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.
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:
- No more than half of the land surrounding the original house should be covered by additions or other buildings
- Your extension should not be higher than the highest part of your property's roof
- 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)
- The maximum height of your extension at the rear should be 4m
- 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
- The maximum eaves height of your extension should be 3m when it's built, and within 2m of your property's boundary
- The maximum eaves and ridge height of your extension should be no higher than your existing property
- 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
- Any two-storey extension should reach no further than 7m to the rear boundary of your property
- The roof pitch on any extension higher than one storey, should match the pitch of your existing home
- Opt for an extension built with similar materials and a similar appearance to your existing home
- The extension should not have any verandas, balconies or raised platforms
- 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
This property had been converted in the 70’s to look like a house from the front, and a bungalow from the rear. Our design involved removing the existing low pitched roof and replacing it with a traditional plain tile roof with a room located within. The garage was converted into living space and a detached garage was constructed. The result – a very desirable, attractive and modern property.
new front view