I want to add a simple single storey, pitch roofed, one room extension to a detached house, which will follow the original roof line of a projection at the back of the property. I need to find someone to draw the plans and sort the planning/building regs for me. How do I go about finding someone? I have had lots of recommendations for suitable local builders, but none for this aspect of the work. Should I look at websites like myBuilder.com, or what? All suggestion appreciated. Thanks!

Where are you?

[/quote]Where are you?

Huddersfield, West Yorkshire.

Just look for a local architect that specialises in small house extensions on Yell – give them a sketch of the sort of thing you want and let them draw up the plans. They will help you through the rest (regs, calcs etc).

And don’t forget – recent relaxation of planning rules means that your extension will probably be ‘allowed development’ and the council only need notifying, you shouldn’t require full permission.

Planning you just need to do a neat sketch and description and fill in the forms online – no more than that. Have you checked if it is permitted development.

As long as builder is reputable local who BC people know then you wont need anything, its done by regular inspection on notice at specific inspection points (such as foundations dug etc).

Really not that hard unless specialities involved like structural calcs and by learning it yourself you get to know what your builder should/shouldnt be doing!

Checked the local council planning site, and my ideas are fully compliant with those regs requiring no current planning permission, except for one thing; their maximum height is 4m and the house projection I wish to have extended in nearer 4.5+m in overall height.

Ring the council in the first instance then, speak to planning and ask them if they think it will be a problem. If they don’t think it will, it will just be a case of going through a normal planning application (which means neighbours get an opportunity to challenge the application). In such a case I think having proper drawings made up by an architect will be required.

In such a case I think having proper drawings made up by an architect will be required.

I’ve done two planning applications and in each case did the drawings myself in PPT. IIRC it’s only 1:50 drawings which isn’t very detailed at all.

Just checked, you need a 1:250 site plan and then 1:50 plans and elevations of the building.

I’d do the drawings for you but I’m just a bit too far away.

Ring the council in the first instance then, speak to planning and ask them if they think it will be a problem

That’s a nice sentiment but our planners aren’t that helpful and will just tell you to work it out yourself…

I drew mine in sketchup I’m trying to find somebody who will just build be a big insulated box in between the three existing walls.

How does permitted development work when 1 wall is a party wall?

Thanks everyone. So it looks like that extra half metre of roof height will mean properly drawn plans, then. Can anyone recommend someone around Huddersfield/West Yorkshire area please?

My advice would be that you will need a set of drawn plans whichever route you take.

If possible I would try and amend the design to avoid the planning route. If you want to work within the Permitted Development guidelines then speak to the planning department and establish if you have full Permitted Development rights, without restrictions, for your property and if so advise then that you intend to exercise those rights. They may suggest that you to send your proposals (drawings) so that they can confirm that the requirements meet Permitted Development.

Apart from that the first and foremost is do you have a realistic budget?

Recommendations are always the best route forward be it a builder or Architect. Also consider if you can work with the individual / company.

How does permitted development work when 1 wall is a party wall?

There are different restrictions when building near property boundaries.

You’ll need properly drawn plans to submit to the council to confirm the proposed build conforms to building rega and conform to the rules on planning permission confirming planning permission is not need. I had some questions back when I did this relating to the standard of insulation and structural calc details for the steels as well as confirming requirements for a wood burning stove flue and drainage. Once my architect answered their queries I got the green light, got some builder quotes, choose a builder and my build now starts in March, assuming the weather over the coming weeks doesn’t delay the builders current job. Now for the important decisions: what mortgage to go for and what home cinema system to get!

You’ll need properly drawn plans to submit to the council to confirm the proposed build conforms to building rega and conform to the rules on planning permission confirming planning permission is not need. I had some questions back when I did this relating to the standard of insulation and structural calc details for the steels as well as confirming requirements for a wood burning stove flue and drainage. Once my architect answered their queries I got the green light, got some builder quotes, choose a builder and my build now starts in March, assuming the weather over the coming weeks doesn’t delay the builders current job. Now for the important decisions: what mortgage to go for and what home cinema system to get!

Pleased to hear it’s all worked out for you. How did you go about choosing an architect, and is the architect overseeing the work?

You’ll need properly drawn plans to submit to the council to confirm the proposed build conforms to building rega and conform to the rules on planning permission confirming planning permission is not need.

The two applications are separate and independant. You need a very low detail set of plans of just the outside (1:50 scale) for Planning. You then will do a separate application for buidling control, either submitting full plans in advance or doing a notice of impending work. The buidling control plans are generally concenred with how it’s constructed rather than what it is or how big it is. Given you need Planning permission first, you can just submit that and then if you get it, worry about the detail later eg a structural engineer will do you the drawings for building control for £250-£400.

Old boy, the architect I used was recommended from some friends who had used him for their extension. He’s not overseeing the work but the builder is doing everything. My extension is a bog std single storey full width extension to a mid ’90’s detached house, so it’s not really a complicated or difficult.

I’m building over some drains and now need to submit further plans to the water company for their approval as they have liability for the drains so need to be satisfied that the building work won’t cause them problems in the future if the drains need some work doing to them.

Considering mine is a pretty simple extension I’m amazed the process had been so much of a PITA and trying to get decent advice from people seems to be difficult. Being an engineer I’ve been trying to get everything completely bolted down and planned before work starts, but there seems to be a sense from everyone of “you don’t know what you’ll find until you start then you’ve got to sort it out at the time”. Though I can understand this with an older property I’m amazed I can’t get full plans of my house from the builders and full plans of the drainage and sewers from either the council or water company given it’s barely 20yrs old.

Interesting about the drains, wobbliscott, because somewhere in my back garden is the rainwater soakaway. The house is only 10 years old, yet I’m struggling to find out where it is. It would be sods law if it was where the extension will be.

Planning Portal has loads of useful info we’re thinking of doing the same this year.

If you use the Building Notice Application procedure for building control all you need is a site location plan and a site plan showing the position of the drains on site, no detailed plans need to be submitted with the application but the Inspector can request ‘further information’

In respect of the height you’ll find that the Council will have an adopted planning policy in respect of this and that this normally restricts the maximum height to 4.0m within 1.0m of the boundary, but check with your Planning Dept to be sure

In respect of the height you’ll find that the Council will have an adopted planning policy in respect of this and that this normally restricts the maximum height to 4.0m within 1.0m of the boundary, but check with your Planning Dept to be sure

Kirklees Council’s planning website specify a maximum 4m height, but without any reference to proximity to boundary. Checked it today and it measures 4.75m, so I’m stuffed!