MOVE OR EXTEND

Designing a house extension has been made simpler with the latest planning regulation changes which has widened the categories of development that fall into Permitted Development.  Most of us face the decision of  whether or not to enlarge our house sometime in our lives whether it is the need for further bedrooms with a growing family or an extra living room or office space. It becomes necessary to weigh up the pros and cons of moving or extending our current home and finding the solution that will suit our lifestyle and budget.

You will probably have begun to calculate the costs and ease of moving taking into account the estate agent fees, stamp duty, solicitors fees, hip and removal costs. However if you are happy in the area you live in and don’t want or need to up route the family designyourhouse can help with the realities of extending and re-designing your home.

Assessing the Possibilities

With high UK land values it is usually cost effective to extend even into the basement which is the highest cost per square metre of any development. Even if there is a drop in land values you will find that the cost of building is reduced and in the long term it may be a good time to build.

Even if you are in a terraced house you have the potential for extending into the side return, at the rear, into the loft or basement. A good guideline is to see what developments have been carried out in you street recently but be wary of comparing the possibilities with older developments such as dormer extensions which can be viewed from the road as planning guidelines change over time and what was permissible a few years ago may not be allowed now.

High performance glass has extended the possibilities for extension design.  Another option to traditional conservatories, contemporary glass rooms allow design freedom and a connection to the garden uninterrupted by glazing bars. It must be noted that such extensions may not conform to Permitted Development guidelines because the legislation states that materials used in extensions should match that of the original house. This can also apply to other contemporary extensions that contrast with the house but it does depend on the judgement of the individual local authority.

Many architects will give a free initial phone or home consultation, see our section on choosing an architect to make contact with a suitable firm. You can make progress yourself by contacting your local authority if you have an idea of the kind of extension you want. Take photos of your house and maybe a rough sketch and make a visit to the Duty Planning Officer. Most councils offer this service and you do not have to make an appointment but phone first to check the hours that this service is available.

The Duty Planning Officer is there to give initial advice to the public and guidelines to whether a planning application is required. See also our section on Planning Applications which sets out the requirements. Your proposed extension may fall within Permitted Development but even then it is advisable to obtain a Certificate of Lawfulness to prove that the development is legal when you eventually sell your home. Also to be noted, any extension to a flat requires Full Planning Permission.

PLANNING PERMISSION

The purpose of the planning system is to protect the environment in the public interest, it is not designed to prevent change or favour one persons interest over another.

The present position is that major works need planning permission from the council but many minor works do not. Permitted Development rights mean that if you live in a house you can make certain types of minor changes to your home without needing to apply for Full Planning Permission.

From 1st October 2008 there are new rules about the types of development that a householder can carry out without planning permission. These changes are intended to make it easier to improve a home by relaxing planning controls on smaller house extensions. There are also new controls over hard surfaces such as driveways, aimed at reducing water run-off which contributes to flooding. Planning permission will generally be required for impermeable surfacing of more than 5 square metres.

The changes apply to any new development started from 1st October 2008 onwards, and may affect any planning advice you may have been given before this date.

Conservatories:  It should be noted that contrary to popular conception conservatories are treated the same as other extensions in planning law and the same guidelines on size and location apply for permitted development.  However, conservatories smaller than 30 square metres are usually exempt from Building Regulations but see the Planning Portal for full details.

The government has produced an interactive house guide to the new changes. You can also find a summary of the changes on the Planning Portal site see www.planningportal.gov.uk

Your initial point of contact for enquiries about submitting a planning application is the Duty Planning Officer at your local authority. Queries can be dealt with either in person or over the phone.

If you receive a refusal for planning permission for your project and feel that the local authority have not dealt fairly with your application the next step is to appeal to the Planning Inspectorate who will re-examine the application and have the power to overturn the local authority decision.

For more information on Planning Appeals see: www.planning-inspectorate.gov.uk

BUILDING REGULATIONS

The Building Regulations apply to building work in England & Wales and set standards for the design and construction of buildings to ensure the safety and health for people in or about those buildings. The regulations cover the construction detail of buildings including requirements to ensure that fuel and power is conserved and facilities are provided for people, including those with disabilities, to access and move around inside buildings.

Building Regulations approval is a separate matter from obtaining planning permission for your work. Although you may have received Planning Permission for your project you still have to apply for Building Regulations to the Building Control department of you local authority because different aspects of the building process are examined at this stage. More detailed drawings are required than for Planning Permission to show that the project will be constructed in compliance with the regulations.

The following types of project amount to 'Building Work' as defined in Regulation 3 of the Building Regulations:

• the erection or extension of a building
• the installation or extension of a service or fitting which is controlled under the regulations
• an alteration project involving work which will temporarily or permanently affect the ongoing compliance of the building, service or fitting with the requirements relating to structure, fire, or access to and use of buildings
• the insertion of insulation into a cavity wall
• the underpinning of the foundations of a building

THE PARTY WALL ACT


There is a further piece of legislation that frequently needs to be considered in building work and it is The Party Wall Act 1996. This is a separate piece of legislation with different requirements to the Building Regulations and the planning process. The Party Wall Act makes provision in respect of party walls and excavation and construction in proximity to certain buildings or structures. 

