Buying a house with intent of extending

storeyboy10

Hello, I need some hopefully really basic advice!

We are considering buying a 3 bed home, with a view to extending it - likely some kind of double story extension, maybe above garage etc.

How does the process work in terms of planning / pre-planning apps - can we do any of this before we purchase the house?

Should we bring an architect / builder with us for a 2nd viewing before purchasing, to gain their opinion?

I can't get my head around the risk of buying the house, and then being unable to extend, or at least extend as much as we would like.

PS - we can see plenty of other extensions on the same road - so we wouldn't be setting any precedence, nor has the house been extended in anyway either in the past.

Thanks!

user1977

Good luck in persuading a builder to spend time looking at a house which you might never own! An architect would no doubt spend time on it if you're paying them.

Checking other extensions (similar houses?) seems a fairly reliable way of knowing what's possible.

Planners will talk to you whether or not you're the owner, but you may need to pay (and wait) for pre-planning advice.

theartfullodger

The agent may well know (different councils, different countries - eg NI, Wales..- have different processes) certainly discuss. Ask them for name of someone local to work with.

If you eventually get approval and sign off for what you want is not certain - probably for about a year ...ie until plans approved.

lincroft1710

Don't rely on getting PP just because there are already houses on the road with extensions. As has been previously posted, pre purchase planning advice will cost you, but it will be worth it to know whether exactly what you are planning is likely to be approved or not 

annetheman

storeyboy10 said:

Hello, I need some hopefully really basic advice!

We are considering buying a 3 bed home, with a view to extending it - likely some kind of double story extension, maybe above garage etc.

How does the process work in terms of planning / pre-planning apps - can we do any of this before we purchase the house?

Should we bring an architect / builder with us for a 2nd viewing before purchasing, to gain their opinion?

I can't get my head around the risk of buying the house, and then being unable to extend, or at least extend as much as we would like.

PS - we can see plenty of other extensions on the same road - so we wouldn't be setting any precedence, nor has the house been extended in anyway either in the past.

Thanks!

This is the safest bet at the stage you're at. If you can already see what you want to do, you can consider looking on the council's planning website for previously approved plans + sending an email about your plans to the pre-planning department. You can usually find the email address by emailing the address on the planning website!

Builders are in such high demand and short supply (a trade once dominated by eastern Europeans, many of whom have left in recent years), it'll be very hard to get one to come around for work they might not do. They don't need to "fish" for work these days, if you like.

As an aside, as someone who is also buying with intention to extend minimally and has been doing the research, it is a tough call these days. There has also been a huge uptick in costs for labour and materials around 2022, so building now is much more expensive - as in double or more per sqm and double for many materials - than it was before 2022. 

The best scenario in 2024 seems to be to buy a house that already has the general footprint you want, with minimal structural building work required - decorating and/or reconfig only, do as much as possible yourself. An extension of your size (double story) is going to be extremely expensive in most parts of the country. If you have the £100-200k to do it, it's wonderful to make the house exactly as you want it. If you can stretch to that and buy a bigger house, you'll probably find that cheaper in the long run!

It's definitely getting harder but if you can do it, it'll be worth it! Good luck!

BobT36

It's probably worth checking that what you want to do is POSSIBLE now, but have it all fully planned out only once you own.

Section62

annetheman said:

storeyboy10 said:

PS - we can see plenty of other extensions on the same road - so we wouldn't be setting any precedence, nor has the house been extended in anyway either in the past.

This is the safest bet at the stage you're at. If you can already see what you want to do, you can consider looking on the council's planning website for previously approved plans + sending an email about your plans to the pre-planning department. You can usually find the email address by emailing the address on the planning website!

Unfortunately it really isn't.

You won't know (just by looking) whether the work had planning consent, and if it did, whether the same planning consent would be granted now.  Each case is looked at on its own merits, having regard to the planning policy which is applicable at the time the decision is made.

Because planning decisions are made on a case-by-case basis, they don't usually set a precedent.

Pre-application advice is probably the way to go - although even this doesn't guarantee that consent will be given when a full application is made.  However, it is now unlikely councils will give free pre-application advice, and they probably won't respond to email enquiries.

AlexMac

The Planning Portal will be helpful on permitted development-

https://www.gov.uk/planning-permission-england-wales/when-you-dont-need-it

https://www.gov.uk/government/publications/permitted-development-rights-for-householders-technical-guidance

(or copycats such as https://www.planningportal.co.uk/permission/common-projects/extensions/planning-permission)

Homebuilding & Renovating magazine's online search facility will help with articles on ideas, feasibility and (possibly out of date) costs -
https://www.homebuilding.co.uk/search?searchTerm=Extensions

Some Council planning websites also help; my own local Council has helpful online "Supplementary Planning Documents" to indicate what they are likely to agree if you do want to exceed Permitted Development with a Planning Application...