These are guidelines laid down by Westminster which over-ride all local government planning policy. These guidelines about the size and materiality and window positions etc have to be adhered to for the development to be permitted development. There are other matter which falls within permitted development which you can read about here.
There are only two way to do this. You need to submit a Planning application or a Neighbour consultation scheme application. The neighbour consultation scheme route will give you a larger extension ( 8m for a detached house, and 6m for any other type of house). However this application can be risky due to the fact that if one of your immediate neighbours complains about the application it will generally be refused by the council. That would then leave you with having to submit a planning application which generally only allow extension up to 4-5m from the back of your house.
What is the neighbour consultation scheme?
The neighbour consultation scheme is a form of prior approval which only applies to larger extensions built under the increased permitted development rights [search for Householder extensions (Part 1) ]that are in place between 30 May 2013 and 30 May 2019 for householder single storey rear extensions. A householder wishing to build a larger extension will notify the local authority, who will then consult the adjoining neighbours in relation to the potential impact on amenity. If they raise any objections, the local planning authority will make a decision on whether the impact on the amenity of adjoining properties is acceptable and hence whether the work can proceed. For more information visit the Ministry of Housing, Communities & Local Government website here
Typically, 2-3 weeks for the design to be finalised and the application to be submitted.
Once submitted it usually takes the council 8 weeks to assess and decide the application proposals.
Planning is the process you have to go through to get the council to give permission for a specific design in principle. Building regulations comes after planning and is concerned with the technical detail of the design, i.e. the fire strategy, the electrical, lighting and drainage design, the thermal insulation requirements. The mark of a good designer is that there will be very little change in the drawings and dimensions between planning and building regulations. The mark of a poor designer is where it is not possible to build what has attained planning permission since the planners do not look at the technical construction aspects of the design. Typical discrepancies that we have come across when inheriting drawings from poor designers are insufficient wall or roof thickness to allow for the structure and thermal insulation, and also insufficient roof pitches to allow for the correct roof tiles.
It is also important that the designer check the structural engineers work to ensure that it does not contradict the design and planning permission. Continuous coordination is essential.
Here is some more helpful information regarding Building regulations:
There are two ways of getting Building regulations consent.
For smaller domestic projects it is typical to appoint a builder and then to submit a Building notice to the councils Building control office. The council will then appoint a Building control officer to monitor the construction to ensure it is compliant with building regulations.
The alternative is to get Building regulations approval before a Builder is appointed. This is called a Full Plans application. The drawings required for this need to be more detailed and hence the architectural fee is slightly higher.
It is also worth mentioning that there are several private companies who have the authority to issue Building regulations compliance so you may prefer to submit one of the two application to them instead of the council. There is no clear difference between the two in regards to cost or time.
Whilst this is helpful if you have a busy schedule and would prefer a professional to monitor the construction through to completion and take responsibility for agreeing when payment should be released to the builder it is more expensive given that it is more time consuming.
It is more typical for relatively small scale domestic projects where the client is the home owner to get the architectural drawings and building regulations drawings done and then to project manage the project themselves. The advantage of this, given that clients often live on site, is that you can keep an eye on the work and ensure that you get the quality that you want. The disadvantage of project managing yourself without an impartial independent professional acting as an in between if that if any dispute arises in regards to the quality of workmanship or any other matter then things could spiral out of control and the builder may then walk off site with court proceedings to follow.
This is unlikely when professional and conscientious builders are appointed. These are the only builder we will ever recommend.
The Construction (Design & Management) Regulations 2015 are concerned with the Health and safety of construction projects. The key responsibility of Clients under these regulations is to appoint professional people (companies) for the work.
More information on your legal responsibilities can be found here:
Larger construction projects have to be brought to the attention of the Health and safety Executive. These are call notifiable projects. Notifiable projects are projects where the duration of the construction will last more than 30 days with more than 20 workers working at the same time, or involving 500 person days of work.
If you have any further enquiries that you want to discuss with us in person, please contact us.