On 9 May 2013, secondary legislation was laid before Parliament which will increase the size of single-storey rear extensions which can be built under permitted development, and will bring into force the associated neighbour consultation scheme. This draft guidance is issued to provide initial information on how the scheme will work. The Householder Permitted Development: Technical Guidance will be fully updated once the secondary legislation has been approved by Parliament and has come into force.

For a period of three years, between 30 May 2013 and 30 May 20161, householders will be able to build larger single-storey rear extensions under permitted development. The size limits will double from 4 metres to 8 metres for detached houses, and from 3 metres to 6 metres for all other houses.

These new larger extensions (i.e. if they extend between 4 and 8 metres, or between 3 and 6 metres) must go through the following process.

1. A homeowner wishing to build a larger single-storey rear extension must notify the local planning authority and provide:

a. a written description of the proposal which includes the length that the extension extends beyond the rear wall of the original house, the height at the eaves and the height at the highest point of the extension;

b. a plan of the site, showing the proposed development

c. the addresses of any adjoining properties, including at the rear

d. a contact address for the developer and an email address if the developer is happy to receive correspondence by email.

There is no fee in connection with this process.

2. The local authority may ask for further information if it needs it to make a decision about the impact of the development on the amenity of adjoining properties.

3. The local authority will serve a notice on adjoining owners or occupiers, i.e. those who share a boundary, including to the rear. This will give the address of the proposed development and describe it, including the information in 1(a) above. It will also set out:

a. when the application was received, and when the 42-day determination period ends

b. how long neighbours have to make objections (which must be a minimum of 21 days), and the date by which these must be received

A copy of this notice must also be sent to the developer.

4. If any adjoining neighbour raises an objection within the 21-day period, the local authority will take this into account and make a decision about whether the impact on the amenity of all adjoining properties is acceptable.

No other issues will be considered.

5. The development can go ahead if the local authority notifies the developer in writing either:

a. that as no objections were received from adjoining neighbours it has not been necessary to consider the impact on amenity, or

b. that following consideration, it has decided that the effect on the amenity of adjoining properties is acceptable.

6. If the local authority does not notify the developer of its decision within the 42-day determination period, the development may go ahead.

7. If approval is refused, the developer may appeal.

8. The extension must be built in accordance with the details approved by the local authority (or, if no objections were raised or the local authority has not notified the developer of its decision, the details submitted), unless the local authority agrees any changes in writing.

9. The development must accord with all other relevant limitations and conditions which apply to other rear extensions allowed under permitted development. These are set out in Class A, and include for example, the requirement that the extension must be constructed using materials of a similar appearance to those used in the construction of the rest of the house.

10.To benefit from these permitted development rights, the extension must be completed on or before 30 May 2016. The developer must notify the local authority in writing of the date of completion.

Download our Residential Brochure here. 

The existing conservatory was not in keeping with the main house and did not provide good insulation, therefore the design involves demolition of this and construction of a new contemporary kitchen and dining room. The new space includes a tall ceiling with rooflights, stone flooring, and a double sided stove which provides a visual connection between the existing living area and the new space. Bifolding doors lead from the space to external paving and water feature. Working closely throughout the project with a wonderful client and excellent contractor, the project is now successfully completed.

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Photos October 2012:

Concept visualisations:

Download the Residential section of our Portfolio here.

Click on images below to enlarge.

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Strathmore School currently provides for 50 children aged 7 – 19 years old with severe and complex learning difficulties. It is proposed that the school will provide for 96 children aged 4 – 19 years old with severe and complex learning difficulties. The new provision will be a multisite school across three different locations.

Further details regarding the consultation are on the London Borough of Richmond upon Thames website, link here: http://www.richmond.gov.uk/sen_consultation%20

Download the Residential section of our Portfolio here.

See project details: http://airoffice.co.uk/visitor-centre/

Planning permission was approved by Hounslow Council for the scheme.

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We are delighted that our design was shortlisted to the final 20 entries.

Old photo of Turnham Green Memorial

We are delighted to be working with Friends of Turnham Green on a feasibility study for improvements to the landscaping at Turnham Green, Chiswick.

Extract from Press Realease: Air Architects, who are based in Barley Mow, presented various solutions for relandscaping the area around the memorial to a well attended Friends meeting in November at Christ Church where the response to the idea was overwhelmingly receptive.

Rebecca Frayn, Chair of the Friends of Turnham Green said, “I hope it goes without saying that any re-landscape must primarily consider the historical significance of the memorial and honour the memory of those who have given their lives for our freedom. Indeed my great grandfather was one of them.”

