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PLANNING, ARCHITECTURE AND DESIGN

Clearly the first, and most important points, in this decision making process will be what the extension/conversion/etc is for, where it will be built and what effect it will have on the appearance and value of the existing property. This will also be a good time to consider any longer term plans, for future extensions for example, so that these can be incorporated into both the current and the long term picture. There are, of course, limits to all developments and home extensions and home extensions/conversions must be approved by the Local Authority before any building work can start. All home extensions have size limitations imposed upon them by the local authority, as well by the space that is available for them.If you are unsure and find it difficult to decide what you want then, if you live on an estate where there are a number of similarly designed houses, it is likely that a variety of extensions will have already been build. It is unrealistic to assume that you can go looking for, and find, an extension etc which meets all your needs, but it is likely that a combination of certain aspects such as, perhaps, a window in one, a door in another, or the roof style of a third, will help you. At the same time ,you have to bear in mind ,that the cost of the materials used can be an important factor that will be reflected in the estimate.

During this decision-making process it is important that you consider the effect, if any, will have on your neighbours( shadow, noise, dust, etc) If Planning Permission is required for the building work, your neighbours will be consulted by the Local Authority. Not all home extensions require planning permission. Under local Permitted Development rules, extensions of a certain volume and in specific position, can be build requiring only Building Regulations approval. The Building Inspector enforces a local authority's rules designed to see that the houses are healthy (sound proof, no leaking drains, etc) and safe (no walls collapsing, no unnecessary fire risks, so that you'll have time to get out of bed before the whole house goes up). Whatever the job, you will receive advice and information on time.

Restrictions lifted from Property Development

From 1 October 2008 the rules relating to whether permission is needed for householder development such as loft conversions and extensions were changed. The changes are contained within the General Permitted Development Order Amendment 
Visual information detailing the changes is available using the interactive house on the Planning Portal. Rear extensions will no longer have volume limits. Loft conversions continue to have an overall volume cap to control overbearing conversions on larger homes. Examples of the changes are:
Terraced houses: loft conversions can be up to 20cms (centimeters) back from the eaves of the roof or have a maximum volume of 40m3 (cubic metres). In addition a single or two storey rear extension can go back a maximum of 3m from the original house.
Semi-detached: loft conversions can be up to 20cms back from the eaves of the roof or have a maximum volume of 50m3. In addition a single or two storey rear extension can go back a maximum of 3m from original house.
Detached: loft conversions can be up to 20cms back from the eaves of the roof or have a maximum volume of 50m3. In addition a rear extension can either be a single storey extension going 4m back, or two storey one going 3m back from the orignial house. 
The new regulations will also reduce the flood risks caused by surface water run off. New driveways or parking areas over five square metres will require planning permission if they are constructed using surfaces that do not allow allow the water to soak through the ground.

However permeable surfacing will still receive automatic permission. Surface water can be drained using permeable surfaces such as concrete block paving with gaps, porous asphalt or gravel, wheel track only paving or through installation of 'soak-away' systems.

Any previous opinion issued by the Council may not apply after 1 October if the works have not commenced by that date, and a further enquiry should be made.   

Permission for a planned extension

Housing and Planning Minister Caroline Flint said: "From today people will find it has become much easier to convert the loft and build on an extension."
The changes the Government has made will mean about 80,000 households a year no longer have to get planning permission."
Other changes that come into force today mean that people putting in driveways or parking areas of more than five square metres will be exempt from planning permission only if they use materials that allow water to soak through to the ground. The move aims to reduce surface water run-off and to help prevent flooding.

 Click here to see the new law > > 

Contact Ricons Construction and we will provide you with an estimator/surveyor who is up-to-date with all new property laws and will be able to explain to you what can be done.

 

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Party Wall Act 1996 - Keeping your neighbours happy

 

The Party Wall Act 1996 came into force in 1997, so it is now law and gives you rights and responsibilities whichever the side of the 'wall' you are on i.e. whether you are planning/doing work on a relevant structure or if your neighbour is.  

The Party Wall Act does not affect any requirement for Planning Permission or Building Regulation Approval for any work undertaken. Likewise, having Planning Permission and/or Building Regulation Approval does not negate the requirements under the Party Wall Act. The Party Wall Act comes into effect if someone is planning to do work on a relevant structure, for the purposes of the Act 'party wall' does not just mean the wall between two semi-detached properties, it covers
:A wall forming part of only one building but which is on the boundary line between two (or more) properties.
A wall which is common to two (or more) properties, this includes where someone built a wall and a neighbour subsequent built something butting up to it.
A garden wall, where the wall is astride the boundary line (or butts up against it) and is used to separate the properties but is not part of any building.
Floors and ceilings of flats etc.

