A Single storey extension to the side or rear, can be a good way to add living space to the ground floor of your house. You can create nice feature rooms such as open plan kitchens, dining areas or sun-rooms to bring the garden into the home. More practical additions can be added or incorporated, with re-configured layouts such as utilities, studies and toilets.
Before beginning a project, there are a certain number of things to consider, every design needs to be planned around what you want to achieve, and how best to get it. There may be limitations of planning and building regulations, and any potential complication of the build, and of course the build cost. Site checks should be carried out on any shared boundaries, party wall, mains sewers, and if it’s a listed building or in a conservation area. Not only will we give you the best options, we will go into detail of why you want to build, then talk through how to do it. It is advisable to give us a rough budget so we know what to design to, the last thing we want is to produce a design you love but can’t afford.
Other important things to consider are drainage, roof style, trees, boundaries, access, external impact etc.
In addition to the size required, layout and the integration within the existing living spaces are equally important, as we don’t want to design new spaces that are detrimental to the existing space. Besides which you may have space already available that needs tweaking, which can be altered and re-configured. We also don’t want you to end up with dark unusable, impractical space or a corridor effect.
Once the layout has been determined around the practical uses (tv, sofa, sink etc), we can look at external aspects like doors, lights, roofing etc.
In most cases a single storey can be done under permitted development (see below) which means it does not need a home owner planning permission application.
Larger rear single storey extensions over the permitted development measurements can be done on a prior approval application. This is a basically a planning app that’s deemed approved. The council will send notice to any neighbours that share a boundary, and if no reasonable objections are made, its deemed approved.
If you do need planning permission there will be an 8 week period once all documents are submitted.
Here at CK Architectural, design consultants will advise what type of application is needed and the likelihood of approval. We will check the design against the planning guidance, such as over development, impact on street scene, right of light, over shadowing, loss of amenity and outlook, massing/dominance, loss of privacy, etc. Take alook at our Planning Permission Guide or the local Planning Portal for more information.
An extension or addition to your home is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:
- No 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.
- Single-storey rear extension, must not extend beyond the rear wall of the original house by more than three metres if an attached house, or by four metres if a detached house.
- In addition, outside Article 2(3) designated land* and Sites of Special Scientific Interest, the limit is increased to 6m if an attached house and 8m if a detached house until 30 May 2019.
- These increased limits (between 3m and 6m and between 4m and 8m respectively) are subject to the prior notification of the proposal to the Local Planning Authority and the implementation of a neighbour consultation scheme. If objections are received, the proposal might not be allowed.
- Maximum height of a single-storey rear extension of four metres.
- Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres.
- 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.
Most alterations to your home will require a building certificate from a building control body, either from the local authority or a private building inspector. Once the design and planning has been approved, you will then need a detailed set of drawings and specification that demonstrates the new extension can and will be built in accordance with the building regulations approved documents. These building regulations drawings will then be submitted for a full plan check, amended if necessary, and once approved this will be the standard that your project is built to and inspected against. Our plans will include all the necessary detail such as structure, passage of sound, disabled access, drainage, resistance to moisture, collision, impact, heat loss, ventilation, light, emergency escape and much more. These drawings will be used when the building control officer inspects the build, to ensure the builder is carrying out the works correctly. Look at our Building Regulations Guide.
Building and Builders
Once you have your detailed drawings approved it is time to get some prices, we can recommend you builders we trust. We do advise that any quotation you consider, should be written up clearly and well detailed. Both you and your builder need to know exactly what is included in the price, or disagreements will occur at the messy end of the project. We have extensive on-site knowledge and can work closely with you, so we will always advise where we think areas need exploring or issues may arise. We advise that you use our drawings in line with the quotation, and any additional information we don’t provide such as plumbing and electrics is agreed in detail before the first fix goes in, it will be costly changing things once the initial preparation has been built. We offer help throughout for both you and the builder, and we will come to site if help is required.