Can I extend up to border?

20vt-rs

Theoretical question here, because we are rapidly running out of room at home!

I have a 3 bed semi and down the right hand side of the house, I have a 2.5m driveway that runs from the pavement all the way to the back of the house (house is approx. 3m from the pavement back), there is then a gate into the garden. I am considering building onto the side of the house to create an upstairs bedroom and downstairs a garage and at the rear some space for a utility room led off from the current kitchen.

But, right next to my driveway is my neighbours drive, can we build right up to the border and go up two storeys? We live on a hill, and my house and driveway are slightly higher than theirs, so the levels are staggered, would this cause any issues? (My driveway is around 75cm higher than theirs)

Cost wise, I have read that for double storey you should measure the m2 and multiply by £2000, so I'm thinking of 2.5m (w) x 7m (l) and that works out around £35k, is that a good ball park?

Lastly, 2.5mwide, is this feasible to work with for a garage or is this a bit tight? Bearing in mind brickwork etc. If it's an issue, other option would be to reduce the length of the extension and add a carport to the front instead.

Thanks and sorry for all the questions, this is new to me!!

southcoastrgi

yes if you get pp then you can build upto the boundary (not border), however your boundary will inc the footings which will be further out than the outside wall, so you won't be able to extend as far out as you think

teneighty

You can in theory build right up to your boundary. In common law you are allowed to extend the foundations over the boundary onto your neighbours side. (subject to some conditions which I wont bother to go into here)


It sounds crazy but it is true.

fluffymuffy

southcoastrgi wrote: »

yes if you get pp then you can build upto the boundary (not border), however your boundary will inc the footings which will be further out than the outside wall, so you won't be able to extend as far out as you think

No. That's not correct.

You can build up to the boundary with the face of your wall. You can build your foundations on next door's land. First serve them a ‘Line of Junction Notice’ under sections 1 (5) & (6) of the Party Wall (Etc.) Act.

Overhanging your eaves or gutter is a different matter. It requires an easement - a legal thing on your deeds, and theirs. That adds expenses (if they agree to it). Otherwise design something that doesn't overhang.

The existing drive is a bit too narrow for a garage once you've build a cavity wall to support the cavity wall above. Unless you're getting into some fancy steelwork construction.

You might not need Planning Permission - see http://www.planningportal.gov.uk/permission/commonprojects/extensions/

£35K is not enough for this project.

Try asking your neighbour if they'd like a party wall astride the boundary - they can include it in a future extension if they like. You gain a good bit of width, and some goodwill.

Doozergirl

I don't think your budget is high enough. Costs vary across the country, but The lower guide of £1000 per metre will not include VAT.

Cost is kept lowest per square foot if you build as square as you can. In terms of value for money, building an extension deeper than 2.5m would be better - Perhaps build at the back?

Planning permission at the side will depend on your local authority's view on the terracing effect of building up to boundaries.

southcoastrgi

fluffymuffy wrote: »

No. That's not correct.

There is no right to build astride the boundary if your neighbour objects. You must also inform the adjoining owner if you plan to build a wall wholly on your own land but up against the boundary line.

clicky

sweaty_betty

First thing you should do is check with the council in your area. We wanted to do precisely what you are planning, but were told that we had to build a meter away from the boundary with next door, so as not to create a terracing effect (even though our neighour doesn't have a similar extension, but might want one in the future).

fluffymuffy

Try the government's own page on this -

24 What happens after I serve notice about building up
against the boundary line?

Unless your neighbour objects, you may start work one month after your notice was
served.
The wall will be built wholly at your own expense and you will have to compensate
any Adjoining Owner for any damage to his property caused by the building of the
wall, or the placing of footings and foundations under his land. There is no right to
place reinforced concrete foundations under his land without his written consent, and
the placing of normal projecting foundations can only be done if it is necessary.

from the Planning Portal Party Wall Information Booklet
https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/207310/Party_Wall_etc._Act_1996_-_Explanatory_Booklet.pdf

Having designed lots of (100s) extensions right up to the boundary I've found the easiest thing is to use a raft foundation at that point if faced with a grumpy neighbour. This is particularly useful as it means the neighbour cannot build within 3m at a later date if they intend to use strip footing as they will be deeper than the raft I put in and therefore need permission from my clients (see Party Wall Act).

fluffymuffy

sweaty_betty wrote: »

First thing you should do is check with the council in your area. We wanted to do precisely what you are planning, but were told that we had to build a meter away from the boundary with next door, so as not to create a terracing effect (even though our neighour doesn't have a similar extension, but might want one in the future).

If your proposal did not need planning permission then your council would have no say in whether you could create a terracing effect. Councils can only apply their own ideas after planning permission has been applied for. They can require you to apply by removing your permitted development rights.

Doozergirl

fluffymuffy wrote: »

If your proposal did not need planning permission then your council would have no say in whether you could create a terracing effect. Councils can only apply their own ideas after planning permission has been applied for. They can require you to apply by removing your permitted development rights.

You can build one storey to the side boundary under PD but not a conventional double storey. You'd be restricted to eaves height 3m, overall height 4m.

I think councils' main concern with terracing is the top two thirds of a building.

20vt-rs

Thanks for all your helpful replies, certainly a minefield for me not having done this before.

The next door neighbours driveway doesn't run alongside their house like mine, as their house is at a 90deg angle to mine and on a corner, so next to their driveway is actually the bottom of their back garden, so unlikely. If you imagine a house, my driveway beside my house and their driveway next to mine and next to their driveway their back garden, sounds odd but it'd make sense if I posted a pic!

I'm going to investigate further, appears a garage may not be feasible due to the limited width but a small extension up and down may.