Chequers Cottage, Lower Road
West Farleigh, Kent ME15 0PE
Tel. 07908 641668
Email. [email protected]
Whether contemplating building an extension to an existing property, conversion of an existing building into something new or a new build development there are a number of elements which need to be considered.
First and foremost, what is the intended use of the proposed works and, after making such a large investment will it meet your aims? Closely linked to this is what form will the building take. In the case of an extension is it to contrast with the existing style or act as a faithful reproduction? Is the new build project to be an example of clean modern design or something with a more tradition style?
Some of your choices on style may be influenced by the restrictions imposed by the local planning authority. All new build projects and conversions require Full Planning approval along with some extensions and external alterations as well. However, some smaller extensions, loft conversions and conversion of integral garages may full under the Permitted Development rules, more on this on the following page.
Cost is also likely to be a major influencing factor as to what is achievable. Once you have decided on the type of project you wish to embark on invariably the next question is ‘how much will it cost’? This is similar to question of how long is a piece of string and depends upon a number of factors. A cost of £1,000.00 per meter square of floor area is often quoted. So for a single storey 3x4 meter extension would be 12m2 x £1000.00 = £12,000.00, for a two storey extension it would be twice that. However, there are many other factures which will influence this budget cost, so please follow the link for a more detailed breakdown.
Once the question of Planning has been resolved, most projects will require Building Control Approval. This can be either in the form of a Full Plans Application or a Building Notice, both have their pluses and minuses and following pages give a detailed description of both approaches.
In essence the Building Notice allows you to commence works with 48 hours of having your Builder on board, where as the Full Plans application takes five weeks. However, although the Building Notice seems the quicker route, both require the same level of information and cost the same. To alleviate the five week delay of using the Full Plans Route, the information submitted for the application can be used for prospective builders to price against. The following link gives an overview of the process.
So why do I need two sets of drawings and why can’t all the information be on one set? In short they could, however, the two sets of drawings are for two different functions. Planning Drawings primarily give an overview of what the building will look like when complete and how it relates to its surroundings, whereas the Building Control drawings are effectively a set of instructions showing how the building is constructed. In the event the Planning Department either refuse planning permission, or require amendments to the proposed scheme, the Building Control drawings will need to be updated to reflect any changes, so to reduce costs the two sets of drawings are usually prepared separately.
What to do next
Well obviously, we’re going to suggest you contact us at Kirk-Brown Limited for a chat to discuss your needs. We offer friendly, professional service and consider no question too large or small.