How do I get started?
The first thing to do is decide what you want to build and get the design drawn up.
Some people have a clear idea of what they want before they begin and some don't, either way, it's important to get some drawings done as soon as possible.
If you know what you want, the drawings will confirm that your ideas work and show up areas where they may need to be fine tuned or changed. If you're not sure what you want, the drawings will give you something to work on, showing you the possibilities and helping your ideas to evolve. Either way, if things need to be changed, it's best to get it done on paper first; it's a lot easier to move lines on a piece of paper than it is to move breeze blocks and cement.
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Do I need Planning Permission?
It depends on what you want to do and to what kind of property. Two very commonly used rules though are the following:
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1. You can add 50 cubic metres, or 15%, of volume (whichever is the greater) to a terraced property providing it has not already been extended and no structures over 10 cubic metres have been built within 5 metres of the original property. |
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2. You can add 70 cubic metres, or 15%, of volume (whichever is the greater) to a detached or semi-detatched property providing it has not already been extended and no structures over 10 cubic metres have been built within 5 metres of the original property. |
These rules should be used as a guide only, as other rules may come into play on your particular project and of course there are many other planning rules and restrictions on things like fences, party walls, windows, building heights, building near highways, changes of use, boundary movement and so on.
The best thing to do is either speak to the council about your proposal, or get somebody like us to do it for you.
Two sets of drawings are required for Planning Permission - one of the existing property and one of the proposed extensions or changes.
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What are Building Regulations and do I need them?
The building regulations are standards for design and construction which protect people and the environment.
If you are a home owner, you are ultimately responsible for ensuring all work carried out on your property, which is required to comply with Building Regulations, does. Such work includes:
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Erection or extension of a building. |
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Installation or extension of a service or fitting controlled by the regulations (such as a boiler or electrical wiring). |
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Alterations which will temporarily prevent the building or its fittings from complying with regulations. |
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Insulating a cavity wall. |
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Underpinning foundations. |
There are two ways to obtain Building Regulations Approval, either by making a Full Plans submission or by submitting a Building Notice. We can advise you on which would be most appropriate for your project and assist you with the application.
Two sets of drawings are required for a Building Regulations Submission - one of the existing property and one of the proposed extensions or changes.
Building Regulations drawings contain greater detail than Planning Permission drawings, specifying materials, dimensions and quantities, and stating where necessary, how elements are to be constructed.
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How much will it cost?
Very roughly speaking, a single storey, flat roofed extension can be built for £1,000 per square metre. Adding storeys and elements such as a pitched roof, increases the cost.
Before you get to the building, there are fees for design, drawings, planning and building regulations approval.
As the project develops at the design stage, a more accurate picture of costs can be built up. Starting with a rough estimate at the Planning stage and ending with the reasonably accurate estimate that a builder can give you using the Building Regulations drawings.
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Is it the right time?
Only you can answer this question but, bear in mind that building work, large or small scale, is disruptive.
You may have to think about how you will cook without a kitchen, or bathe without a bathroom, or where you'll park the car when there is no driveway to speak of.
Once you're sure you're ready for the upheaval, it's time to agree a start date with your chosen builder!
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Where can I find a good builder?
Having a builder recommended is a good way to appoint, giving you the reassurance that somebody you know has had a good experience and had the work done well. Accordingly, I have included my recommendation below.
Need to talk to a builder? Contact AW Elias for friendly, reliable service and the highest standards:
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What are the regulations covering electrical work?
Generally speaking, the rules for carrying out electrical work are more stringent than they have been in the past.
If your project involves alterations to the electrical system, you should probably check with building control first to see if you are required to notify them.
If in doubt, get a qualified electrician to carry out the work and provide you with a certificate of compliance.
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What are the regulations covering plumbing?
If you are fitting or replacing a boiler, it needs to be a condensing boiler and it needs to be installed by a competent person who must be:
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CORGI (Council for Registered Gas Installers) registered for a gas-fired boiler. |
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OFTEC (Oil Firing Technical Association) registered for an oil-fired boiler. |
If you are in any doubt about whether or not your scheme is notifiable, you should contact Building Control.