Extension Planning Permission

mattrobbo99

I have a detatched property in NW England. It is approx 7.5m2 with an additional, adjoining garage not included in these dimensions.

We are thinking of saving up for a 2 story extension 4.5m x 7.5m to replace the garage. This would take the house 1.25m away from the boundary. The neighbours house has no facing windows other than a kitchen door and the house is a good 5m from the bounday.

1. Do you think the extension would be too big to be approved compared to the size of the existing house? The garden is big, so the finished house would be in proportion to the plot
2. is it too close to the boundary to be approved?
3. ballpark figure of 90k for a quality finish with standard rooms and an ensuite (1 bedroom and ensuite, 1 family room and 1 utility room/storage). Does this sound realistic?
4. if you don't think it would have a chance of getting approved, then what do you think a realistic maximum size would be? assuming we keep the 7.5m length to run the length of the house?

I don't want to start talking to architects or builders yet as it would take me around 2 years more to get to the 90k i have estimated


Thanks for any comments

DTDfanBoy

You don't correctly mention the size of your existing house so it's impossible to answer your first question.

Approval depends a lot on where you are and what has been approved around you.

mattrobbo99

Sorry, you're right. It's 7.5m x 7.5m
Next door had an extension many years ago using the existing garage and going above it. But I want to have a bigger extension. I also have more space to be able to do this.

mattrobbo99

anyone got any new info to help?

martinsurrey

no comments as we cant say.

If the rest of the houses in the road are small semi's your going to get refused as its not in keeping with the street scene. however if they are all large detached houses, it could be no problem.

One thing to consider is that the extension will more than likely have to be subservient to the original house (read stepped back), but your architect will know this.

£90k for a 67.5msq extension is around right, IF you plan well, value engineer it and keep cost in mind at every turn.

kripel

it may not be for you but for that size of extension if you wanted to get your hands dirty and do it yourself it wouldn't take that much time and you could probably do it within 15k budget only hiring people to do the stuff you can't do yourself since it would be 2story and it gets much harder with 2story rather than a single story.

we recently built 24square meter single story extension ( it needed no planning permission ) for right around 3k

martinsurrey

kripel wrote: »

it may not be for you but for that size of extension if you wanted to get your hands dirty and do it yourself it wouldn't take that much time and you could probably do it within 15k budget only hiring people to do the stuff you can't do yourself since it would be 2story and it gets much harder with 2story rather than a single story.

we recently built 24square meter single story extension ( it needed no planning permission ) for right around 3k

I suggest you go in to building as a profession. With margins like that you would be raking it in.

24sqm extension is 15m of external walls if its square, thats 36sqm of walls (assume doors and windows are more expensive), cavity walls so 72sqm of blocks needed, £1 a block, 13 blocks per sqm, so 936 blocks above ground. £936.

so 1/3 of your budget is JUST blocks (again, reduce blocks but replace with much more expensive elements), no foundations, no mortar, no floor, no roof, no render, no plastering, no plumbing, no exlectricals, no insulations...

please give us a break down of this £3k 24sqm extension.

kripel

we actually paid close to that for the building blocks ,yup. but you would be surprised just what you can get on ebay if you look good enough, got a super large bifold doors and 2windows for 180quid all in,yes they were leftovers and we designed the extension around them not the other way.
, and we dig the foundation ourselves and got the cement again from someone for just 100quid delivered and poured in as again it was leftover and it needed to be dumped somewhere FAST ,there was no plumbing needed just some electricals which wasnt even that expensive.
Infact I bet we could have done it for cheaper than 3k but we laid some really good flooring which ate quite a good chunk out of budget.

This was total DIY job and yes we spent few extra hours to get some of the materials much cheaper,but in the end it worked out just perfect and wouldn't want it any other way.

martinsurrey

kripel wrote: »

we actually paid close to that for the building blocks ,yup. but you would be surprised just what you can get on ebay if you look good enough, got a super large bifold doors and 2windows for 180quid all in,yes they were leftovers and we designed the extension around them not the other way.
, and we dig the foundation ourselves and got the cement again from someone for just 100quid delivered and poured in as again it was leftover and it needed to be dumped somewhere FAST ,there was no plumbing needed just some electricals which wasnt even that expensive.
Infact I bet we could have done it for cheaper than 3k but we laid some really good flooring which ate quite a good chunk out of budget.

This was total DIY job and yes we spent few extra hours to get some of the materials much cheaper,but in the end it worked out just perfect and wouldn't want it any other way.

so now we're at £1300 with 4 piles of blocks, 2 windows and a set of doors.

now we need a floor structure +coverings, roof structure+covering, wall ties, render, plaster boards, plaster, insulation, lintels, flashing, guttering, drainage provision, building regs fees, internal doors, internal wood work, electrical's, heating, wall construction materials (mortar).

(I do hope when you come back your building reg's fee includes the sign off of your windows and doors as they are not FENSA registered)

by the way, I do agree, spending the time sourcing materials is great, but I find your £3k crazy)

amerste

First job. Go to your local council planning department, take some advice from them, they will give a honest opinion of your chances. Take some home made drawings with exact dimensions before seeking architect or planning approval.

mattrobbo99

Ok. Thanks for the info. I don't think I'll be attempting this myself.
The houses are all detached in a cul-de-sac of 7 houses of average size. But next door is a new house that is a fair bit larger and also 2 new houses were recently built. Next door on the other side has an extension but probably only about 60% of the size of what we want