Plan 2 extend

planning and building design from A L Ryder Ltd

Your design will be prepared using industry standard CAD & Structural Analysing Software. Applications to Local Authorities will be made on-line using the Planning Portal or 'Submitaplan', depending on your Service requirements.

The more information you have on your drawings the more control you will have over your project. Complex buildings need a great deal of detail, whereas simple projects can get by with less. We can prepare Scheme Level Drawings and Detail Level Drawings, depending on your requirements. Generally, Scheme Level Drawings provide the backbone of what is needed for most projects and we, along with your builder, will be able to advise you on the best level of detail for your project

Pre Planning Advice

In the event that your proposal falls outside the adopted policies of the Local Planning Authority we will enter into discussions with the Local Planning Authority by requesting "Pre Planning Advice". This procedure can save time and money, as a general rule we will offer this service for 50% of the fee we would normally charge for applying for Planning Permission.

Click here to view Planning Considerations

Listed Building Consent

Buildings of particular architectural interest are often officially 'Listed' and thereby protected. Many residential buildings are listed Grade 2, which means that all alterations (not just those to the outside or original parts) have to be approved under Listed Building Consent. Making a Listed Building Consent Application is similar to making a Lawful Development Application, but with a few differences. The process may be handled by a conservation officer within your local planning department or might be referred to English Heritage and there is no application fee. As with standard planning permissions, we can take you through this process.

Car Parking

Off-street car parking is a planning consideration taken into account when an application is made. The amount of car parking spaces is determined in relation to the amount of bedrooms the property will have, as extended. Therefore as a general rule, ground floor extensions will not affect this issue unless it occupies any space that was originally dedicated to car parking (i.e front or side extensions). Two storey and first floor extensions will normally be affected by this policy. If you are extending a three bedroom property to four bedrooms, an additional car parking space will generally be required. The policies vary between Authorities, but usually follow a general pattern.

Small Dewllings

Small dwellings in the countryside are sometimes difficult to extend, depending upon the policy of the Local Authority. The definition of a small dwelling differs from Authority to Authority, in fact, some Councils do not have a policy at all, but if they do they are generally about 85m2. Common reasons for this are to retain the character of the countryside and living accommodation for people who work in the countryside. An extension can reduce the skylight, sunlight and solar radiation to a neighbouring property. If this is suspected to an unacceptable standard, calculations can be carried out in accordance with an authoritative document to provide a definitive answer.

Click here to view our Pricing Structure

Service	Standard	Extra	Extra Plus
Consultation
Survey
Preparation of scheme level drawing
Maximum amendments to drawing	3	5	unlimited
Depositing plans to Local Authority on clients behalf
Preparation of detail level drawing
Site supervision
Project management
Total cost	£600.00	£900.00	£2,400.00

Standard Service Package includes:

• Consultation
• Survey
• Preparation of Scheme Level Drawings using industry standard CAD and Structural Analysing Software to attain necessary Permissions from the Local Authority
• Maximum of 3 amendments to drawings. Any amendments thereafter will be charged at £100.00 each time
• 3 copies of printed A1 size plan drawings. These can then be deposited by the client to the Local Authority to apply for Planning Permission or Building Regulations Approval

Extra Service Package includes:

• Consultation
• Survey
• Preparation of Scheme Level Drawings using industry standard CAD and Structural Analysing Software to attain necessary Permissions from the Local Authority
• Maximum of 5 amendments to drawings. Any amendments thereafter will be charged at £100.00 each time
• Depositing of plan drawings to Local Authority and administration associated with the gaining approval
• 1 copy of printed A1 size plan drawings

Extra Plus Package includes:

• Consultation
• Survey
• Preparation of Scheme Level Drawing and Detail Level Drawings using industry standard CAD and Structural Analysing Software to attain necessary Permissions from the Local Authority
• Unlimited amendments to drawings, as required to attain approvals
• Depositing of plan drawings to Local Authority and administration associated with the gaining approval
• Project Management
• Site Supervision throughout the whole process
• 1 copy of printed A1 size plan drawings

Full Planning Permission or Permitted Development?

New Permitted Development rules came into force on 1st October 2008. The rules allow you to make certain amendments to your home without having to secure a formal planning permission. For small extensions and alterations, your proposals may fall within your Permitted Development Rights. This means that planning permission will not be necessary. There are a number of limits on height, volume (in cubic metres), etc that your proposals need to be within for permitted development to apply. If your project is eligible for permitted development, we can apply for a Certificate of Lawful Development to confirm this, supporting the application with suitable drawings and calculations. As a general rule, full planning permission will not be required as long as the following parameters are met:

1. No more than half of the land surrounding the original house should be covered by additions or other buildings
2. Your extension should not be higher than the highest part of your property's roof
3. If your extension is to be built at the rear and is one storey high, it must have a maximum depth of 3m for an attached house and 4m for a detached house (Measure the depth from the rear wall of your property)
4. The maximum height of your extension at the rear should be 4m
5. If you are planning to build an extension of more than one storey, the maximum depth to go for is 3m from the rear wall of the property and including the ground floor
6. The maximum eaves height of your extension should be 3m when it's built, and within 2m of your property's boundary
7. The maximum eaves and ridge height of your extension should be no higher than your existing property
8. If you wish to build a single storey side extension without planning permission you need to opt for a maximum height of 4m and with a width of no more than half that of your existing property
9. Any two-storey extension should reach no further than 7m to the rear boundary of your property
10. The roof pitch on any extension higher than one storey, should match the pitch of your existing home
11. Opt for an extension built with similar materials and a similar appearance to your existing home
12. The extension should not have any verandas, balconies or raised platforms
13. If you are building in upper floor or side-facing windows, they should be obscure-glazed and any opening of this kind should be 1.7m above the floor