• Excavation near to a neighbouring property.

As with all work affecting neighbours, it is always better to reach a friendly agreement rather than resort to any law. Even where the work requires a notice to be served, it is better to informally discuss the intended work, consider the neighbours comments, and amend your plans (if appropriate) before serving the notice.
What work can be done without notice/permission.

 Under the Party Wall Act some work is not covered. Such work include:

• Putting up shelves and wall units.
• Replastering.
• Electrical rewiring.

What work needs a notice and permission.

The general principle of the Party Wall Act is that all work which might have an effect upon the structural strength or support function of the party wall or might cause damage to the neighbouring side of the wall must be notified. If in doubt, advice should be sought from a local Building Control Office or professional surveyor/architect.

 Work covered by the Party Wall Act include:

• To demolish and/or rebuild a party wall.
• To increase the height or thickness of a party wall.
• Insertion of a damp proof coarse (either chemical injection or a physical dpc).
• Cutting into the party wall to take load bearing beams.
• Underpinning a party wall.
• Excavations within 3 metres of a neighbouring building where the excavation will go below the bottom of the foundations of the neighbouring building.
• Excavations within 6 metres of a neighbouring building where the excavation will go below a line drawn 45° downwards from the bottom of the foundations of the neighbouring building.

What is required in a notice

If the planned work to an existing structure falls under the Party Wall Act, a notice must be issued to all affected neighbouring parties. The notice must include (see sample letters in Part 5 of the Party Wall leaflet):

• The owners of the property undertaking the work.
• The address of the property.
• The names of all the owners of the adjoining property.
• A description of the proposed work, usually a single line giving a brief description.
• The proposed start date for the work.
• A clear statement that the notice is being served under The Party Wall etc Act 1996.
• The date the notice is being served.
• If the notice is for excavation work, then a drawing showing the position and depth of the excavation must be included.

The process of serving a notice under the Party Wall Act is as follows:

• The person intending to carryout the work must serve a written notice on the owners of the adjoining property at least two months before the intended start of the work to every neighbouring party giving details of the work to be carried out.
• Each neighbouring party should respond in writing giving consent or registering dissent - if a neighbouring party does nothing within 14 days of receiving the notice, the effect is to put the notice into dispute.
• No work may commence until all neighbouring parties have agreed in writing to the notice (or a revised notice).

If any of the information is missing from a served noticed, it will be invalid in which case, any subsequent award will also be invalid. See below regarding what happens in the event of a dispute/objection.

 New boundary walls

If the planned work is a new boundary wall up to or astride the boundary line, the process is similar to the above but the notice needs to be served at least one month before the planned start date of the work. Neighbouring parties must give written agreement within 14 days for walls astride the boundary (or a dispute is deemed to have occurred), however no formal agreement is needed for a wall up to the boundary line, the neighbour just needs not to object in writing.

Excavations

If the planned work is an excavation within the distance/depth covered by the Party Wall Act, the notice needs to be served at least one month before the planned start day of the work. Neighbouring parties must give written agreement within 14 days or a dispute is deemed to have occurred.

What happens if a dispute arises

 

If agreement cannot be reached between neighbouring parties, the process is as follows:

• A Surveyor or Surveyors is/are appointed to determine a fair and impartial Award, either:
  • An 'Agreed Surveyor' (someone acceptable to all parties).
    or
  • Each party appoints their own Surveyor to represent the individual parties.
  The first option should be cheaper as the costs should be reduced - the Surveyor (or Surveyors) will decide who pays the fees - usually it will be the party undertaking the work; the exception being where the owner of the adjoining property calls on the Surveyor unnecessarily. It should be noted that any Surveyor(s) must act within their statutory responsibilities and propose a fair and impartial Award.
• The Agreed Surveyor, or the individual Surveyors jointly, will produce an Award which must be fair and impartial to all parties.
• Once an Award has been made, all parties have 14 days to appeal to a County Court against the Award.

Once you have agreement

Once you have agreement, all work must comply with the notice. All the agreements should be retained to ensure that a record of the granted permission is kept; a subsequent purchaser of the property may wish to establish that the work was carried out in accordance with the Party Wall Act requirements.