1. Visiting from the US? Why not try DIYnot.US instead? Click here to continue to DIYnot.US.
    Dismiss Notice

Extension on top of single brick garage.

Discussion in 'Building Regulations and Planning Permission' started by mattu27, 12 Aug 2018.

  1. A_Novice

    A_Novice

    Joined:
    29 Dec 2017
    Messages:
    273
    Thanks Received:
    6
    Country:
    United Kingdom
    I'm no expert but we have the same restrictions in our councils planning policy. I.e 1m set back and also 1m in from the side boundary.

    Our neighbour got approved to go full width above the garage with a 1.4m set back at the front. The council also insisted on a full hip roof to reduce terracing blah blah.

    We followed suit and got a similar design approved. A few months later we noticed another one locally got approved with a 0.5m set back. I decided to reapply (for free) for the same quoting the planning application I had noticed. We got this approved without any difficulty. The width of ours is 3.4m ish.

    If I were to do it all again I wouldn't have used an architect for the planning part. I did the second application myself and it isn't rocket science. The council don't care about the internal layout.

    I would look online and try to find anything that has been approved where they haven't been made to stick to the policy and then quote this in your application.
     
  2. Sponsored Links
  3. mattu27

    mattu27

    Joined:
    12 Feb 2014
    Messages:
    160
    Thanks Received:
    0
    Location:
    Nottinghamshire
    Country:
    United Kingdom
    Thabks again, My wife is a design engineer and is auto cad trained she has done some basic plans for the purposes of the initial enquiry which need to be modded. Looking at some of the applications made via our council I don't think we would struggle to replicate the designs we've seen.

    With this being the first extension we've ever done the procedures are alien to us, maybe we are best getting an architect to do the plans.

    Thansk
     
  4. Let us know when you finally decide to get an architectural designer to draw some plans !
    Regards
     
  5. mattu27

    mattu27

    Joined:
    12 Feb 2014
    Messages:
    160
    Thanks Received:
    0
    Location:
    Nottinghamshire
    Country:
    United Kingdom
    I like your optimism but if we go full width and one brick back at the front the council will be having none of it. If the planning guy I messaged printed off our plans and took it to the review meeting it's on his radar already and he's going to make it personal in getting it rejected. I'm not a pessimist but I know what's going to happen.

    The plans can't really deviate much from What we're proposing, stepping it back a brick and leaving it as the sensible width atop the existing structure is what most human beings with any common sense would think of. Just not the jobsworth at planning.

    Thanks for your help
     
  6. mattu27

    mattu27

    Joined:
    12 Feb 2014
    Messages:
    160
    Thanks Received:
    0
    Location:
    Nottinghamshire
    Country:
    United Kingdom
    This sounds like what we would like to do. As I said some of the plans I've seen that have been approved on the council's site don't seem like you'd need a degree to produce them. The plans that my beloved has made are only missing dimensions and annotations and they'll be be ample.

    3.4m, what was the halfway width of the original house though? Ours would be 3m (halfway width) and the proposed extension is just over 4m but It suits the plot that we're on.
     
    Last edited: 2 Dec 2018
  7. Sponsored Links
  8. A_Novice

    A_Novice

    Joined:
    29 Dec 2017
    Messages:
    273
    Thanks Received:
    6
    Country:
    United Kingdom
    If your wife is a design engineer it's an absolute no brainer to do it yourself and save the money.

    There aren't many
    Our council just wanted to see some sort of visual break between properties. A hip roof and a 0.5 set back was enough to achieve this.

    In the past they have also i
    Our house is 5.10m full width excluding the attached garage that got built afterwards.
     
  9. lt8480

    lt8480

    Joined:
    2 Aug 2016
    Messages:
    209
    Thanks Received:
    37
    Country:
    United Kingdom
    Remember planning policies aren't rules. There has to be inherent flexibility in planning as every site is different. This is written into planning law.

    Pre-app advice is always cautious, especially when informal and not paid.

    Ultimately you won't get a fixed "reason" until its formally submitted.

    Perhaps draw something up, submit it, get the formal reasons for refusal (or it may get approved).

    If refused see if you can tweak to satisfy planning and your own requirements and resubmit (you get one free re-go at planning), or otherwise appeal it.

    You could also submit a "safer option", bank the approval, then submit a second application (again you get one free re-go). You can then always appeal the second app knowing you still have the first one approved.
     
  10. As a matter of interest what are you intending to do, you have lost me on this one ?
    With respect to others comments ,all the rigmarole of submitting an application half expecting it to be refused, submitting a second application , possibly going to appeal etc etc shouldn't be necessary for a house extension.
    I have made numerous planning applications for house extensions without one refusal.
    My advice would be to engage an architect or architectural technician to prepare the plans according to your requirements and advise what they think is likely to get planning permission. You then should end up with a good design and some character and hopefully not have a planning refusal for your property on the record.
     
  11. mattu27

    mattu27

    Joined:
    12 Feb 2014
    Messages:
    160
    Thanks Received:
    0
    Location:
    Nottinghamshire
    Country:
    United Kingdom
    Just to update, we got planning permission after submitting the plans that my better half drew up on AutoCAD with minimal fuss.

    There were some comments about the width looking out of proportion on the permission form but nothing major.

    We're currently drawing up the building regulations plans and have got them almost ready. We have contacted some structural engineers for quotes on designing the RSJ's for the extension and the new roof structure.

    Plan is to build out/reinforce the piers either in brickwork or steel from the foundation up, and then put steelwork along the entire 8m of the extension to support the new inner course.
    This will then support another 2 pairs of RSJ's at the front and rear of the existing property to support the new brickwork.

    For the new hip roof, I'm guessing we may possibly need trusses. The original roof is supported by purlins at about half way with additional brickwork underneath them onto the internal walls of the house.

    From what I could gather from the TRADA tables a span of over 4m to mid point would need some substantial timberwork and potentially another RSJ to support the middle of the roof, considering that the internal walls won't be in brickwork this time.

    Any help on this would be great as we would like to avoid paying for trusses if we don't need them.

    We've had quotes ranging from £500 upto £1400 from the structural engineers.

    Thanks, Matt
     
  12. lt8480

    lt8480

    Joined:
    2 Aug 2016
    Messages:
    209
    Thanks Received:
    37
    Country:
    United Kingdom
    The appointed SE should tell you this. If they can't they shouldn't be doing the job.
     
  13. DIYnot Local

    DIYnot Local

    Joined:
    3 Sep 2019
    Country:
    United Kingdom

    If you need to find a tradesperson to get your job done, please try our local search below, or if you are doing it yourself you can find suppliers local to you.

    Select the supplier or trade you require, enter your location to begin your search.


    Are you a trade or supplier? You can create your listing free at DIYnot Local

     
Loading...

Share This Page