What’s the difference between planning and permitted development? This is one of the most frequently asked questions at Pro Arkitects. Many people often don’t know what each of them mean or get the two confused. So, this blog will explain the differences between the two.
The definition of both applications –
Firstly, planning permission is formal consent from your local authority to build or alter your home. This is in place to deter inappropriate developments.
Permitted development is a pre-determined planning consent to carry out certain improvements to your home.
What is the difference between the two?
So, full planning permission is asking permission to build. It’s usually required when building a new dwelling or making extensive changes to an existing one. In addition, a planning application can take up to 10 weeks to decide. This includes a 2-week validation period and an 8-week decision period.
Whereas, permitted development is simply notifying your local authority of your intension to do so. This was created, so that you can extend/ renovate your home without the need of full planning. As previously mentioned, works that require planning permission will require the submission of an application, whereas those that fall within Permitted Development rights do not, however, we would always advise applying for a Certificate of Lawful Development. Although, permitted development doesn’t require a decision time the application can also take up to 10 weeks. However, overall permitted development is quicker and cheaper.
When it comes to loft conversions, some homeowners might be put off the idea because they don’t think they have enough upstairs. But there are some great alternatives to put the stairs in the right place to save some space. If you want to know some of the options and ideas to work with, then keep on reading the article.
The regulations of stairs –
Before we get into the types of stairs, here are some of the regulations you need to know before you start your design.
There needs to be 2m of clear headroom over the stairs, although the regulations allow this to reduce to 1.8m at the lowest point if the stairs are under a sloping roof.
The angle of your stairs should not be more than 42 degrees.
The riser of each stair should be a minimum of 150mm and maximum of 220mm in height.
The top of the stairs needs to be positioned at the highest part of the loft.
You must include a handrail.
Here are the different types of stairs –
Spiral Stairs –
Firstly, if you have tight space in the home, then spiral loft conversion stairs can be a great option to accommodate a small area in the loft. The staircase also looks great and can save some space. They cost less compared to other solutions.
Stairs over stairs –
An excellent idea for loft conversion stairs are to put them above the original stairs. It is an good idea because it usually is the most effective place for the stairs and most efficient.
Paddle stairs –
If you have very limited space paddle stair may be the best option for you. Although this type of staircase can only be used to serve a single room and an ensuite. This is to limit the amount of traffic that the stairs would have.
Her Majesty Queen Elizabeth ll, Passed away on September 8th 2022 at her cherished Scottish Estate, Balmoral.
Her Majesty was our longest reigning monarch and will be remembered for a remarkable lifetime of service. As a company we are deeply saddened by the news.
We extend our heartfelt condolences to the Royal Family. Our thoughts are with them at this time.
Here is a story about Queen Elizabeth’s many treasured homes.
Buckingham Palace –
London, England
Firstly, Buckingham palace is London’s royal residence and the headquarters of the monarch of the United Kingdom. Located in Westminster, it has become a focal point for the British people at times of national rejoicing and mourning.
The palace contains over 830,000 square feet of floor space. There are 775 rooms, including 188 staff bedrooms, 92 offices, 78 bathrooms, 52 principal bedrooms and 19 state rooms. It also has a post office, cinema, swimming pool, doctor’s surgery and jeweller’s workshop.
So, Windsor castle is a royal residence at Windsor in the county of Berkshire. During the second world war the king and Queen and their children Elizabeth and Margaret lived in this castle for safety. This castle now serves as a country home, and the Queen frequently visited this location as a weekend retreat.
Additionally, Windsor Castle grounds cover 52,609 square metres (13 acres) and combines the features of a fortification, a palace, and a small town. It also has 1,000 rooms, making it the largest occupied castle in the world.
Balmoral castle has been the Scottish home of the royal family since purchased for Queen Victoria by Prince Albert in 1852. Balmoral is a private estate owned by the queen. Its where she spent many weeks at the end of each summer, it was believed to be her favourite residence.
The Balmoral Estate has been added to by successive members of the royal family, and now covers an area of approximately 50,000 acres. Also, the grandeur of Balmoral is said to be slightly overwhelming for first-time visitors.
With turrets, 52 bedrooms, draughty corridors, tartan rugs and walls mounted with antlers, it can be an intimidating place. “There is a certain fascination in keeping the place as Queen Victoria had it. Nothing very much has changed,” the Queen said.
Furthermore, this palace was the Queens official residence in Scotland. The late Queen Elizabeth ll, spent one week at Holyroodhouse at the beginning of each summer, where she carried out a range of official engagements and ceremonies.
In Addition, the Palace of Holyroodhouse covers 87,120 square feet of floor space and contains 289 rooms. The private apartments of The Queen and the other members of the Royal Family are located on the second floor of the south and east wings.
Sandringham Estate –
Norfolk, England
Like Balmoral, Sandringham Estate was the Queen’s private property. Also, like Balmoral, it was a place of personal significance to her Elizabeth’s father, George V, called it “the place I love better than anywhere else in the world” and would eventually die there on February 6, 1952.
