Category Archives: Planning Permission

Planning news

 

The owner of an 8 million pound home in Notting Hill, London, had his plans for a new extension rejected after a petition was signed by over 20 people.

One of the people who signed the petition was celebrity Ruby Wax, Miss Wax has described the plans for the extension to be “revolting”

The property that borders the communal garden which was used in the film Notting Hill, had its plans turned down by the planning committee because the upper floor designs were “inappropriate” there may also have been plans to build under the pavement, to house a gym!

Are ministers going to ease planning restrictions?

The growth and Infrastructure bill was amended by the House of Lords last month which may lead to councils being given the right to opt out changes to planning rules.

The idea, which was announced last year, is to relax planning rules which would allow an increase in the size of a single story extension to 8 metres on a detached house and 6 metres for other houses without planning consent.

Some MPs are saying the planned changes are a “recipe for disaster” and will cause disputes between neighbours.

If the bill is passed when ministers vote later, it could give the building trade a huge boost and could create much needed jobs but at what price?

Home extension plans Derby

The first stage of planning a home extension is to get your home extension designed so you will need to get your ideas or sketches draw up by an architect. These will either form the basic design for your planning application drawings or for your building regulations drawings. The first stage is that your architect will meet you at your property and carry out a survey of the property, to create drawings of your property, it is these drawings that are called the existing drawings. From these drawings the architect will be able to take measurements and work out how best to get your ideas into a fixed design and in the form of a drawing. Then you can check these drawings and make sure you are happy with the proposed design for your new home extension. Then these drawings can be submitted for either a planning application or a full submission building regulations application. Many home extensions can be built without the need for planning applications but it is important that you or your architect check to make sure and either get it in writing or apply for a lawfulness certificate. This will be important if you come to sell or remortgage your home as any conveyancing solicitor will check this is in place before they complete any sale or remortgaging transaction. If you do need to obtain planning permission to build your home extension you can either go through the planning process which take a couple of months and then apply for building regulation approval or carry out the two applications concurrently. The planning process is to determine that your home extension project is in line and in keeping with the current development of your local area. The building regulations process is to check that what you are proposing to build will meet the current building regulations. These are split into various sections titled with a letter for instance part “A” covers the structural integrity, part “P” covers the electrical installation and part “L” the thermal efficiency of the property.

Property conversion projects

When converting an existing property to a new use it can prove both an exciting and rewarding experience both financially and personally. This will require planning permission and building regulation approval. The planning can add value to your building as soon as it is granted this is called the planning gain and some property speculators and property developers simply focus on adding value to their property and projects and then selling a property ready to develop. The next consideration is the building regulations approval these can be both onerous and expensive depending on the type of property and the end use. If you are converting older properties or carrying out a mixed use property development the building regulations and other statutory requirements need to be carefully planned and budgeted. With sub division of properties there is an issue called compartmentalisation this is where individual residences flats or muse dwellings or separate commercial units need to be separated from each other. This is when the individual units are separated or compartmented from acoustic and fire spread from the neighbouring units. When carrying out conversions over many floors or in period building this can require careful planning as some services like drainage will need to pass through or from one unit to another. Sound or acoustics requires a carefully specified design and good onsite installation as the units will have to be sound tested upon completion. The integrity of the buildings fire separation between units will be inspected at the site visits by the building control officer. It is important to get a good building contractor on board who has experience on this type of work and can check the design options and advise on cost savings and value engineering. This could save you thousands of pounds and their experience can prove very valuable when any issues that have not been seen or discovered becomes an issue on site.

Ready to get building in spring?

Many property developers and home owners like to get their projects set up ready to start the building or construction phase early in the New Year. So this time of year is a good time to make sure that you have all the necessary documentation and your building contractors in place. Good building contractors get booked up so it’s a good idea to get the build costs agreed and a start date confirmed. You will also need to make sure you have ironed out all the planning conditions any issues with building control as well as other items that need to be ready before you start your building project. If the building project is a new build or a commercial property you will need to make sure that you put in an F10 form and appoint a competent person to look after your heath and safety responsibilities. You will also need to make sure you have an asbestos report from a suitable asbestos surveyor. There are other items that need to be organised prior to you starting the building works these range from ordering items with long lead times like bespoke stonework of specialist lintels and bespoke windows. Through to organising statutory supplies like gas and electric and checking any requirements under the UK building regulations and if your project will fall under certain statutory requirements like disabled access and fire regulations. The key to a successful and stress free project is to employ good competent professionals like architects surveyors and an experienced and competent building main contractor. As with most things in life cheap is not always the best, good professionals and building contractors can save you thousands of pounds by finding the most cost effective solutions for items like drainage, fire safety and specialist acoustics and other mechanical and electrical solutions. They can also find the best solutions to structural issues saving money on unnecessary steel works. This skill only comes from their experience on other building and construction projects. Good construction professionals will also have a lot of contacts within the industry and may be able to reduce your finance costs and other costs by recommending other industry experts and professionals. They may be able to put you in contact with a good planning consultant or a general practice surveyor these could save you thousands of pounds on issues like party walls and planning conditions. They can often spot issues that you may have missed that may only become issues once your property development is complete and at this stage it could cost you a lot more to overcome.

Commercial refurbishment projects

Commercial properties are exposed to a lot more wear and tear than private houses and for that reason and other commercial requirements usually undergo a programme of refurbishment more regularly than houses. Retail, offices and other commercial facilities not only tend to have more foot traffic but they also fall under stricter and more onerous statuary requirements and regulation. This is why it is important to employ competent refurbishment contractors who understand and can advise not only on your businesses requirements but also on statuary requirements. There are several issues to be aware of when carrying out a commercial property refurbishments. They range from asbestos management and refurbishment surveys though to disabled access assessments. It is also important to involve a fire safety consultant as well as informing the local authority building control department or a private building inspector. With a competent building contractor they will have a good outline understanding of the various regulations but will require input from the various professionals to make sure they have covered all the site specific issues like interpretation of the various regulations. The regulations can be effected and budgets affected by a variety of other aspects. The end use of the property, if it is listed or in a conservation area even down to the use class orders or if it is zoned as a town centre property. It is also important to make sure that there are no under lying issues with the property that could affect the works once the refurbishments has been completed. It is important to get exposed areas checked for issues like damp or structural defects that will be covered up and could come back to cause problems in the future.

Do I need planning permission for a home extension?

In recent year the government has relaxed planning law and now allows many home extensions to be built without the need for a planning application. However you will still need to apply for building regulations by using either a private building inspector or a local authority building inspector. This will usually be in the form of a full plans submission and will therefore require a full set of construction drawings. So it is always best to use an architect or competent building contractor to get a good set of drawings done. They will be able to advise you on the need for planning permission or the need for a lawfulness certificate these are become more prevalent as the number of planning applications is reducing. The benefit of construction drawings is that not only will it assist you in visualising the finished home extension it will also give your building contractor a full specification of what and how needs to be built. A good set of building regulation drawings or construction drawings as they are often referred to by construction professionals combined with a well written and itemised quotation gives good project guideline documentation for you and your builder. Once you have the drawings take some time to study the drawings and make sure that what has been designed will work well with the way you intend to use your new home extension space. Will your furniture fit, are the radiators and electrical sockets in the right place? The more time you spend getting these details correct at the design stage the easier and faster your building project will be.