Tag: planning permission

Advice Center, Loft Conversion

Common mistakes made by people when converting their loft

21st January 20220

When you need more space converting your loft can be a great way to go about it. Installing one can be a big investment, so it is important that you make sure nothing goes wrong during the process. Here are some of the most common mistakes made by people, so you can avoid them.  

Not checking if you have enough headroom in the loft- 

Before you even make an enquiry to build a loft conversion you should check to see if you have enough headroom. You need a minimum of 2.2 meters for a loft conversion to be possible. Unless you live in a detached property and have the money to be able to raise the roof.  

How to measure your headroom –  

 The most important measurement you need to take is from the highest point, directly under the roof, vertically down to the floor. Once you have your tape measure in place you just need to check if it’s at least 2.2m.  

Assuming that you don’t need planning permission –  

A loft conversion is typically classed as permitted development, meaning that you don’t need planning permission. However, you shouldn’t always assume because your house or the area you live in could have limitations and conditions. For example, a listed building or a conservation area, which might need a full planning application.  

Positioning the new staircase in the wrong place –  

The position of your new staircase is crucial because it impacts the layout and architecture of the whole house. The staircase should give your home balance, and not seem like it’s intruding on the bedrooms or the upstairs space.  

Ignoring the neighbours –  

If you live in a terraced or semi-detached property, the wall you share with your neighbours is called a party wall. You must tell your neighbours that you’re planning to do a loft conversion and get a party wall agreement in place before work starts.  

Your neighbours have the right to disagree with the conversion, so communication is key and a party wall agreement is necessary to avoid issues.  

Poor loft design layout –  

Lofts often have limited space so the layout of your loft conversion is so important. You should make sure that the space can get lots of natural light. You should also make sure that the roof and wall space is being utilised to maximum effect.  

Image: SxS Design & Build

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Extensions

The basic information to know before installing a Lean-to Conservatory

20th January 20220

Home extensions can often be seen as a difficult task to start, but they don’t have to be. Lean-to extensions are a great solution because they are time efficient, relatively cost-effective, and create a lot of space.  

What is a lean-to-conservatory?  

A lean-to extension is usually a single-storey structure constructed to enable the roof to lean against an outer wall of the existing property.  

Will you need planning permission for a lean-to-conservatory?  

Due to lean-to-conservatories normally being smaller in size it is unlikely that you will need planning permission. However, if you’re planning to put in a gable-ended conservatory with a taller and steeper roof you will need to see if your plans comply with building regulations. 

Planning permission is not usually needed. Although, it is likely you will need approval from your local building control department if you want to replace a glazed roof with a solid roof.  

you may need Planning permission if:  

  • It is taller than 4 meters. 
  • The conservatory width is bigger than half of the house.  
  • The extension can’t be higher than the eaves of your existing home.   

Are lean-to-conservatories any good?  

The biggest benefit of a lean-to-conservatory is the amount of space it can provide. It is also one of the brightest and most airy conservatory-style because of the straight edges and lack of detail. Due to its simplicity, it can be a very affordable option. Compared to a traditional extension or conservatory.  

How much do lean-to-conservatories cost?  

Depending on what kind of conservatory you choose will decide the price of your project. The average cost for this project would be between £4,500 – £10,500.   

Key characteristics of this conservatory –  

  • There smaller  

They are smaller than other conservatories and usually share two walls with the house rather than standing further apart and having three walls.  

  • They’re flexible  

These conservatories come in a wide variety of materials and can have many different add-ons if you’re not happy with the standard structure. You can add a dwarf wall, depending on if you think the structure needs more stability, however, this may need planning permission.  

  • They are DIY-able  

You can order lean-to-conservatories to be delivered and build them yourself. By doing this it will save you a load of money because you won’t have to pay for any workmen.  

Image: https://www.aogwindows.co.uk/aluminium-double-glazing-kings-lynn/

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Extensions

An Informative Guide To Side Return Extension

18th January 20220

For many homeowners, the pathway that runs alongside the ground floor area of the space (the side return area) is an unnecessary space. By building an extension onto it, you can make your home bigger and better.  

What is a side return extension?  

A side return extension is an infill of the passage to the rear and side of the property’s commonly between two houses. While rear extensions often result in a loss of garden space, the side return infill makes use of a typically disused part of the property.  

Will you need planning for a side return extension?  

If you own the property, then often times the extension can be built under permitted development. This means you won’t need planning permission. If you don’t apply for planning then your extension will need to meet these rules 

  • Single storey  
  • Be no more than 4m  
  • Be no wider than half the width of the original house 
  • If the extension is within two meters of a boundary, maximum eaves height should be no higher than 3m to be permitted development.  
  • Not exceed 50% of the total area of land around the original house. Sheds and outbuildings must be included when calculating the above 50% limit. 

