Blog - Builders, Bishops Stortford
How to start planning for an Extension.
How to start planning for an Extension.
If you need more living space, you have two options: Move or renovate! The stress and cost of moving isn’t for everyone so its unsurprising that many homeowners opt to hunker down and renovate, extend and improve their homes.
Whether you want to extend your kitchen or plan of diving head first into a full two story extension, read our quick guide on ‘How to plan your home extension.’
How much will it cost?
A Kitchen or small side extension can cost somewhere between £35K - £55K+ with double or even triple story extensions ranging from £75k++. With this in mind, the cost of your extension will of course depend on a wide variety of factors, square footage and materials being the main focus.
Can you live on a building site?
Simply put… Yes, you can live on a building site, however this can be uncomfortable and very difficult if the work effects the water or power! Be prepared for lots of loud noise and mess, if disruption isn’t for you it might be best to vacate for a short period, you could:
Stay in a short term rental property.
Sofa surf with friends and family.
Travel while works are completed, if that’s really an option.
Stay in a hotel or bed & breakfast.
Planning permission for an extension.
Planning permission is often the first stumbling point when planning begins, you have nothing to fear, with the right help its easy! (We have just the person on our team).
You don’t always need planning permission for an extension: however you may need to get planning if:
The extension is more than half the area of land around the house.
You live in a listed building.
You live in a conservation area.
You expect to exceed your permitted development rights.
Permitted development rights.
Permitted development rights refers to an amount of work that can be carried out before needing to file a planning application. There are strict rules that must be followed in this case:
A double story extension cannot be closer than 7m to the rear boundaries.
The rear wall can be extended by up to 8m for a single story extension.
The rear wall can only be extended by 2m for two story extensions.
The ridge height of any extension can not be higher than that of the original dwelling.
The rear wall of a terraced or semi-detached property can only be extended by a maximum of 6m.
Building regulations for your extension.
Regardless of planning permission, all building projects must comply with building regulations. Building regulations cover a wide range of factors including fire safety, drainage, plumbing, electrics and insulation.
You, the homeowner, is legally responsible for ensuring that the build fully complies with all building regulations. You can either hire a representative from your local council or private company. The assessor will need to be on site when the job begins and will periodically attend to make checks. At the end of the project the assessor will issue a building control certificate that states the project is fully compliant with building regulations.
Home extension step-By-step
Looking to add a little value, space and all important light to your home? Here’s what you need to enjoy a successful extension project…
Like almost everything, proper planning is essential to turn even the most humble of homes into a modern and stylish place for you and your family.
With the correct design input and professional execution, you can create a new zone to your home that transforms the way you interact with your environment. This new zone will also add considerable value to your home!
But really… why extend your home when you can move?
One of the big, if not biggest, advantages of adding more space to your existing home is that you won't have to pay stamp duty or agents' fees. Take the money you might have paid in stamp duty and transform your plans into something bespoke!
It's also very important to keep resale values in mind. Consider how well-balanced the finished house will be. It's all very well adding a large open plan kitchen-diner with two new bedrooms above, for example, but do you have enough bathrooms or ensuites to serve the extra accommodation?
Thinking through how the new extension will integrate with the rest of your home - and possibly remodelling the original ground floor layout - could help you make the most of your scheme.
Extension checklist: What to consider before taking the leap.
1 What's my extension budget?
It's all too easy to be cagey about how much you have to spend, but if you give your designer a budget (minus your contingency) they'll be better able to assess what you can achieve for the money you have available. A good professional will of course aim to deliver the wow factor - but above all they'll want to create the space you want at a price you can afford.
2 Do I need planning permission for my extension?
Some extensions are allowed under permitted development rights, this means you don't have to make a planning application. Your project will need to fit a range of criteria relating to size, height, materials and orientation, if it falls outside of the rules, you'll need to make a formal planning application.
3 How easy will access be?
If you're taking on a rear or side extension and live in a terraced or semi-detached property, then getting materials / plant in could be an issue. Generally, this will mean walking products through the existing house, and may require manual digging of foundations - all of which will add time and cost.
