2 storey extention/planning permission

[AllyAlly]

Hi
We are going to view a 3 bed detached house this w/e & are seeing if there is scope to do a 2 storey extention to create a large living room downstairs & a large master bedroom with ensuite upstairs. The extention will be the full width of the house, which measures 19'6" internally.
Are the Council reluctant to pass double storey extentions? Also, we would, ideally like to put in a couple of additional windows at the side of the house upstairs - is this possible? I know all Councils operate differently but what is your experience?
Finally, how much would a 2 storey extention cost, roughly?
Many thanks, any help appreciated

It might be worth talking to the Council to see if you can do what you want to do under permitted development rights. Then you can avoid the planning process altogether. Can't advise on costs, depends on so many things... can you ask a local builder for a back of the envelope costing? (Add 20% on top of your builders quote....)

Are there any other similar developments nearby? If so this might set a precedent in the local area and permission will be granted.

I would call the planning department who will be happy to give some preliminary advice over the phone. You need to be careful about bulding close to the boundary with the neighbouring property as well and make sure that there aren't any party wall issues.

cost depends on too many factors to give an idea really, but agree get a builder to give you a rough quote and budget for a bit on top to cover architect and engineers fees (say 20%) and some contingency fund as well.

if the additional windows you are thinking about cause the property to overlook the neighbours you might struggle to get permission for that.

Thanks everyone - the extention will be solely at the back into the large back garden so will not be near the neighbours' properties. Extensions have been completed before in that area but there are so many different houses I would have to see if any of them are are the same as the house we are viewing - the problem is I can not see the back of the properties though. I guess I could knock on the door & ask! If we like, we intend taking a builder with us when we go for 2nd viewing - I just wondered if anybody on here had any rough idea re cost.

look on google earth - you may be able to see roughly what neighbours have done.

If the extension isn't seen by any neighbouring properties and is not a huge propotion of the plot size you may find you don't even need planning permission - the rules were relaxed in October - google them and you'll see the criteria.

We've recently been getting costings for extensions. We are in the SE and have been advised to budget £1200-£1500 per sq m per floor. Then you need to factor in architect costs (we're using a technician and is costing approx £1200 for single storey) and if necessary planning costs and building regs costs.

Planning does depend on the local authority and if anyone on the street has done something similar. You've got more chance of extending if it's not going to drastically alter the look of the front - so you can tick that box! Planning permission rules changed last Oct and you may find it's much easier to get the go ahead - and in some cases you now don't need permission at all!

Take the builder with you if you can. My DP (a builder) does viewings all the time and is always putting in planning permsissions.
As for building costs, like Weegle says you should look at about £1,500 rough estimate per sq m per floor (bit cheaper perhaps outside of the SE) - and that is a ball park figure as it depends on your materials. Then add architect/planning/ building regs/SAP calcs - so lump a few grand on top of your total for those!

Thank you! I am now wondering about access to the extention as putting in a corridoor will take up too much room. Why does everything have to be stressful!