Demolishing extension and rebuild

[Clys1818]

Demolishing rear extension and rebuild

I recently bought a house which was built in the 1930’s. It has a rear extension which is about 3 metre in length, it was built many years ago and not to standards/regulations. I am going to demolish the extension and rebuild it but making it bigger (about 5 metres). It will be space for the kitchen, I’m also thinking to add a toilet in the extension.

It’s not in a conservation or protected area so I think it’s under permitted development. But I think I need to go through the following process:

1. Building regulation - full plan application required as it’s over/near a public sewage
2. Build over agreement with the water authority
3. Prior approval
4. Party wall agreement
5. Certification of Lawfulness

Am I missing anything? Would I require architects drawings to go with my plan and certificates above? What should be included in the building regulation plan? Any hints and tips or your experience in going through the above process would be appreciated.

You don’t need 2. And 4. You only need one or the other.

If you are certain it’s permitted development then go for a Certificate of Lawful Development which confirms this formally for you.

If it’s slightly larger and comes under the newer Prior Approval process then apply for that instead.

You don’t need both.

Google planning portal interactive house, it’s really useful for telling you the rules for different types of house

It’d probably help if the OP numbered them correctly

Anyway, the order you’d approach the different stages would be...

1. Prior Approval application.
2. Certificate of Lawfulness application (Optional).
3. Party Wall Agreement (assuming the proposals are notifiable under the Act).
4. Build Over Agreement (unless your water authority gives you the option of a self-certification).
5. Full Plans (Building Regulation) application.

You may also require a SAP calculation.

Will you be instructing an architect/designer as they would know and take care of the above?

@Clys1818

Demolishing rear extension and rebuild

I recently bought a house which was built in the 1930’s. It has a rear extension which is about 3 metre in length, it was built many years ago and not to standards/regulations. I am going to demolish the extension and rebuild it but making it bigger (about 5 metres). It will be space for the kitchen, I’m also thinking to add a toilet in the extension.

It’s not in a conservation or protected area so I think it’s under permitted development. But I think I need to go through the following process:

1. Building regulation - full plan application required as it’s over/near a public sewage
2. Build over agreement with the water authority
3. Prior approval
4. Party wall agreement
5. Certification of Lawfulness

Am I missing anything? Would I require architects drawings to go with my plan and certificates above? What should be included in the building regulation plan? Any hints and tips or your experience in going through the above process would be appreciated.

No it's not. If your house has been extended already then your PD rights are withdrawn.

I don't think what you propose can be done under PM. I think that as soon as the house has an extension your rights to PM are revoked so you will need to go through proper planning permission. However it should be pretty straightforward.

I meant PD. Autocorrect clearly is a fan of Boris!

I would have a look on the government planning portal for your area to check what you can do under PD. (In this area you always used to be allowed 3m extension across the back, for example. Now you can do a 6m extension, but almost everyone had already done the smaller one. So what you propose would be allowed here.)

We are doing an extension which technically comes under permitted development. At the advice of my architect we went for full planning because PD rules vary across boroughs and it's easy to fall foul of them.

Planning only takes an extra couple of weeks and isn't that much more expensive. The benefit is you get a planning officer so you can make amendments if you've not quite got the rules right. It really helped us in the end as we did need to make some amendments to get our plans approved. If we'd gone down the PD route our plans would have been rejected and we'd have had to have started all over again.