4 Where are the drains?
If there's an existing drainage route beneath or close to the location you have in mind for an extension, this may have to be moved. Should this be a shared public sewer, then you'll need to get the agreement of the water company to make any alterations.
5 Boundaries & party walls
Many extension projects will involve at least one boundary or party wall. In such cases, your scheme will come under the auspices of the Party Wall Act - so you'll need to secure a suitable agreement with affected neighbours.
6 Will an extension have an adverse effect on my garden amenity?
If your home is on a tight plot with little in the way of outdoor space, then extending outwards may not be the best course. Good garden amenity is a valuable asset - so consider a loft conversion or, particularly in urban areas, a basement extension instead.
7 Do I have extension insurance?
Most standard buildings insurance policies won't cover your property while you're having major work carried out.
Dewatering Techniques & Solutions for Construction projects. - Rainy Days are here!
Dewatering and Construction Dewatering.
Its raining… its raining a lot! Thats why we thought we’d put a little more clarity and information out there, what happens to a your construction site when it pours with rain like this?
If you are having a home extension thats currently in the early stages of construction, the chances are that you are currently looking into the garden to see a very wet looking picture!
But how do you resolve the situation? Concrete foundations need to be poured in relatively dry conditions after all.
Why?
Dewatering & Construction dewatering are terms that are used to describe the action or removing groundwater or surface water from a construction site. Normally the dewatering process is done by pumping or evaporation with the aim to lower the water table and make construction as easy as possible.
Construction dewatering is used on most construction sites due to the accumulation of water in trenches and excavations or in places with an inadequate slope or high water table. In construction projects, this water needs to be removed to keep the site safe and maintain the working schedule.
Dewatering Precautions.
To avoid erosion of the surrounding soil, dewatering activities must be completed properly. Choosing the best location for discharge is also really important, even when you are far away from streams, lakes or other bodies of water that could be effected by construction sediment. There are lots of dewatering products that can be used to remove sediment, such as dewatering bags. When choosing discharge areas from a dewatering process, its important to remember:
Never discharge water that has been contaminated with oil or other chemical products. In this case an oil separator may be requited.
Its important to pay attention to the area as dewatering takes place, discontinue if signs of instability or erosion persist.
Water should not be pumped directly onto slopes.
Dewatering activities should be directed to a wooded area if available.
Its important to understand the water table conditions in the area.
How to use Dewatering Bags.
Made from geo-textile fabrics, dewatering bags work to separate / filter out sediment from discharging water. These filtration products are used in many different areas, such as dredging, construction sites or places with a high water table. These bags should be sized accordingly and based upon the pump flow rate and level of sediment in the water.
Dewatering Methods.
Dewatering from open excavations and trenches can be done by several methods. The most simple and often most effective method is the gravity drain, however in tight areas this is often not feasible.
Other methods include water pumping, siphoning or using large construction machinery to scoop and dump water into the discharge point.
4 Reasons to have an Extension
The 4 Main Reasons to have an Extension on your home.
The time has come, your house no longer serves its purpose as the safe haven for your growing family, you simply don’t have enough room anymore. At this stage you are faced with two feasible options, move house or extend your home to meet your needs.
Why is an extension a better for you?
Moving is stressful.
Finding a property that suits you and your family, that’s within your price range and close to schools/work is no easy undertaking. In the event that you find a property that ticks all the boxes, moving is one of the most stressful experiences that we willingly undertake… is it worth it?
You will add value to your home.
Going down the extension route can really boost the value of your property, if you decide to move at a later date, you may be able to maximise your buying power by investing now!
You can design your extension to suit you.
Another major upside of extending is that you are in full control! You really can design and tailor your home to your exact requirements. If you need a room with an easily accessible on-suit, you can do it, want modern windows to flood the room with natural light, no problem!
It uses up available or wasted space.
If you’ve always felt that your garden is a little oversized or that perhaps the conservatory is just wasted space, an extension can really utilise the space. Take unwanted and unused space, transform it into something that ads value, benefits your family and suits your needs - all without the stress of moving!