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20 Creative Loft Transformation Ideas for a Modern Home

Mon, 12 May 2025 09:36:47 GMT

Unlock the transformation potential of your loft with modern and creative ideals. Lofts offer unique spaces that can be reimagined to enhance both functionality and style in a home. Whether you're looking to create a serene home office, a vibrant playroom for kids, or a luxurious main bedroom with an ensuite, the possibilities are endless.

Understanding the key considerations for maximising your loft's potential is crucial. With strategic planning, you can convert this often-overlooked space into an asset that meets your lifestyle needs, from a cozy reading nook to a sophisticated home bar for entertainment. Each idea explores how to balance aesthetics with practicality while considering elements like lighting, storage, and furniture.

This article dives into 20 creative ideas to transform your loft, covering concepts like natural light integration and introducing historic architectural charms. We'll guide you through converting this versatile space to fit your modern home vision. Your underutilised loft could soon become the most dynamic area in your home.

Maximising Loft Potential: Key Considerations

Maximising the potential of loft spaces begins with smart design choices. Natural light is crucial, so incorporate Velux skylights to enhance brightness while ensuring privacy. Consider adding blackout blinds for flexibility during bright summer mornings.

Opt for minimalism with a neutral colour palette to create an airy, spacious ambiance. Custom furniture like fitted wardrobes under eaves maximises storage and functionality, especially in tight attic spaces. Transforming lofts into versatile areas like a master bedroom with ensuite elevates the floor space utility.

Dividing attic spaces effectively can turn them into multiple functional areas. Use area rugs and room dividers to create clear zones for activities such as working or relaxing. For added interest, integrate industrial elements like brick walls or soft furnishings that contrast against white or blue walls.

Consider this table when planning a loft conversion:

These loft ideas not only enhance practicality but can also transform your attic into an inviting living space.

Home-Office Loft: Work-from-Home Oasis

Creating a home-office in a converted loft is an excellent choice for a quiet work environment. The isolated nature of loft spaces minimises interruptions, ideal for focused tasks. These spaces often benefit from natural light, enhancing productivity and reducing reliance on artificial lighting.

Lofts are versatile, making them suitable for various activities beyond traditional office work. Whether pursuing a side gig in music or design, the adaptable loft space can accommodate. Multi-functional furniture, such as extendable tables or a lofted bed, can maximise the utility and space efficiency of your loft office.

Modern home designs often integrate lofts as private workspaces, providing a sanctuary away from downstairs distractions. This not only adds functionality to your home but can also increase its value. A home-office loft can serve as more than just an office; it can be a hybrid space that meets various personal and professional needs.

Loft Home-Office Essentials:

Natural Light : Maximises productivity and reduces artificial lighting.
Multi-functional Furniture : Optimises space with pieces like extendable tables.
Versatile Setup : Adaptable for work, side gigs, and creative projects.

Children's Playroom: Fun and Functional

Designating a loft as a children's playroom is a smart solution to keep the rest of your home organised. By confining toys and mess to this specific area, it becomes easier to manage daily tidiness. Incorporating storage furniture ensures that toys are easily organised when not in use.

Low-roof attics are perfect for playrooms, offering a dedicated space where children can enjoy themselves without cluttering the main living space. Design elements like arts and crafts stations can promote imaginative play and help instil good clean-up habits.

A loft playroom also allows for creative and imaginative layouts. Consider shared bedrooms with custom-made furniture that fits the unique architectural features of a loft, enhancing both functionality and aesthetic appeal.

Here are some key loft playroom ideas:

Creative Arts Stations : Encourage creativity with designated craft areas.
Innovative Storage Solutions : Use built-in cabinets or shelving.
Custom Furniture : Tailor furniture to fit the loft's unique architectural features.
Imaginative Layouts : Plan the floor space for multi-purpose use.

By incorporating these ideas, a loft can become the perfect spot for a fun, clutter-free children's playroom.