Queen Elizabeth II‘s custom was to spend the anniversary of that and of her own accession privately with her family at Sandringham House, and, more recently, to use it as her official base from Christmas until February.
Similar to how the Queen stayed at Palace of Holyroodhouse when officially visiting Scotland, the Queen lived in Hillsborough during her visits to Northern Ireland. Hillsborough Castle is not a true castle, it’s a Georgian country house built in the 18th century. In addition, the home is surrounded by 100 acres of green gardens.
Firstly, an article 4 direction is part of planning legislation that allows the council to remove permitted development rights. For example, householders can normally make minor alterations to their houses without requiring planning permission. However, in some areas, the council has removed these “permitted development” rights by making an article 4 Direction.
Restrictions in the directions –
The effect of an article 4 Direction is that planning permission from the council is required for the types of building works.
The restrictions on directions are:
Extensions
Alterations such as new windows
Alterations to the roof
Porches
Putting us gates, fences or walls
Placing caravans on land
Putting up agricultural buildings on small plots
Changes of use to houses in multiple occupation
Types of article 4 direction –
Since 1995 there have been three types of direction:
Directions under article 4 (2) affecting conservation areas. The aim of this direction is to encourage the retention of high-quality architectural features. As well as, to preserve and enhance the character and appearance of the built heritage.
The directions under article 4 (1) affecting only listed buildings
Directions under article 4 (1) affecting other land
Do article 4 directions expire?
No, article 4 direction do not expire by themselves. Only the local authority has the right to change or cancel these restrictions. In addition, they can also replace it with a new direction.
History of article 4 –
Furthermore, the 1995 town and country planning (general permitted development) order improved the article 4 process and promised to follow it. So, the government introduced it to control the amount of housing in urban areas and maintain quality.
How to find an article 4 area?
Finally, the easiest way to find an article 4 area is to look at the local authority’s website. Almost all councils include an article 4 map, where you can see which streets and boroughs are within the restrictions.
The build cost inflation has been increasing at a rapid rate. The factors of Brexit and covid 19 have made the costs of both materials and labour increase massively. They have contributed to supply issues and the volumes of delays to imported goods have had an impact on construction costs.
How much does it cost to build a house?
The cost to build a new house in the UK will depend on a number of factors. Some of the big ones include the size of your property, the materials you use, and the number of trades people you decide to hire.
So, because every project is different and each client has different wants and needs it is almost impossible to get a standard quote for a build project. However, averagely to build a house in the UK in 2022, you can expect to pay anything from £1,500 – £3,000 per m2.
How much has building work prices gone up?
Prices have increased over the past 2 years for several materials, due to lead times and growing demand. Year on year prices for all building work rose by 27.2% from May 2021 to May 2022.
Some materials which continue to be affected –
Timber – timber was up 30% in April 2022.
Roof tiles – prices of roof tiles have risen 24% in a year.
Steel – fabricated steel rose by 52.7%.
Bricks – brick prices increased by 12%.
Concrete – concrete bars are 64% more expensive than a year ago.
Will the building cost go down in 2022?
Furthermore, these higher material costs have led to rising inflation costs. Meaning it is unlikely for construction costs to go down in 2022.
Is it a good time to build?
Although, the costs and interest rates are rising it would be better to build your dream home sooner rather than later. It is likely that the cost will keep on increasing. So, it is an investment to start your build project now.
Firstly, retrospective planning permission is the granting of approval after construction or changes of us have been undertaken. Just because you have made changes to your property doesn’t mean planning permission will automatically be granted. The application will be treated the same as any other application.
Why some people might not apply for planning –
Planning takes too long –
Usually when people are ready to make changes to their home, they already have costs from contractors and are financially ready. An application can take between 8-10 weeks to get validated. And if your council are experiencing delays, you could be waiting even longer.
So, with prices of materials and labour increasing all the time, people want to get the work done while it is still in their price range.
Are un aware of the rules
To someone who has completely no idea how the construction world works it could be an easy mistake to make.
Thought no one would notice
People are willing to build on to their property without planning permission because they think they would get away with it. But if the council find out they would need to apply for retrospective planning.
The commonest reason property owners apply for planning permission after the work is completed is because they have been approached by the local authority. They will then be asked to disclose the work done on their house. The authority’s may have noticed the changes themselves, or someone may have told them.
What if retrospective planning is refused?
If the application is refused you have the opportunity to try and appeal. However, if the appeal gets rejected, the local authority can issue an enforcement notice. This means you have to put everything back to how it was before it was extended.
MEP stands for mechanical, electrical and plumbing. MEP engineering is the science and are of planning, designing and managing the MEP systems of a building.
M – the mechanical design elements of a property, such as the heating and cooling system are important because they make the inside comfortable. This makes it so you can live in buildings in all weather conditions, hot and cold.
E – the electrical system keeps all the lights and power going, it also powers the other systems. Architectural lighting plans are key component of the electrical engineering process.