Before you start work you will need to notify the council who will then consult with your neighbours. The council will take any concerns or objections on board in relation to the impact of your extension on neighboring properties. 

A common restriction as a result of this process is the need to limit the height of the wall on or next to the boundary wall, to reduce the impact of the loss of light. Permitted development rules allow boundary walls and fences to be erected up to 2m.  

What structural work is involved?  

  • A new wall is built on either the boundary of you and your neighbours land, or just in your side of the boundary.  
  • A roof is added. You should consider a fully glazed design or one with a couple of skylights, so you get maximum natural light.  
  • The side wall to the existing rear room is either completely or partially knocked through. And a steel frame may need to be installed into the wall to support this new opening. 
  • A new floor is usually put in, level with the existing floor.  

How much does a side return extension cost? 

The cost of a side return extension depends on a couple of things such as the size, the quality, and the area. The prices in London can be a lot higher than in the rest of the UK.  

But averagely the cost of this type of extension would be between £30,000 and £65,000. The cost per square meter also varies due to the same reasons. Outside of London, the cost is typically £1,500 to £2,400 per square meter. Whereas, in London, it can go up to £4,500 per square meter.  

How long does it take to build?  

Finally, it should take around 3 – 4 months to build your new extension. However, the project length could be longer if you need to get planning permission and if any delays happen.    

(Image credit: Future PLC/ Veronica Rodriguez)

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Garage Conversion

Garage conversion 2022: all you should know before you start

17th January 20220

Firstly, a garage conversion is one of the quickest and most affordable routes to adding floor space. These types of projects can often be completed in a little over a week. In addition, many people often just use their garages as a place to put their cars or as a storage room. However, maybe it’s a great time to consider converting your garage and making it into a valuable asset.  

Is your garage suitable for a conversion?  

A garage conversion is classed as a change of use, so it will require building regulations approval.  

To comply with building regs your garage conversion must:  

  • Be structurally sound 
  • Have a damp proof course 
  • Have all of the electrics tested 
  • Be moisture proofed, with good ventilation 
  • Have been fire proofed and have escape routes 
  • Have wall, floor, and loft insulation so that its energy efficient 

Will you need planning permission to convert your garage?  

Most garage conversions will usually fall under permitted development, meaning that planning permission is not required. However, it is still best to check with your local authority, because there is a small percentage that will require planning permission.  

If your home is listed or in a conservation area, then it is very likely that you will need planning permission before you can convert your garage.  

Insulating the garage conversion – 

It is important that the new room is warm and energy-efficient. In order to comply with building regs, you will need insulation.  

In addition, the simplest way to add insulation to the walls is with insulated plasterboard fitted to timber battens above the damp-proof course.  

How much will it cost?  

A garage conversion is a relatively low-cost way of increasing your living space. This is because you don’t need to pay for laying new foundations or building new walls and you also may have power.  

For a single garage conversion, you should budget around £20,000 – £30,000 with some variation due to your choice of materials and fittings.  

It is also worth mentioning that a construction material shortage is causing a spike in many building materials.  

Factors that could affect the cost of your garage conversion –  

  • Planning applications 
  • If you use an architect or designer 
  • Whether you need to use a structural engineer 
  • Whether the foundations need to be reinforced 
  • If the ceiling height needs to be raised. You need around 2.2-2.4m of headroom. 
  • If the walls, floors, or roof need to be repaired. It may be cheaper to demolish your garage and start again.  

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Conversions

Important information to know when Converting a house into flats

13th January 20220

Converting a house into flats is becoming very popular. Landlords and homeowners are now converting homes into flats because it is a great way to make money. Especially in city locations where flats are becoming in demand more. If you are interested in converting your home, carry on reading.  

Make sure you research –  

Before you buy or alter any property it is very important that you do in detail research about the property and project. 

 Here are a few things you should find out more about:  

  • Desirable areas and upcoming locations. It is important that you buy a property within walking distance of popular transport areas and near local amenities. It is also smart to look for locations that could become popular in the future. There is no point in purchasing a property on a street or area no one wants to live in.  
  • Property prices. It’s vital to find out what the average house prices are in that area, so you know if you’re overpaying or not. You should also keep in mind that you are converting the property so you don’t want to spend all of your budget.
  • The rental market. Finding out what the rental market is like will also help you massively. Knowing if people are looking for flats, who is renting in the area, and what style of home is the most popular will help you in the long run.  

Will you need planning permission for converting a house into flats?  

Any project that has a large dwelling and splits it into multiple new units will need to undergo a full planning application before they proceed. Each council has different policies and they will dictate the size of the rooms, how many you can have, and if you can even go through with the conversion. 

You may have to hire a solicitor to work with you to find out if you are legally able to convert the house. It is also handy to have a solicitor because they can help you create leases for the flats. It’s important to have leases because you won’t be able to sell without them.  

