Considering extending back of house slightly
23 December 2013, 07:39 PM
#1
Considering extending back of house slightly
I have had a little work done outside this summer all by the same builder (repointed, front walk rebuilt, front & rear all paved) and his work seems good, but I suppose time will test it all.
Now I'm considering putting a small extension onto the rear of what is already a kitchen extension. The size is relatively small, but having two young kids (one with special needs) I think I need all the internal space I can get.
So Ive never been down the extension route before, although I have done a lot of house renovations in the past (plastering, joinery, plumbing etc) I'm at a loss for what to do, so I figured a 10 minute write on here might help me
Do I'll need to employ an architect and apply for planning permission. Anything else I need to do? Will I need to inform the mortgage provider and house insurance pre build?
The size is only around 3m x 2.5m which I will be running along side the current kitchen, and both the current kitchen roof and extension will then jointly use a new pitched roof (I don't fancy the look of a twin pitch with drainage down the middle)
The stone to keep in keeping with the rest of the house is all present from an external kitchen wall, external living room wall, and a yard wall. So the internal will be building blocks. The rear of the 2.5m wide extension will have either French or Patio Doors, and a side window on the 3m wall. The roof inc current kitchen roof will be felted and tiled with new drain pipes, and all plumbing and drainage will be redirected within a few meters
The builder I used previously came back at around £8'500 which is the shell water tight, so everything inc foundations, build, roof, doors and window, all bar plastering, wiring, and plumbing which I can undertake (my mates a part p)
So my question to you is what else do I need to consider, and is there a rule of thumb to follow on small extensions like this, and what about any legality other than the planning consent and archi?
Thanks
Rob
Ps the builders are family friends, there good lads and there times are realistic going by previous work.
Now I'm considering putting a small extension onto the rear of what is already a kitchen extension. The size is relatively small, but having two young kids (one with special needs) I think I need all the internal space I can get.
So Ive never been down the extension route before, although I have done a lot of house renovations in the past (plastering, joinery, plumbing etc) I'm at a loss for what to do, so I figured a 10 minute write on here might help me
Do I'll need to employ an architect and apply for planning permission. Anything else I need to do? Will I need to inform the mortgage provider and house insurance pre build?
The size is only around 3m x 2.5m which I will be running along side the current kitchen, and both the current kitchen roof and extension will then jointly use a new pitched roof (I don't fancy the look of a twin pitch with drainage down the middle)
The stone to keep in keeping with the rest of the house is all present from an external kitchen wall, external living room wall, and a yard wall. So the internal will be building blocks. The rear of the 2.5m wide extension will have either French or Patio Doors, and a side window on the 3m wall. The roof inc current kitchen roof will be felted and tiled with new drain pipes, and all plumbing and drainage will be redirected within a few meters
The builder I used previously came back at around £8'500 which is the shell water tight, so everything inc foundations, build, roof, doors and window, all bar plastering, wiring, and plumbing which I can undertake (my mates a part p)
So my question to you is what else do I need to consider, and is there a rule of thumb to follow on small extensions like this, and what about any legality other than the planning consent and archi?
Thanks
Rob
Ps the builders are family friends, there good lads and there times are realistic going by previous work.
Last edited by Rob Day; 23 December 2013 at 07:41 PM.
23 December 2013, 07:49 PM
#3
Reading this it seems I don't need PP
This guidance reflects increases to the size limits for single-storey rear extensions which apply between 30 May 2013 and 30 May 2016, and the associated neighbour consultation scheme.
An extension or addition to your house is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:
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No more than half the area of land around the "original house"* would be covered by additions or other buildings.
No extension forward of the principal elevation or side elevation fronting a highway.
No extension to be higher than the highest part of the roof.
Single-storey rear extension must not extend beyond the rear wall of the original house* by more than three metres if an attached house or by four metres if a detached house.
In addition, outside Article 1(5) designated land* and Sites of Special Scientific Interest the limit is increased to 6m if an attached house and 8m if a detached house until 30 May 2016.
These increased limits (between 3m and 6m and between 4m and 8m respectively) are subject to the neighbour consultation scheme.
Maximum height of a single-storey rear extension of four metres.
Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres.
Maximum eaves height of an extension within two metres of the boundary of three metres.
Maximum eaves and ridge height of extension no higher than existing house.
Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house.
Two-storey extensions no closer than seven metres to rear boundary.
Roof pitch of extensions higher than one storey to match existing house.
Materials to be similar in appearance to the existing house.
No verandas, balconies or raised platforms.
Upper-floor, side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor.
On designated land* no permitted development for rear extensions of more than one storey.
On designated land no cladding of the exterior.
On designated land no side extensions.
* The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.
* Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
23 December 2013, 07:51 PM
#4
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Architect wise - for that find a one man band kinda thing that will charge you 500 quid which will spec it all up ready for building regs
Planning fee about 150
Building regs about 500 inc inspections
Planning fee about 150
Building regs about 500 inc inspections
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23 December 2013, 07:59 PM
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23 December 2013, 08:14 PM
#13
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In a similar situation now, got a driveway as wide as the house before it gets to a raised side garden. Want to put a single storey extension but with a pitched roof enough to eventually put a room above it. Have got a load of oak trees around the perimeter all with a TPO on them and they will be over the extension. Have to have a look at that site and see if that situation is included
01 March 2014, 04:56 PM
#27
Small update as I haven't chance to really get much further than I have at present.
Plans of the current house have been drawn up, and I will be drawing up the proposal next week. I have also found a local architect whom will look at my drawings and add the required info to my plans to submit as building plan for a small fee
Then apply for planning permission,.....
Rob
Plans of the current house have been drawn up, and I will be drawing up the proposal next week. I have also found a local architect whom will look at my drawings and add the required info to my plans to submit as building plan for a small fee
Then apply for planning permission,.....
Rob
02 March 2014, 12:15 AM
#28
Ali and I are considering a similar project. Ground floor extension across the back of the house. Probably 8 feet into the garden and approx 45 feet wide. 1st floor extension at the back out about 4 feet and same width as ground floor. I'm advised that it won't be uber straightforward due to the offset of ground and 1st floors so some kind of RSJ / support will be needed. Keep us posted on how things progress. We are in Hertfordshire. Where are you based?
02 March 2014, 12:15 PM
#30
Ali and I are considering a similar project. Ground floor extension across the back of the house. Probably 8 feet into the garden and approx 45 feet wide. 1st floor extension at the back out about 4 feet and same width as ground floor. I'm advised that it won't be uber straightforward due to the offset of ground and 1st floors so some kind of RSJ / support will be needed. Keep us posted on how things progress. We are in Hertfordshire. Where are you based?
If I thought I would get away with doing it myself without the need for building consent I'd do it myself this summer, but reality is that I need to do it by the book and the part of the house it affects still requires to be functional over the course of the adaption, so I can't just get walls built, move the drainage and extend the roof like it requires. It needs quite a bit of thought of how were going to retain the property to be livable and secure during the course of the build.
I'm relatively handy, so all plumbing, render and plaster inc basic joiner I will take on, in fact I'll even sort out tne first fix electrics that my mate will sign off, it's tne actual shell that I want contractors to carry out hence why I have got some relatively cheap quotes so far
