House extension questions

[silversixpence]

We are hoping to buy a property which needs a fair bit of work - rear extension for open plan kitchen and demolish old conservatory, possibly new garage/side extension, and 3 bathrooms, loft extension as well as rewiring/boiler and floors. just wondering how it all works - do we need to see an architect to draw up plans first, then submit for planning/building regs? Can the new boiler and rewiring be done while waiting for this to go through?

As I understand it, you'd need to get an architect to draw up plans, then submit for planning permission before any work involving the exteriour of the property can be carried out. You might want to get several builders quotes before spending money on planning permission though. Our architect dealt with the planning permission for us.

Interior work doesn't need planning permission.

The next door neighbour (semi detached) has just completed the same work so am hoping to look at their plans and think planning permission should be granted. We could start the bathrooms while waiting. Any idea how long it takes to get planning permission?

Reported as spam Berrylodge.

You don't need to get a party wall notice silver. Your neighbours can do that if they are concerned about how your extension might affect them but as long as your neighbours know what you are doing that is up to them. No need to even mention it.

We got an architect to draw up plans which took a while. They were submitted about 2 months later after several revisions. It took about 3 months to get planning permission then another 2 months for the build regs drawings and structural engineer report. They went in and 6 weeks later we got build regs approval. So I would say 10 months and we started building 2 months later.

Thanks Titsywoo. The house is in need of a lot of work so not sure how we will live in it as it is for so long

Did you move out during the work?

Will you have a bathroom, kitchen and living space throughout OP? Usually extension works are separated off with heavy polythene sheeting. So, as long as you have access to food, loo, plumbing etc, you should be okay. Just a bit of noise and dust to contend with.

(The spam reporting isn't working very well, is it?)

It's pure hell living in a house under going major building work. I would never do it again. Apart from having parts of the house out of action at any one time, the message is incredible, and you'll be cleaning up dust for months.

You don't necessarily need an architect for a start. A very simple extension can easily be drawn up by an architectural technician or building surveyor. Assuming you know what you want to build.

Local authorities have to respond to your application within 6 weeks of your submission. Given the neighbour has already been granted consent and built something similar to what you'd like to do, it's likely that your case would be simple and approved particularly if it was almost identical to the neighbours.

You don't need planning permission or pre-approved building regs for rewire or new central heating. Gas Safe engineers and electricians are what is known as self certifying trades. Essentially they submit a certificate to Building Control on completion of works and Building Control automatically approve this as long as they are Gas Safe and NAPIT.

So yes you can go ahead and rewire and do your new boiler etc immediately.

The extension falls under various parts of the Building regs. Technically you don't need pre-approved plans. You can submit a Building Notice stating the works you intend to carry out and start within 48hrs. However it is only advisable to do this if you or your builder have an excellent working knowledge of the current Regulations otherwise you won't know how to proceed in order to stick to the regs.

And yes living on a building site is very messy and stressful. However living in rented can really rack up the extra costs! If you can bear the dust and mess then yes it's much cheaper to live there.

We have seen the neighbour's plans already so we could go to the same person to draw them up as its a mirror image of the house.

We are waiting to hear back from the agents to see if our offer was accepted. But DH is now worried about the London housing market crashing so is thinking of postponing our moving plans for a few years

Our offer was accepted

Now filled with dread at the thought of the mess and upheaval and sad about leaving our lovely house!