Single Rear extension & dormer extension

[xdrive]

Hi.

We are thinking of getting a rear single story 4m out extension on our 3 bedroom semi.

I have been told if there is no public sewer within 3 metres of my property I can do this under building notice.

Would I need to submit any drawings or is it a simple case of paying a fee with application and work starts?

Also we are looking at a rear dormer extension with hip to gable. The front would have sky window.

Am I correct that the same would apply as above unless I go for a front dormer in which case full planning with drawings (architect) would apply?

Cheers

 

[JP_]

pretty sure 4m extension on a semi-detached will require a neighbour consultation and maybe lawful development certificate - basically neighbour could oppose it and council could decide it is not suitable, depending on how it looks.

Starting work on building notice is correct. But you want to be sure planning is in place (whether permitted dev, or full planning).

Loft should be OK, although you will very likely need a party wall agreement drawn up as I guess you will be using the party wall with a hip to gable conversion.

You can put in full planning yourself with simple drawings through Planning Portal. I did this., cost about £170. Much better peace of mind to have this in place, IMO.

 

[^woody^]

Building Notice for both if the builder knows what he is doing, else incorrect work needs to be changed. Building Control may require detailed drawings of structural work - any knock-throughs and loft design.

PW Act will likely apply and that requires a notice period, and may require detailed drawings.

 

[Leofric]

Wouldn't you prefer to have proper architectural drawings done for your single storey extension and roof extension ?
Are you bothered about the design/appearance or would you prefer to just let the builder make it up and see how it turns out and hope it complies with Building regulations

 

[xdrive]

I've had a go at doing some drawings.

Still doing floor plan. I've done existing and proposed drawings of exterior. Will do same for interior.

Most likely going for front dormer so will need to submit planning.

Would I need to add notes explaining what materials will be used, joist size and structural calculations, electrics, etc.

Also neighbour has no issues with any of the work. Can get a party wall agreement sorted between us.

Thanks

 

[Leofric]

If you need to ask which notes to put on drawings you won't be able to do bldg. regs drawings. You don't need joist sizes , structural info ,electrics on planning drawings but you should specify external materials.

 

[xdrive]

Over the last week i have made an attempt at some drawings for extension and dormer.

What do you think?

The rear dormer i'm undecided to go to rear wall. Would it be a problem afterwards?

Also the rear extension i may use 2 sky windows again would it be issue later?

What else would i need to add in order to pass building control?

Any input appreciated

 

[Leofric]

What else would i need to add in order to pass building control?

not being funny but you need all the construction notes and drawings showing the construction that are required to comply with bldg. regs .It isn't possible to go through everything on here. You need somebody to develop your preliminary drawings into proper architectural bldg. reg drawings.
Regards
ps put the room names inside the rooms

 

[xdrive]

Hi. The room names are temporary. Will fix them in another programme.

I appreciate building regs requires construction notes which I can get most of.

In terms of drawings if I decide to put 2 sky windows in extension instead of 3 or change size slightly, again same with dormer if I make rear one to wall would I need to resubmit drawings for small changes or is it usually ok?

Also would the drawings suffice for planning? I can submit them and in mean time work on building regs drawings as wait is about 4 weeks.

Cheers

 

[Leofric]

Just submit drawings in the first place how you intend building it if you get planning permission. Very briefly , drawings should show existing and proposed plans and elevations and existing and proposed external materials. Your local planning authority should have information on what you need to submit with your planning application. Can't go into everything on here.
Regards

 

[^woody^]

Drawings look ok as design concepts. Just be sure that it all works out when you come to detailing, and that things will actually fit in and can be built ... that 203 beam seems a bit small in context with the roof timbers, and those roof lights seem a bit close the the gable walls.

 

[xdrive]

Thank you. Woody are you talking about roof lights on kitchen roof or the one next to front dormer? What minimum distance is acceptable away from gable wall?

I've seen the beam used on another plan of similar house.

Will up it to 203 133 UB 30.

Ridge is approx 5.8 metres and rafters will be 6x2 (current ones are 3x2)

Floor joists in dormer will be 7x2.(currently 3x2)


Cheers

 

[^woody^]

Thank you. Woody are you talking about roof lights on kitchen roof or the one next to front dormer?

Cheers

All of them

 

[xdrive]

All of them

Thanks. Sorry I added more details to post whilst you were responding.

 

[^woody^]

You need to allow for a double rafter, and also allow for the flashing kit, top gutter and bottom apron, and possibly a tile cover - see the roof light maker's guidance for dimensions and allowances.

For the beam, I wad not referring to its load bearing performance, but that it looked small in context of the roof timbers next to it. If it is drawn to scale then that's fine, but if it's drawn smaller than it really would be, then there could be problems in how those two roofs meet and the rafters fitting over the beam, or the beam needing to be installed lower and below the ceiling.