P – finally, the plumbing system provides fresh water for cleaning, drinking etc. They also take storm and wastewater safely away.
What’s in MEP drawings?
These types of drawings are created by combining architectural, structural, and civil shop drawing for a project. These types of drawings smooth out the manufacturing, installation, assembly and maintenance of the MEP in a building. Contractors use these drawings to get precise specifications and identify faults before construction starts.
The drawings provide construction cost saving approximately 30%, along with the improvement in the building delivery schedules to over 40%.
Benefits of using a MEP engineering company –
Working with an experienced MEP engineering company has several benefits:
It can optimize material needs to lower installation costs while maintaining excellent performance and code compliance.
Because of the high level of interaction between MEP systems, they are usually built jointly. This unified approach eliminates equipment collisions, prevalent during the separate building of mechanical, electrical, and plumbing systems separately.
Joint designs enable the effective utilization of space.
What is the importance of the drawings?
Furthermore, they provide important systems of checks and balances during the construction phase of a project. The purpose is to ensure the end result keeps to the design shown in the construction documents, and meets the expectations of the owner.
Glass box extensions have become very popular and they make a beautiful addition to a home. They come in many shapes and sizes but overall they add a ton of natural light and add a modern spark to an older home.
What is a glass box extension?
Glass box extensions, also known as frameless extensions are made from structural glass units and supported with glass beams and fins.
Can you enjoy the extension all year round?
Adding an extension to your property can be a big commitment and many people want to know the room will be used throughout all of the seasons. You cannot design this type of extension using cheap glass. So, modern glass box extensions use strong structural glass with built in temperature control. With this feature you can comfortably enjoy the natural light in the summer months and also keep it warm and welcoming in the winter months.
Will a glass box extension add value to the property?
Aa lot of clients like the idea of a glass extension because they know that it will add value to their property. As Schlüsseldienst Berlin Lichtenberg states from his own experience if the project is done right it can add up to 7% to the value of your home.
How much will it cost?
A standard glass extension can cost between £1,350 – £1,950 per square metre. Whereas a standard glass extension in London and the south east can cost between £1,800 – £2,300 per square metre. A full glass extension can cost up to £3,000 per square metre. Although this is the average price of per square metre, there are also other things that can affect the price such as:
Size
Choice of doors
Glazing
Choice of roof
Location
Ease of access
Architect/ structural engineering fees
Planning permission and building regulations approval
The bungalows are no longer reserve for the homeowners. There is a huge potential to transform them into something exciting. There is not just the potential for renovation but also great design opportunities.
Here is a list of design ideas to modernise your bungalow –
Renovate the exterior of the bungalow
When it comes to any property first impressions mean a lot, so don’t forget about the exterior. You can achieve a more modern look by simply adding a fresh coat of paint to the bungalow. Another way of making the exterior of your property stand out is by having a nice garden. Landscaping and adding garden furniture can make the home feel welcoming and create a good environment to be around.
Adding a loft conversion
You can also consider the loft conversion for your bungalow. However, you need to make sure that the head height is at least 2.3m. Furthermore, you may not need planning permission application as it comes under permitted development rights. A loft conversion is a great way to create some useable space. One of our favourite types is a dormer which is the cheapest and easy option.
Adding an extension
You can also consider adding a bungalow extension. However, the process is trickier to achieve from design and structure point of view. Although, bi-fold doors are the perfect way to create that indoor/ outdoor living and bring extra light in to your home. Also, if you like the modern style they add an amazing aesthetic to the house.
Focus on the social areas of the house
As Schlüsseldienst Bremen states from its own experience the kitchen is worth investing in because it is one of the most important rooms in a home. You should keep it open and bright making sure all the natural light comes floods in. It is also important to pick a style of kitchen and work with that so everything matches.
An orangery is a home extension with a glass roof typically covering less than 75% of the overall roof area. As well as, glass walls covering less than 50% of the total wall area.
Will you need planning permission?
For planning permission purposes, an orangery is considered as a singles storey extension and are subject to the same regulations. You won’t need planning permission for an orangery if you build within permitted development rights.
It must be under 4m in height and the eaves should be less than 3m high if they are within 2m of a structure boundary
It should not include any balconies, decks or verandas
How much does it to build an orangery?
Building an orangery is usually a lot cheaper than building a single storey extension. They are a popular option for people who prefer modern open plan living. They are one of the most affordable ways to create a multi-functional space. The average cost of an orangery costs upwards of £18,000. However, they can be cheaper depending on the size, style, and features you want.
Are they cold in the winter?
As Schlüsseldienst Berlin Friedrichshain states from his own experience as the structure is mainly made up of glass, they tend to be cooler in the winter and warmer in the summer. If you are debating between a conservatory or an orangery it is good to know, orangeries have more solid wall and roofing compared to a conservatory. They do retain more heat than a conservatory.
Why they are a great addition –
Orangeries add amazing depth to your living space, and they can be extremely versatile. They fill the space with light and have great views of the outside. The open space makes it a perfect area for a dining room or living room to entertain friends and family.
