Building an extension - some questions

Our local council website had a document on what is acceptable and not acceptable with regards to extensions. Try your local councils website. We looked at this before planning ours.

Have a look at the planning section on your local council's website. There should be a plethora of information there. Ours is very comprehensive. At my council, (and I assume at most others) you can have an informal discussion with a planning officer before you submit an application for planning permission. I didn't do this as we saw an architect immediately, but my friend found this very useful in planning her extension. She has used a number of architects and found them to be more gung-ho in their attutude as to what the planning department would allow than was actually the case, so an informal discussionm first was helpful. It's not binding on the planning department though so you should bear that in mind.

I would try having a chat with someone in building regs (not planning) to get some information

i think you will probably fall under party wall act because you will need foundations?

http://www.planningportal.gov.uk/uploads/br/BR_partywall_explain_booklet.pdf

but depending on whether the house has already been extended not sure you would need planning? in which case the window thing may not really come up

Thanks all. I have looked on the local council planning website but struggled to find anything on this. I will have another look though.

JaneyH - I think unfortunately we will need planning permission as the extension is over a certain size area, although I do plan to question the architect on this as if we can consider the garage building not to be part of the main extension, then we may get round it.

Ah - thats a shame

i think though that you can only get away with that if you build the garage more than 5 metres from the main dwelling - but i could well be wrong

best of luck with it

It definitely won't be more than 5 metres away, in fact we are demolishing the existing garage (which has asbestos in) and moving it closer to the house.

Might be worth checking you don't need permission / to give notice that you are demolishing it. (Building Control might need to be made aware)

I assumed we would need permission and also potentially some specialist removal of the rubble due to the asbestos.

The survey when we bought the house confirmed it is safe but I think the problem with asbestos is if you start breaking it down to smaller pieces, which could potentially happen when getting rid I suppose.

Sorry to hear your council's website is not very helpful. My council is www.bradford.gov.uk if you want to have a look at the planning section on there. Of course there will be regional policy variations but it should give you the basic principles. There is a householders' guide to planning here: www.communities.gov.uk/publications/planningandbuilding/planningguidehouseholders and more detailed information on that website too.

Meant to add: are you in a conservation area? We are, and as a result there are additional planning considerations/restrictions you need to bear in mind.

I don't believe we are but it is something I will check. Thanks for the link to your local website, ours just seemed to send me round in circles with the links?

If your architect is any good then they should know all of this information already. If they've never worked with your local authority before then i'd probably find another one.

local authorities are quirky things so be prepared. A chat with a planner is probably worthwhile doing as they'll be able to tell you what has been acceptable in your area and what isn't. You don't necessarily need to go with an idea.

Make sure your architect accounts for drainage etc. there are much tighter restrictions on this sort of thing now. Think about the impact on the land are your increasing impermeable areas? If so where will the water go?

also when you're sizing mentally sizing up for building regs/ planning etc don't forget the roof space - it counts.

As for asbestos removal - there are loads of specialist companies out there but i wouldn't just delve into the yellow pages. Your architect will have a good knowledge of builders and specialists like this.

Even as an Engineer i'd still employ an architect to do all of this work and i've done quite a few planning apps in my time. They know what's acceptable and what's not. Just go to them with your concept regardless of how much it complies and let them work on it with you. You might be surprised at the results.

And you don't see an Engineer praising an Architect everyday but they do have their uses!

In answer to your closee can you build - i've had a look in a few books and can't find an answer.

Just bear in mind that it has to be buildable and built safely at that. Health and safety requirements are very strict these days even though you are a domestic client its worth knowing what the construciotn industry expect so you can be sure it's all being done well and safely. SO it's a case of can it be built. If you're goin 2 storeys can you get a scaffold tower on the outside wall? If not then then answer is then it's probably too close. Working off ladders can be done but it isn't a very safe or acceptable way of working any more.

this may or may not be your local authority but i've just found this list of what is a valid objection. This might help you think through your plans. Make sure you have a reason for none of these to be a reason if you get what i mean!

If you want anymore help drop me a line. I need an opportunity to exercise my technical brain!

Thanks very much Sparkling - that is very helpful. I will let you know if we have any questions. We need to speak to a local architect asap I think. We have had a couple referred to us so will try them and see which one we like.

referal is the best way to go.

If you're in London let me know as that's where my sister pracitices.