Conversion costs –  

The cost of converting a house into flats depends on the property and the location. On average the standard conversion should cost around £25,000. Conversions are known to be big projects. This means you should expect the project to take around 6 months to be completed.  

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Advice Center

Everything to know about Area of outstanding natural beauty (AONB)

13th January 20220

What is an area of outstanding natural beauty?

An AONB is an area of countryside in England, Wales, and Northern Ireland, that has been designated for conservation due to its significant landscape value. It is also protected by the countryside and rights of way act 2000 (CROW Act).

How are AONBs made?

Natural England can make orders to designate areas of outstanding natural beauty or vary the boundaries of existing ones. Before natural England proposes an area to become an AONB, it must meet the natural beauty criterion. This could be multiple different factors, such as:

Landscape quality.

Scenic quality.

Relative wildness, such as distance from housing or having few roads.

Natural heritage features, such as distinct species and habitat.

Relative tranquillity, where all you can hear is natural sounds.

Cultural heritage.

History –

The idea that would eventually become the AONB designation was first put forward by John Dower in 1945. Dower was a civil servant and architect, who was a secretary of the standing committee on national parks. Dower suggested there was a need for the protection of certain naturally beautiful landscapes that were unsuitable as national parks. They were usually unsuitable because of their small size and lack of wildness.

Can you build or renovate an area of outstanding natural beauty?

Before developing your property, it is important for you to know what rights you have as a property owner in an AONB. Because of the area, your permitted development rights may be reduced, and planning permission grants may become more uncommon.

Permitted development is a development that you can carry out without needing to apply for full planning permission. You may still need approval under other legislations.

You might be able to extend a house in an AONB under permitted development if you follow the rules, are some examples:

It must not go more than 4m beyond the rear wall of the property if it’s a detached house or 3m for any other dwelling.

Must not be more than 4m high.

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Architecture & Building

How to convert a commercial property to residential?

11th January 20220

Converting a commercial property into residential is becoming increasingly common within the UK. Although this market continues to show potential, it’s still essential you learn how to successfully convert a commercial property.  

Step 1 – check if there’s an exception 

A lot of commercial buildings are now eligible to be converted to residential. However, there are some exceptions, for example:  

  • Listed buildings 
  • Buildings within conservation areas or national parks  
  • Properties within areas of natural beauty/ scientific interest.  
  • Buildings within safety hazard areas  

If you are unsure if your property is one of those then it would be best to check. In addition, some of the examples might be acceptable to convert, but you would need to apply for full planning permission.  

Step 2 – identifying the buildings use class

All of the buildings in the UK are placed in a use class. Some of the classes include: 

  • A class – shops, restaurants, and businesses that provide professional services.  
  • B class – offices, storage facilities and warehouses 
  • D class – schools, doctors, cinemas, and other leisure facilities  

In order to convert a commercial building, you will need to apply to change the use class.  

Step 3 – budget  

Before you even think about looking on the market for properties, you need to work out how much you can afford to spend on your project. It is also smart to over budget, just in case of any unexpected additional costs.  

Step 4 – planning permission  

Some of the conversions won’t require planning permission. However, the buildings must be 150 square meters or smaller, if your plans include changing the appearance of the exterior or extending then you may need planning permission.  

Step 5 – finding the property 

Commercial to residential conversions offers a lot of profit potential. It is important to think about what you can do with the property after the conversion. For example, if you’re renting make sure there are plenty of interested tenants, and that you are able to make enough profit. Before you buy you should also look into the surrounding area and see if you like the place.  

Advantages of converting commercial to residential –  

  • Prices are competitive – many commercial properties remain empty, which has forced property owners to ask for less. 
  • Commercial properties are usually located in popular locations. This will be very attractive to the growing tenant demand.  
  • You can turn commercial properties into HMOs. Which is a great investment.  

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Extensions

Is a glass extension the same as a conservatory?

11th January 20220

When it comes to glass rooms, one of the most common questions asked is how are they different from a conservatory. Although, they have many similarities being that they, both allow natural light, provide a sense of indoor and outdoor living, and protect you from the elements. There are also a few differences when it comes to the two.  

What is a glass extension?  

Glass box extensions are made from structural glass units supported with glass beams and fins. They can create a completely clear, frameless extension space with no metal supports visible.  

What is a conservatory?  

A conservatory is a building or room having glass roofing and walls, usually used as a sunroom.  

What are the differences?  

The aesthetic –  

This is one of the main differences between the two extensions. A glass extension’s aim is to create a smooth frameless look so that you will have unobstructed views. Giving the place a clean, minimalistic vibe with more light. Whereas, conservatories have large, thicker frames, giving the house a more traditional feel.  

Planning permission –  

A conservatory and a glass room are an extension to the house, meaning that it will have to follow building regulations for permitted development. If you don’t want to follow permitted development then you will have to apply for full planning permission.  