James Grant, a Chiswick resident of 50 years standing who served in a Highland regiment and is a member of the Friends of Turnham Green’s landscaping committee said, “Unhappily the bulk of municipal memorials have remained unchanged for several generations. Their form demonstrates the gloomy morbidity of so much late Victorian thinking and they are probably largely ignored by the young. In life nothing is certain except change (and our deaths). Why not let a fresh wind blow?”

Details of the consultation will be provided in the coming months.

Link to article: Chiswick W4 Website

Size, shape, number of storeys

In general terms, the physical layout will have a great influence on the price per square meter of the building. In fact very small extensions tend to be proportionally more expensive per square meter than larger ones. Similarly a rectangular shape is usually more economical to build than more complex schemes and a building of several storeys will often be cheaper to build than an equivalent area of single storey. This is in part due to being little difference in the foundations and roof by the addition of another level. It should be taken into account the additional Building Regulations requirements (particularly fire regulations) the higher the extension goes.

Alterations to the existing building

Almost all extensions require some kind of connection with the original house, this frequently involves rearranging the existing layout, extending plumbing, heating, electrical systems, alterations to the roof, etc. These expenses need to be taken into account. At the same time, extensions partly within the existing structure, like loft or garage conversions within certain limits tend to be less expensive than for new buildings.

Appliances, finishes and materials

There are vast variations in quality and price of materials and finishes used in a house extension, from budget lines to high end luxury products. These differences can be more marked with the internal finishes and kitchen/bathroom appliances.

Extent of the work done by yourself

It is possible to be involved in many aspects of the building works to save some money. In most cases this will be the final decoration and painting stages or some plumbing, electrics, plastering, according to each individual DIY skills.

It’s also possible to be heavily involved in managing the project using individual tradesmen and buying the materials yourself, this obviously saves the profit of a main contractor, but it takes a considerable amount of time in sourcing labour and materials and there’s also a mayor responsibility on the final outcome.

Where you live

It’s often forgotten that there are some regional differences in costs where labour rates tend to be higher, particularly in London, increasing building costs.

Other costs

In addition to the building costs there are a number of other charges that will form part of most extension projects, such as:

• Design and Consulting costs, such as architects and sometimes other professionals involved like structural engineers, party wall surveyor, etc.
• Council fees, including Planning Permission, Building Regulations etc.
• Supervision or project management cost.
• Quantity surveyor
• Other costs you may incur as a result of the work taking place, perhaps renting another property, renewal of carpets, curtains etc.

HomeBuilding & Renovating magazine website has a handy cost spreadsheet that can give you an initial idea of current building cost divided by size and location. Have a look here: http://www.homebuilding.co.uk/advice/costs/calculator

REDUCING COSTS

There are opportunities at several stages of the process to reduce costs. Here are some ideas:

Basic design stage

Keep an open mind! As an Architectural office we will present diverse alternatives for you to consider. Sometimes a slight variation of your original idea, for instance by finding a more suitable position for the extension or involving underutilised parts of the building, could significantly reduce costs.

Specification stage

Consider contrasting wall materials particularly where the existing might be expensive materials such as handmade bricks or stone. Although it needs to be done with care to avoid it looking cheap, contrasting materials such as render to timber boarding can work well. We advise on suitable materials.

Keep an eye on alternative finishes than can be cheaper but provide the same general effect than expensive ones, this is particularly relevant with the tiles, and consider that high end materials often require specialized labour.

Building stage

If you are prepared to spend time searching on the internet you may be able to get better prices for some items than tradesmen using their regular suppliers. This probably works best where you are employing them on a labour only basis although you may be able to come to some arrangement with them in other circumstances.

Where the work is fairly extensive consider moving out altogether if this can be done without significant costs as this enables the builder to program the works in a faster and more efficient way.

For very extensive works it may be worth considering demolishing the existing building and starting again. As well as potentially saving the VAT (see HMRC website) on new builds it may avoid any compromises in using the existing structure and would mean the building fully complies with new standards of insulation etc.

Compare quotes. This is sometimes a difficult task since contractors use very different methods to get to a final quote, and they present the information in such a way it’s hard to tell which one will provide the best value for money. We will assist you by assessing all the tender quotes and generating an easy to read report with graphics, categories and prices, that will provide all the information in a uniform template for a straightforward comparison.

Download a visual guide of RIBA Project stages here.