Side Return Extension

[purplelily]

Hi all,
I wasn't sure where to put this question - hope this is okay!

I'd like to get a small (1.3m x 3.8m) side return extension built onto the galley kitchen of my small Victorian terrace, to make the kitchen larger.

I don't think (?!) I need planning permission for this, but I'm aware that I need to contact building control at the council. I also know that I need to get plans drawn up, and would like an estimate of building materials.

I wondered whether anyone could tell me in what order to contact people involved (for example, do I contact a structural engineer for plans, before contacting building control? And will building control advise me re party walls, etc.?).

I don't want to get everything done by one specialist company that will charge me a fortune, as I have a limited budget for the build, and I live in London, which bumps costs up a bit.

I'm not great at this type of thing, so would be grateful for any help/experience.

Thanks in advance,
PL

[rockyracoon]

We're having an extension built at the moment, the architect has sorted everything out as far as planning permission and building regs. Try to get a recommendation though as architects fees vary wildly, the first one we asked was £2600, the one we're actually using is £600. Not sure what extra the chap could have done for us for £2000.

[jackthehat]

Look for an Architectural Technologist rather than an Architect.
They will tell you exactly what you'll need to do as well as discussing the design of your project.

The fees are much more reasonable, too......:o)

[Bazile]

rockyracoon

Which part of the country are in ?

[Bazile]

'you in '

[rockyracoon]

Essex

[purplelily]

Wow, thanks for the responses - all really helpful.

divebuddy - it would be great if I could get a builder to do the whole job (planning/building regs approval included) - I'll ask around to see if I can get any recommendations.

rockyracoon and jackthehat - thanks for your responses, I'd like to have as much money as possible for the build, so saving money on the plans would be great!

[rockyracoon]

Good luck with it however you go about it. I'm just waiting for the breakthrough into the original house and absolutely dreading it.

[brainiac]

When looking for a builder, try to go and visit something the builder has actually built, rather than relying on pictures etc that he might show you (could be of anything!). And speak to the people he has done the work for, and ask if they would recommend him and use him again

[purplelily]

Thanks rocky - I'm dreading the whole process!
Hope it doesn't get too messy for you - just remember that it'll be worth it in the end ;D

[purplelily]

Thanks brainiac, top tip - I'll be sure to do my homework, as this is scary stuff for me! :/

[Retrochic]

A builder cannot give you a quote for the building work without plans. I have never known any builder offer architectural services themselves to residential customers unless they are just passing your details over to someone . Builders are not qualified to do blue print drawings. Your job is a tiny job and any builder who would provide the 'one stop shop' sort of service would not be interested. We would never quote a job without plans you just can't give an accurate quote. You can ask at the council about the need for planning permission -its called pre planning application, costs around £30 and all you need to do is fill a form in with a drawing done by your self with measurements. In fact the council may tell you over the phone that planning is not required. Then you go find someone to draw up your plans , they will tell you if you need the services of a structural engineer -then you go see a few builders with the plans and get quotes . The builder will get building regs inspector involved and they will come out to inspect the work at various points.

[Retrochic]

Purplelily -the best answer you have given contains inaccuracies . You do not need plans drawn up before you ask the council for Planning permission. You can use the pre-planning process or apply for outline planning. You as the client do not need to apply for Building Regs , the Contractor you choose will do that.

[The Builder]

All good stuff above ^^^, but I would suggest you first look on the "Planning Portal" website. Look at the "Interactive House" video. Don't forget to choose "terraced" rather than "detached". The rules are different.

It's a simple extension by the sound of it. I've often done it all myself.......

Create simple scale drawings (the online Planning Application process will tell you how. Look at your local District Council site.) You may well come under "Permitted Development", in which case, Permission is not needed.

Take Jack the Hat's advice if you don't feel confident with doing your own application. A Designer/Technician is all you need. Avoid architects for a simple job such as this.

Full Building Regs plans if you prefer, but I would do all of this under a "Building Notice". No plans needed. You just liaise with the Building control Officer during the build. (or rather, the builder will do this.) Forms for Building Notices are also on the District Council's site.

Any decent builder can work happily from this arrangement. If he doesn't like it, then he's obviously not the one for the job.

Don't be daunted. It's a simple procedure.

If you go down the B/Notice route, then ask a Building Control Officer to meet you at home now. He'll help you by pointing out various things that have to be taken into consideration ........ particularly drainage.

[Retrochic]

Great advice from The Builder' but if you feel overwhelmed then the contractor you choose will be more than glad to deal with the building inspector and building regs, and from our experience inspectors prefer to discuss things with builders who speak the same language.

[The Builder]

Well said, Retro. That's a very good point. Building Inspectors do indeed prefer to talk technical stuff with tradesmen. Get a builder you can trust. you really don't want to know about some of the technicalities. ;o)

[Retrochic]

Dive buddy - this is a serious thread not chatterbank and my information is based on fact.. We as a family firm have been in the building trade for over 30 years. You are taking rubbish. From the specs (that's measurements BTW) then OP probably will not require any PP . You do not need details architectural plans to apply for Outline or Pre-Planning.

[purplelily]

Thanks so much for your answers, retrochic and The Builder (my saviour the last time I was on here, haha!). I feel a lot better prepared - I'll take a look at the planning portal's 'interactive house' now.

I can't thank you all enough - I say it all the time, but I love this site!! :D