this you will struggle to determine what you are getting for your money, and who is offering you the best price.