Costs The majority of projects are based on a fixed fee to visit the site for a survey, discuss the project with you and send your plans and details through the post. After a telephone discussion we ought to be able to explain what you are likely to get with and without planning permission. If we are unable to do this then a site visit can be arranged. A typical extension (single or double) will cost £350.00 and if calculations and structural details are required for support beams or special foundations then this will be quoted for separately. Loft conversions are £620.00 inclusive calculations and structural details. These fees apply in the Essex areas and outside these areas a fee will be quoted for each project based on its own merit. Fees for structural engineering work are quoted on the merits of each project. New house planning applications (one offs) are costed at £850.00 plus VAT and includes site survey and discussions on site. The preparation of a draft and another meeting to go over this draft and make any necessary changes before full plans are prepared ready for submission to the local planning department. Facilities for the disabled must be considered in the design both internally as well as externally and this can be discussed with you at one of the meetings. A design and access statement is required to accompany the planning application of any new development and the cost of such a report to be submitted with the application for the new dwelling is £175.00p. Local authority fees are additional and once we have these, together with settlement of out invoice, we shall submit your planning application on your behalf. Once we know that a planning application is successful we will quote you for the working drawings that the contractor will require to build it. To convert a bungalow to house/chalet by raising the roof will cost £820.00 inclusive VAT and to include all calculations and structural details.

Sewers Most main sewers belong to the local authority that the building regulation application is being made to but in some areas the main sewers can belong to either Anglian Water or Thames Water in which case an application must be made to the owner for permission to build within 3M of the sewer or over it. This is not brought to my attention with a planning application but with a building regulation application which means an application can be approved under planning but if the relevant water authority do not approved it then it cannot go ahead. In most cases there is not a problem.

Lofts Just a quick word on loft conversions. If your property is timber framed then it is highly likely that the existing timber framework will not support the new floor and its beams. I have managed to get approval on some lofts built of timber frame but this does not mean all can be approved. Each one is dealt on its own merit. Properties built out of traditional brick or block work are no problem. Properties with trussed roods are also no problem to deal with.

Party Wall Act The party Wall Act 1996 says that anyone building within 3M (sometimes 6M) of someone else's property must obtain their consent to proceed with the work. Or in the case of a loft conversion any work on the party wall requires the same. This does not mean that you can be stopped from undertaking the work once you have the relevant permissions it is merely a precaution your neighbour may wish to undertake. Details of the Act can be found on the net.

Loft Conversions Planning permission is not normally required. However, permission is required where you extend or alter the roof space and it exceeds the specified limits and conditions. From 1 October 2008 a loft conversion for your home is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions: A volume allowance of 40 cubic metres for terraced houses A volume allowance of 50 cubic metres for detached and semi-detached houses. No extension beyond the plane of the existing roof slope of the principal elevation that fronts the highway. No extension to be higher than the highest part of the roof. Materials to be similar in appearance to the existing house. No verandas, balconies, juliets or raised platforms. Side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor Roof extensions not to be permitted development in designated areas*. Roof extensions, apart from hip to gable ones, to be set back, as far as practicable, at least 20cm from the eaves. *Designated areas include national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

Outbuildings Rules governing outbuildings apply to sheds, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwelling house. Other rules relate to the installation of a satellite dish, the erection of a new dwelling or or the erection or provision of a fuel storage tanks. From 1 October 2008 existing permitted development rights for oil storage will be amended to include liquid petroleum gas. Also from 1 October 2008 outbuildings will be considered to be permitted development, not needing planning permission, subject to the following limits and conditions: No outbuilding forward of the principal elevation fronting a highway. Outbuildings and garages to be single storey with a maximum eaves height of 2.5 metres and a maximum overall height of four metres with a dual pitched roof or three metres for any other roof. Maximum height 2.5 meters within two metres of a boundary. No verandas, balconies or raised platforms. More than half the area of land around the "original house"* would be covered by additions or other buildings. In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites maximum area to the converted by buildings, enclosures, containers and pools more than 20 metres from house to be limited to 10 square metres. *The term "original house" means the house as it was first built, or as it stood on 1 July 1948 (if it was built before that date). Although you amy not have built an extension to the house, a previous owner may have done so. Building Regulations If you want to put up small detached buildings such as a garden shed or summerhouse in your garden, building regulations will not normally apply if the floor area of the building is less than 15 square metres. If the floor area of the building is between 15 square metres and 30 square metres, you will not normally be required to apply for building regulations approval providing that the building is either at least one metre from any boundary or it is constructed of substantially non-combustible materials. In both cases, building regulations do not apply ONLY if the building does not contain any sleeping accommodation.

Extensions From 1 October 2008 an extension or addition to your home will be considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions: More than half the area of land around the "Original House"* would be covered by additions or other buildings. No extension forward of the principal elevation or side elevation fronting a highway. No extension to be higher than the highest part of the roof. Maximum depth of a single-storey rear extension of three metres for an attached house and hour metres for a detached house. Maximum height of a single-storey rear extension of four metres. Maximum depth of a rear extension of more than one storey of three metres including ground floor. Maximum eaves height of an extension within two metres of the boundary of three metres. Maximum eaves and ridge height of extension no higher than existing house. Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house. Two-storey extensions no closer than seven metres to rear boundary. Roof pitch of extensions higher than one storey to match existing house. Materials to be similar in appearance to the existing house. No verandas, balconies or raised platforms. Upper-floor, side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor. On designated* land no permitted development for rear extensions of more than one storey. On designated* land no cladding of the exterior. On designated* land no side extensions. *The term "original house" means the house as it was first built, or as it stood on 1 July 1948 (if it was built before that date). Although you amy not have built an extension to the house, a previous owner may have done so. *Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

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