Open-Plan Main Bedroom and Ensuite: Seamless Luxury

Transforming a main bedroom into an open-plan sanctuary with a luxury ensuite creates a seamless, relaxing space. Utilising skylights in this setting enhances the open-plan feel by flooding the area with natural light, reducing any sense of claustrophobia. Styles like dormer loft conversions can add luxurious features such as a small balcony, elevating the space further.

A dressing area with bespoke storage solutions can integrate elegance with functionality. These built-ins not only offer style but also manage floor space efficiently. Position the bed against a flat wall to maintain the open flow between the bedroom and ensuite.

Key Features:

Skylights for natural light
Dormer style with potential balcony
Bespoke storage for functionality
Optimal bed positioning

In summary, an open-plan main bedroom with a luxury ensuite can be transformed into a seamless retreat with thoughtful design elements. These loft ideas and features cater to maximising living space while ensuring an elegant yet practical atmosphere.

Cozy Reading Nook: Retreat and Relaxation

Transforming a loft into a reading nook provides a tranquil retreat for book lovers, perfect for escaping household noise. Essential elements for a cozy space include comfortable seating, effective lighting, and adequate shelving for books. Utilise low-level seating like benches or bean bags to create inviting nooks in unused loft corners.

Utilise built-in furniture to maximise loft spaces. Consider placing cupboards under the eaves to maintain a clutter-free environment. Defining spaces in the loft with room dividers and area rugs can enhance coziness and personalisation. This design not only creates a serene reading area but also optimises your available floor space.

Here's a simple checklist for your cozy reading nook:

Comfortable seating (e.g., bean bag cushions)
Effective task lighting
Adequate shelving or built-in storage
Room dividers or area rugs for defining spaces

By incorporating these elements, your loft conversion project or loft extension can transform into an ideal reading sanctuary. Whether you're working with an attic bedroom or maximising vertical spaces, a well-designed reading nook in any living space adds value and comfort.

Personal Dressing Room: Style Mecca

Transform your attic space into a style mecca with a personal dressing room. Maximise floor space by installing floor-to-ceiling mirrors to create the illusion of a more expansive area. Custom-made wardrobes tailored to your clothing needs provide a clutter-free, organised, and polished look.

For larger lofts, consider a split-level design. This setup can incorporate both a modern loft bedroom and an expansive dressing room, utilising natural light and architectural features effectively. Using virtual representations can aid in visualising potential layouts, ensuring your design is both functional and personalised.

Key Features:

Custom Storage Solutions: Tailored to your specific clothing and accessory needs.
Mirrors: Floor-to-ceiling options enhance vertical space and reflect natural light.
Virtual Tools: Use for drafting layout ideas and evaluating spatial efficiency.

Enhancing your attic bedroom into a personal dressing room not only utilises the loft conversion space effectively but also adds a touch of sophistication. With these loft ideas, transform your attic into the ultimate living space that radiates organisation and style.

Sophisticated Home Bar: Entertainment Hub

A sophisticated home bar can transform into the ultimate entertainment hub. Utilising loft spaces or attic space for your bar area can maximise vertical space and make it a perfect spot for gatherings. Adding stylish custom cabinetry and carefully selected soft furnishings enhances both functionality and aesthetic appeal.

Consider incorporating architectural features like brick walls or white walls with refined finishes to add character. Modern appliances and high-quality glassware can elevate the bar experience, while personalised touches ensure it reflects individual tastes. Transforming underused nooks or loft areas into a bar maximises floor space efficiency.

Here are some tips:

Lighting : Use sophisticated lighting to set the mood.
Furniture : Incorporate a sleek coffee table for a cohesive look.
Décor : Opt for modern or industrial touches to suit your style.

By implementing these loft ideas, your home bar can become a standout feature in your living space.

Multipurpose Guest Area: Hospitality Redefined

Transforming small attic conversions into multipurpose guest areas redefines hospitality. These cozy loft spaces are perfect spots for an extra bedroom. Incorporating window features enhances guest experiences by offering stunning natural light and scenery. Minimalist design ensures loft conversion space is both functional and inviting.