If you intend to carry out building work which involves the following you must notify all affected neighbours:

Work on an existing party wall or party structure including a chimney breast or stack shared with another property.

Building on the boundary line between your property and a neighbouring property.

Excavating near a neighbouring building.

Repairs to the party structure.

If you plan to carry out any of the works listed above you must inform all the adjoining owners in writing at least two months before you plan to start or at least one month for wall to be built on the boundary and excavations near a neighbouring building. You must not even cut into your own side of the wall without informing the next door neighbour of your plans.

If you do start work without having given notice in the proper way an adjoining owner can take you to court to gain an injunction to have the work temporarily halted until agreement is reached.

For further information on all the above issues see also:-
www.communities.gov.uk
www.direct.gov.uk


KITCHENS

Contemporary kitchens are sleek, uncluttered and minimalist. The developments in storage mechanism that use every bit of space means that you can fit your kitchen into even the smallest area. If you are considering a house extension to enlarge your kitchen you should be planning the design of the kitchen at an early stage so that the extension is the right size and shape.

Whether you want the streamlined look of a handleless kitchen or a more traditional image you will find the latest in kitchen design to give you an efficient working space.

Kitchen-Dining Rooms are a growing trend because of our more informal way of living and the furnishings and furniture should reflect this. Open plan living gives a great sense of space which should be enhanced by designing the room as a whole picking complementary colours and materials for both areas so that the room feels comfortable and well balanced.

An island or peninsula unit needs to be well planned so that the dining area does not feel cramped. Use low cabinets attached to the back of the island unit or a curved shape which can make the traffic flow between the two zones easier.

Plan the space well thinking about the movement from cooking, eating to storage. Decide whether you require a home office corner or entertainment centre. Your time spent prioritising these considerations will pay off and make a successful design.

Contacts

Kitchen Co-ordination
020 8958 6262
www.kitchencoordination.co.uk

Roundhouse
020 7428 9955
www.roundhousedesign.com

Kitchen Clinic
020 7924 7877
www.kitchenclinic.com

Kitchen Connections
020 8947 6180
www.kitchenconnections.org


WET ROOMS

Wet rooms have evolved from our desire for open plan, efficient modern living. Just as we like the spacious feeling of large family/dining rooms wet rooms have grown in popularity mirroring this trend.

Gone is the self-contained cubicle, rather the whole room is waterproofed with floor drains to take shower water away. With luxurious finishes the room can have the feel of a roman spa!

The average size of a British bathroom is just slightly larger than a king size bed but whether you have a large or compact space a wet room can be planned, sometimes allowing a shower where it would have been impossible to include a cubicle.

Although it is possible to construct a wet room on solid concrete or timber suspended floors it is important to get the details right. There are a number of specialist companies who are experts in installing wet rooms or you could employ an architect to design it for you.

There are a number of different systems available for ‘tanking’ or waterproofing the area from rubber polymers to barrier cements. There are companies who provide a whole system including ‘formers’ to allow the shower area to fall to the drain while not compromising the overall look as the floor is fully tiled.

Contacts

Aquatecnic
0845 226 8283
www.aquatecnic.co.uk

On the Level
07525 373 202
www.onthelevel.co.uk

Riverbed
01761 241 133
www.wet-rooms.com

The Bathroom Designer
020 8355 7485
www.thebathroomdesigner.net


BATHROOMS

We want an uncluttered look in the bathroom as elsewhere in the home but the amount of items we accommodate in today’s bathroom is increasing and has to be planned for.

Items like towels, cosmetics and toiletries can now be discreetly concealed behind beautiful fitted cabinets. There is a wide choice of ready made cabinets in various styles and sizes available from bathroom suppliers to use every inch of space. Alternatively you can custom make cabinets with an experienced builder filling a whole wall with different sizes of storage and cubby holes to accommodate everything you need.

Showers have undergone a revolution and the choice of shower heads and body jets is immense but a good water pressure is required for the more indulgent power showers. This can be obtained from individual pumps or a mega flow pressurised system to the whole house. You must also consider that your waste outlets can cope with the quantity of water.

Underfloor heating is ideal for bathrooms and electrical undertile heating matts are usually specified and can also be used in wet rooms. It is ideal for freeing the space of bulky radiatiors and creating a warm ambience underfoot as you step out of the shower.

The amount people are investing in their bathrooms has rocketed and often professional designers are involved to maximise the space and guide the client through the increasing options in fittings. Specialist interior designers can assist you in processing your order at bathroom stores and organising builders to undertake the work.

Contacts

The Bathroom Designer
0208 355 7485
www.thebathroomdesigner.net

CP Hart
0207 902 5250
www.cphart.co.uk

Porcelanosa
0870 811 0345
www.porcelanosa.co.uk

VitrA
01235 750 990
www.vitra.co.uk