4 Key Stages Every Homeowner Should Know When Extending Their Property!

If you are considering extending your home please contact me for advice, no obligation. I would be more than happy to offer you my initial advice. The following guide will provide you with a basic understanding of the 4 key stages every homeowner should know when extending.

Domestic extension by GT Building Design incorporating a new Garden Room, Utility and sheltered Patio.

Initially to help me get a better understanding of your home and your wishes it would be very helpful if you could provide the following information, we can then discuss and I can advise you of my fees for helping you with your extension.

• Confirm your full name and address including postcode.

• Confirm your phone number.

• Provide your email address.

• Provide a basic summary of what you wish to achieve by extending, a wish-list.

• Confirm your maximum spend, budget.

• Take photos of your home and email them through to me, mainly around the location where you are thinking of extending.

• If you have any existing drawings of your home that would be very helpful, email them to me. An Estate Agent may have prepared basic plans for instance or Building Control may have drawings from a previous application.

Your address will help me initially view your property, the garden space you have and the street view is very helpful to gain a quick understanding of your current home.

Architectural Fee Quotation:

When I have a better understanding of your project and your ideas, I will then email you a Fee Quotation which will include architectural fees, stages and clarify additional expenses that may be necessary on your project.

As an example, additional expenses may include the following: (Varies on each project)

• Quantity Surveyors Estimate (£150 - £300) You may prefer to obtain a construction cost estimate from the design drawings before submitting a Planning Application.

• Structural Engineers Fee (Payable to Engineer if structural calculations are necessary)

• Planning Application Fee (Payable to your local Council £327.00)

• Building Control Plan and Inspection Fees (Payable to your local Council – varies and will be confirmed)

• SAP Energy Calculations (Payable to others, approx. £130, your Council may request this)

• Large Scale Vector from Ordnance Survey (£57.00) to prepare Site Location Plan required by both Planning & Building Control.

STAGE 1: MEASURED SURVEY & PREPARING EXISTING DRAWING

If you accept my written quotation and wish to proceed, first stage would be to arrange and allow me to carry out a measured survey of your home. This generally takes 2-3 hours. I will then produce existing plans and elevations using the latest CAD software.

On site I would also take many photos and these are used to help me produce the existing drawings and following on from this to prepare the initial Design Proposals. Existing drawings are necessary for any Planning or Building Control Application.

A typical measured survey drawn by hand with measurements recorded, this would also include heights.

Typical drawing of an existing home prepared using the latest CAD software.

STAGE 2: DESIGN PROPOSALS

I would then prepare initial Design Proposals based on your wish list, for approval by you, making any changes and finalising proposals after further discussions with you.

Note: At the completion of Stage 2 you may wish to obtain a construction estimate from a Builder. A Quantity Surveyor can also do this and will charge around £150 - £300. I am unable to provide estimates as they vary on each project.

Typical Design Proposals prepared for approval by you.

STAGE 3: PLANNING APPLICATION

A Planning Application would then be lodged, even if your project falls within permitted development. There are two routes for obtaining formal approval from the Planning Service.

1. Full Planning Permission.

2. Certificate of Lawful Development.

A certificate of Lawful Development is mainly used where a small extension falls within permitted development rights, but this type of application requires the same amount of information to be provided and has its limitations on what you can and cannot do, it’s restrictive.

I would always advise my clients to obtain either full permission or a certificate to keep you right with neighbours and a Solicitor will ask for Planning Approval in writing, should you or your family later decide to sell.

I would then prepare the planning application documents including 1:100 existing and proposed plans and elevations, 1:200 existing and proposed block plans, Householders Design Statement (if required) together with a Site Location Plan.

Following I would submit and administer a planning application on your behalf and liaise with the Planning Service throughout. Once submitted a Planning Application for an extension often takes around 3 months or more.

Typical Planning Application drawing showing existing and proposed plans and elevations.

STAGE 4: BUILDING CONTROL APPLICATION

This stage would involve preparing detailed construction drawings and a written Specification Booklet. Building Control have stringent regulations and both the drawings and specification will need to include all information that meets the current standards and regulations in construction.

I would then submit and administer a full Building Regulations Application, liaising with Building Control throughout providing further information as required to obtain approval for you.

When Building Control Approval has been granted, the drawings and specification will be a pricing package for a builder and form your contract when construction costs have been agreed.

Typical construction drawing including details to obtain Building Control Approval and form the contract between you and your builder.

TO CONCLUDE:

My clients often mention that they are not aware of the stages and process when considering extending, I hope this guide clarifies and helps you understand better.

Please feel free to contact me if you have any questions, need advice, or discuss how we can work together, improving and extending your home.

Thank you, Glenn. 07719912695