Where to start?
If you are planning building work there are many things to consider before you start.
What do I need to build an extension?
Conceptual consultation followed by initial drafting
Initial drafting of basic scheme drawings to establish fundamental parameters of the build. Factors include: space available, budget, predicted planning considerations.
If your project falls within permitted development, you may not need planning permission.
Planning Permission Required
Permitted
Development
Drawings for Planning Permission Submission
Drafting of scheme drawings as required by the planning authority.
These include floorplans, elevations and location drawings.
Planning Permission Granted
‘Working Drawings’ - Drawings for Building Regulations Submission
Drafting of comprehensive drawings and construction information that are much more detailed than the planning application drawings.
These are submitted to the local building control department for approval.
These include floorplans, sectional drawings, elevations and all other relevant details for the building.
Tender Pack
Option for preparation of tender pack - a fully itemised list of materials and quantities for contractors to price your project accurately. This will help you to get comparable quotes from contractors
Build it!
Looking for house extension ideas?
At an initial consultation, I will come to your property and we’ll discuss what you are thinking of building and what your needs are for some extra space. Quite often, the houses we live in are not laid out for modern living and consist of under-utilised spaces.
A kitchen extension normally opens a traditional smaller kitchen up into a larger family-orientated space. Separate dining rooms can often be opened up to a kitchen, bringing family and guests together in a more sociable space.
Often, kitchens sit at the rear of a property, also giving access to the garden. If space allows, a rear extension incorporating a remodelled kitchen can offer the opportunity for large bi-fold doors and seating for a family in a room that becomes the heart of the home. Adding an extension to a property often requires some internal modifications with it so that the whole scheme works together.
Many rear extensions do not need planning permission and can be built under ‘permitted development’ (P.D). P.D. places restrictions on the height and position of a possible extension and is site specific. The guidance for P.D. can be found here.
Garage Conversions
Garages are not really for cars nowadays. They are too narrow and full of all of those things that we didn’t even know we owned!
The garage conversion is still one of the most cost-effective ways to add space to a property. Because the structure is already there and most garage conversions fall under permitted development for planning permission, just building regulations apply.
Building regulations for a garage conversion are easy to get right with the correct information to hand, such as:
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Insulation – how can the required levels of insulation be fitted into a garage space without compromising space? The floor, ceiling and any external walls will need to be thermally upgraded.
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Damp proofing – garages often don’t have any sort of barrier to prevent damp: not a problem as a store, but when you start heating and living in a space you’ll want the same conditions as inside the rest of your house.
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Structure – often the structure of a garage has the components required for easy conversion but bear in mind that the concrete floor of a garage is normally lower than that of your house (which is useful for that previously mentioned required insulation to go down in) meaning that you need to be aware of what the ceiling height will be once converted. It may be that a new flat roof needs to be constructed higher up. This would normally need planning permission on the front of a house.
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Getting plans drawn up for a garage conversion is a good way to make sure that you will end up with a well-insulated, dry and habitable space.
What does a house extension cost per m2?
Pricing house extensions on a cost per m2 basis is a good way of establishing a budget for your build. It is, however, a very rough way of costing.
For any given builder, there is an optimum size of project and that relates to their experience, expertise and size. A large building firm, for example, wouldn’t necessarily offer the best value or customer experience for a smaller project: employing lots of people is expensive and you may be dealing with different people from day to day. A small company can offer a much more personal experience but may lack expertise or manpower.
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Meterage pricing
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Recent pricing has produced a cost of £2500 per m2 for extensions of 15-60m2. A tiny extension would obviously cost more per metre squared. If the contractor is VAT registered, VAT would apply.
Internal alterations can cost as much per m2 if total refurbishment is needed.
I can advise on the likely cost of a project, but, ultimately, you won’t know exactly until it’s finished! The best way to get comparable quotes for building work is to have comprehensive drawings prepared.
Building regulations drawings contain all of the information professional builders need to accurately price work. Get itemised quotes based on the drawings and use a contract with your builder! Good builders will be used to this and have contracts ready.
What do Building Control do?
“Building control surveyors check that building work complies with the building regulations, a set of standards intended to protect people’s safety, health and welfare in and around built environments. It’s important to realise that those carrying out building work are responsible for complying with the building regulations and the role of building control is to check that they do so.
Building control teams check all aspects of construction including but not limited to:
Foundations, damp-proofing, structural issues, insulation, ventilation, heating, sanitation, the accessibility of a building, fire protection and means of escape in case of fire
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Local authorities have unique powers under the Building Act 1984 to enforce the building regulations and have non-compliant building work altered or removed.
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The company or person doing your construction work could be prosecuted and fined if the work doesn’t meet building regulations and your local authority could make you pay for faulty work to be fixed. And serious and persistent cases of failure to meet building standards can also result in legal action and a fine.”
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Source: Local Authority Building Control (LABC)
Do I need building regulations drawings?
Correct and detailed planning of a project is one of the best ways to try and make sure that your building work complies with building regulations.
I will always recommend drawing full building regulation plans for a garage conversion and upwards in scale. If the elements that are required to meet regulations are on the drawings, then there’s little ambiguity when it comes to the construction phase.
How much does it cost for planning permission?
The fees for householder planning application are around £250 – depending on your local planning authority. You can get a calculation here
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I can act as your agent and handle the entire planning application - including fees
How much does it cost for Building Regulations approval?
The fee for a building regulations application varies from area to area but for most domestic extensions it’s around the £300 mark. This fee pays for the drawings to be checked and signed off as compliant.
There are further fees for site inspections during your build which are around £400.
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I can act as your agent and handle the entire building regulations application - including fees
