Permitted Development Rights III: Other projects

 

Our last two posts have covered Permitted Development Rights (PDR) in general, and house extensions under PDR in particular. In the final post in this short series, we consider some other types of projects that fall under PDR and do not require planning permission, and provide you with some information about the rules that you should be aware of. Specifically, we cover additions/alterations to the roof of a house, porches and other outbuildings or structures that you may wish to add.

Permitted Development Rights III

Making changes to your roof

Unless you live in a protected area and/or your house is listed, you can add to or change the side and back of your roof without requiring planning permission. You may wish to convert the loft and add dormer windows, or carry out alterations such as re-roofing or installing roof lights and/or windows.

As far as practicable, additions to the roof need to be at least 20cm above the original eaves, and no higher than the highest part of your house. It is possible to add up to 50 cubic metres to the original roof space (although this figure falls to 40 cubic metres for terraced houses). It is not possible to add a veranda, balcony, or any other type of raised platform. Similar to house extensions under PDR, the materials you use should be ‘similar’ to the materials on your existing roof.

Adding a porch

You can add a porch to your property that is up to 3 metres high and with a maximum area of 3 square metres. If the porch faces the road (which is often the case), it should be at least 2 metres from the edge of your plot.

Other buildings/structures

Under PDR, you can build any independent structure on your plot to the side and back of your house, as long as it is not another house or has more than one storey. For example, you may wish to add an outdoor office shed, a swimming pool, an animal pen or a heating tank.

The additional structure(s) may take up to half of the plot that is not taken up by the ‘original’ house (note that ‘original’ means the house as it was first built, or as it stood on 1 July 1948, if it was built prior to that date). The structure can be up to 3 metres in height. However, if the structure is within 2 metres of the house, the maximum height is reduced to 2.5 metres. If the structure has a double-pitched roof, a maximum of 4 metres in height is permitted.

As with roof alterations, your structure may not have a veranda, balcony or raised platform, and you will need planning permission if your house is listed or, in some cases, if you live in a protected area. Antennae are also not allowed on the structure.

You can read more detailed guidance about PDR for these types of projects (as well as adding hard surfaces to your plot and/or altering the chimneys and flues on your property) in the Householder Technical Guidance issued by the Department for Communities and Local Government. Note that the guidance applies to England and Wales and separate PDR guidance can be referred to for projects in Scotland and Northern Ireland.

Adding value to your home: extensions

 

Extending your home is something you might do for a variety of reasons. Perhaps your family has grown and you need an extra bedroom, or maybe you want some additional living space, a home office, or a way to bring in more natural light. Whatever the reason, extending your home is likely to add value to the price of your property, as well as make your home a more enjoyable and comfortable place to live. In this post, we look at options for extending your home, what value it might add to your property, and some recent projects of our own that show you the types of things that can be done.

Extension North London

What type of extension?

Extensions tend to range from adding a few square metres to the living area, to multi-room or multi-storey additions. Extensions require planning permission so it can be a good idea to look at what other people have done in the area and consider whether your plans are reasonable and realistic in comparison. It is important to work with an architect and/or builder that is recommended, either by someone you know or through trusted registers such as that held by the Royal Institute of British Architects (RIBA). It is sensible to work with an architect who has experience of work that suits your property’s style, as well as a track record of successful planning permission applications.

Will it add value?

In London, property costs around £5,000 to £10,000 per square metre. Outside London, these figures drop to between £900 and £2,000 per square metre. You can take these figures into account when estimating how much value an extension is likely to add to the value of your property. Multiply the area gained by the local price per square metre and then offset the cost of the project against this.

Some examples

We have completed a number of residential extension projects in London. These range from single storey rear extensions, to a three-storey extension and complete internal re-configuration.

To accommodate a growing family in West Finchley (North London), 110 square metres were added to the Cissbury Ring South Garden Rooms were added to allow an open-plan area that created more fluidity between the kitchen/dining and living area, as well as a new den and study.