Whether you need planning permission for an extension will depend on:  

  • Your local planning requirements  
  • The size of the room  
  • Location  
  • Conservation area restrictions  
  • The position in relation to your neighbour’s property 

Cost –  

Glass extensions are usually more expensive than conservatories to build. This is because the quality and durability of aluminum is a lot higher than uPVC which is used on conservatories. So, as the materials are of higher quality the glass extension would cost more to build.  

The average cost of a conservatory is around £15,000; however, the prices can vary depending on the size and features. In addition, this is one of the cheapest ways to create more living space in your home.  

Whereas, on average, for a glass extension the prices start from around £14,000 and can go up and over £80,000 for a large project. 

Pros and Cons of conservatories and glass extensions – 

Conservatories –  

Pros –  

  • Low cost. 
  • Can be used nearly all year round.  
  • Double glazing provides higher insulation U-values.  

Cons –  

  • Can look dated sometimes. 
  • Framed windows and wall components can restrict views.  
  • Design limitations. Can be restricted to predetermined shapes and sizes.  

Glass extension –  

Pros –  

  • Unique style.  
  • Uninterrupted views of the garden  
  • Made to measure, for more flexibility with design.  
  • Combine sliding walls and doors for an adaptable living space.  

Cons –  

  • A bigger initial investment. 
  • They are uninsulated. You may want to add heaters to make the space usable outside of summer.   

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Advice Center, Planning Permission

Can you make amendments to a submitted planning application?

4th January 20220

To apply for planning permission, you would need to submit a planning application. However, it is easy to make a mistake such as the wrong name, or if you want to make amendments. This blog will explain to you if you would be able to change a submitted planning application. 

Making amendements to your application –  

According to the council, it is possible to amend your plans while the application is running. Although it would only be acceptable for minor amendments. Any big amendments won’t be accepted and you would need to apply for a new application. 

You can submit an application via the planning portal. It is often the easiest way because they also have a lot of information to help.

What do the statuses of your application mean?  

  • Drafted. Meaning that you are filling out the application and haven’t sent it to the local authority yet.  
  • Submitted. These applications can be amended as they haven’t been downloaded by the Planning Authority.  
  • Transferred applications are changed in a controlled manner. This is because they’ve alrbeen received by the planning authority.

How long do amendments take?  

The council should give you an answer within 28 days. Unless they have contacted you and a different time has been agreed upon.  

Cost of an amended application –  

The application fees can change due to the nature of the amendments, and you may need to pay an additional fee. If you believe a refund is due, then you would need to discuss this with the local planning authority. Once they have validated your amended application and confirmed the fee due.  

The application fees can change due to the nature of the amendments, and you may need to pay an additional fee. If you believe a refund is due, then you would need to discuss this with the local planning authority once they have validated your amended application and confirmed the fee due.  

What you CAN and CAN'T do after planning approval

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Advice Center, Planning Permission

How to apply for a dropped kerb

16th December 20210

A dropped kerb is where there is a dip in the path and kerb that lets you park your car on a driveway outside your house. The kerb is dropped from the normal height and the path is strengthened to take the weight of the vehicle.  

Before you apply –  

To have a dropped kerb it must: 

  • Leave enough room for you to park your vehicle completely on the property. 
  • Be a minimum width of 2.4m  
  • Be more than 10m away from a road junction.  
  • Meets visibility guidelines 
  • Have suitable drainage near your house.  
  • Be at least 1.5m from streetlights. 
  • Avoid removing tree roots 
  • Have permission from the property owner. 

Planning permission –  

You must contact your council to find out if you require planning permission for a dropped kerb. Then, if the council confirms that you need to require permission, you will then have to apply for an application. However, if the council tells you planning permission isn’t necessary, they would require confirmation. 

Existing dropped kerbs –  

If you would like to extend an existing dropped kerb, you must create a new application.  

Application cost –  

Householder application  

  • The cost to apply for permission is £320 
  • £150 will be returned if the permission is declined or not approved.  
  • Applications are usually handled by the housing or environmental health department at your local council. 

Developer application 

Administration and inspection fees are based on the following rules:  

  • 2 to 5 properties – £215 per property 
  • 6 to 25 properties – £106 per property 
  • More than 25 properties – £2,650 

Building cost –  

Once you have got the planning permission, you can then hire a contractor to start the work.  

The average cost of building a drop kerb, and depending on the complexity will cost around £1000. And a contractor will usually charge an additional £180 – £220.  

There can also be additional costs that you should be aware of. Here is a list of extra things you may want to consider when dropping a kerb:  

  • New driveway 
  • Wall demolition 
  • New driveway gate 
  • New fence 
  • Skip hire 
  • CCTV system  
  • Outdoor lighting 
  • Removing trees 
  • Moving a street light 

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