It can also be an option to renovate and/or extend the basement of a property, which was the case in the Stockwell Garden Room (Lambeth, North London). The house was stripped back at the lower ground level to create a more workable basement that maximised the use of natural light.

Increasing the natural light in a property was also central to the Burrows Road Glazed Envelope project (Kensal Green), in which the existing ground floor was modernised to create more open-plan living space and a bright garden room with a glass roof was added to the kitchen at the rear.

What can a RIBA Chartered Architect do for you?

 

A typical residential project from concept to completion

Carrying out a residential project can seem like a daunting proposition, from designing a scheme and acquiring planning permission to overseeing construction. To help you understand the advantages of appointing a RIBA Chartered Architect, this month we walk through a typical residential project and explain our role in this process.

Residential architecture project West London

Whether your proposal is a unique, new-build home or you wish to renovate an existing building, an architect will be able to supervise and oversee a project from an initial draft design to the completion of construction. This blog has been written to describe how an architect can add value to your project, and lead the way for its successful delivery. It gives an introduction to the services that an architect is able to provide and also the terms of a client-architect agreement

Appointing an architect

A good working relationship with your architect is crucial for delivering a successful project. It is advisable to choose an architect with experience and a style which is relevant to your project and ambitions, and a track record of successful planning applications within the local authority.

At the outset, the architect will meet with you, the Client, to understand the vision you have for your home, ascertain your budget and discuss your requirements.

An architect’s fees vary depending on the location, how complex the project is, and how involved you would like the architect to be during construction stage. How much you use an architect is up to you: you may need some general advice, a selection of initial sketches or more detailed drawings, or on-site support when the construction starts. It is important that you and your architect discuss and agree on the cost and scope of the services that will be provided, before the project begins. RIBA (the Royal Institute of British Architects) recommends that the agreements you make at the outset are put in writing (you can use the RIBA Agreement forms, if you wish).

The stages for projects are well represented by RIBA Plan of Work 2013, as follows:

Stage 0 Strategic Definition
Stage 1 Preparation and Brief
Stage 2 Concept Design (Initial Options)
Stage 3 Developed Design (Planning Submission)
Stage 4 Technical Design (Building Regulations and Tender Issue)
Stage 5 Construction (Contract Administration and Contractor Queries)
Stage 6 Handover and Close Out
Stage 7 In Use (Post Completion Building Performance Monitoring)

For more detailed information, see the Plan of Work on the RIBA website.

Following the initial meeting, an architect will help you as Client create a Client Brief, which considers the existing condition of the building (if renovation and/or extension), design and function of the proposals. Initial sketch options would be drawn up for your approval, before ideas are developed further, and overall project timings and a budget would also be defined.

When you have approved the initial sketch options, more detailed drawings would be produced. Safety guidelines and building regulations would be incorporated into the design, with floor plans including discussions with a Structural Engineer and Mechanical & Electrical Engineer (for larger more complex projects). Further discussion would take place about the fine detail of the design, including sustainability, daylight, lighting, storage, and ergonomic functionality. Once you are happy with the final design, the architect will help you to navigate the planning approvals required before the project can begin, including the preparation of planning applications to the local authority where needed, and building regulations approval.

If you do not have a construction/building company in mind, an architect can put the project out to tender on your behalf, awarding the project to a general contractor. Once construction begins, an architect can act as an intermediary between you and the builders, contractors and interior designers (where applicable) and other consultants (landscape architect, audio visual specialist, kitchen specialist, lighting specialist, etc). The architect will also inspect the construction work (if included in their appointment) in terms of meeting the standards required, and delivering the project on time and within budget.

An architect is qualified to manage the whole project, interpreting your ideas, solving any problems that may arise, and ensuring that you are happy with the overall finished product.

Please see here to view some of our recent residential projects, or visit us at our studio to see our full portfolio of work.