Using multi-coloured walls can add a contemporary touch. This complements both traditional and modern loft room ideas. Dark hardwood flooring provides a striking contrast with white or light-coloured walls. This enhances the sophisticated ambiance, making any attic bedroom stylish and comfortable.

For a balanced design, consider the following elements:

Floor Space Utilisation : Arrange furniture to maximise vertical space.
Colour Schemes : Multi-coloured or blue walls and white walls offer versatility.
Soft Furnishings : Add comfort with rugs and throws.
Lighting : Capitalise on architectural features like dormer loft windows to boost natural light.

The inviting atmosphere is further enhanced by the selective use of attic space, leveraging each detail for a cohesive modern loft bedroom. Whether considering a loft conversion project or a mansard loft conversion, the result is an added living space perfect for guests.

Home Gym Loft: Fitness Flexibility

Transforming your loft into a home gym offers a creative solution for maximising attic space. This option is particularly appealing for weight training enthusiasts. It's crucial to ensure the loft's flooring can handle the extra weight, so discussing your gym plans at the start of the loft conversion project is advisable.

Cardio machines might face access challenges due to narrow loft stairs, making this space more suitable for non-bulky gym setups. Despite its unconventional use, converting your loft into a gym maximises the utility of your available floor space.

Consider these essentials:

Weight Equipment: Ideal for compact areas.
Flooring: Reinforce to support added weight.
Accessibility: Plan for easy access to all equipment.

A loft gym allows for maintaining fitness levels in the comfort of your own home, making the most out of every square foot. This setup could be the perfect spot for your fitness needs, cleverly nestled above your living space.

Artistic Studio: Creative Fulfilment

Transforming your attic space into an artistic studio offers a perfect spot for creative fulfilment. A Velux loft conversion maximises natural light, essential for artists, without compromising privacy. The seamless integration of skylights can illuminate your canvases while maintaining serenity.

Dormer loft conversions are ideal for those seeking extra headroom and floor space. Large picture windows can offer inspiring views, fuelling creativity in your attic bedroom-turned-studio. Consider using metal or timber cladding for an aesthetically pleasing environment that also enhances energy efficiency.

Here's a quick checklist for an artistic studio loft:

Install long, narrow radiators under sloping ceilings to optimise vertical space.
Use soundproofing to prevent disturbance during noise-intensive activities.
Choose soft furnishings like a cozy sectional and a versatile coffee table for relaxation and collaboration.

Finally, opt for white or blue walls to create a serene environment conducive to concentration and imagination. With thoughtful design, loft extensions can serve as an inspiring and functional artistic hideaway.

Home Theatre: Cinematic Escape

Transforming a loft into a home theatre offers an ideal space for entertainment without disturbing neighbours. The loft's natural noise-buffering environment enhances your cinematic experience. With extra sound systems and large screens, the loft becomes a perfect spot for action movies or TV marathons.

To create a cozy ambiance, consider adding soft furnishings like comfortable sofas and a drinks cabinet. These amenities make the space inviting for social gatherings or family leisure time. Utilising the vertical and floor space effectively maximises comfort and accessibility for everyone.

Converting a loft into a home theatre is a great way to diversify social spaces within a home. It caters to various family preferences, offering an alternative living space dedicated to relaxation and enjoyment. Such a setup provides the luxury of a personal entertainment hub that serves the diverse lifestyle needs of a household.

Following these loft design ideas can turn your attic space into a state-of-the-art entertainment zone, ensuring countless hours of enjoyment.

Loft Library: Book Lover's Paradise

Transform your loft into a book lover's paradise by utilising the often-overlooked space under loft stairs. A compact home office and l ibrary setup in this area can serve dual purposes, making it both efficient and stylish. By incorporating a loft library, you can organise and centralise your books, ensuring they are easily accessible while enhancing the space's functionality.

Integrating a library setup into your loft design can turn an underused area into a productive corner. This approach maximises floor space without compromising aesthetics. Consider open shelving to showcase your favourite reads and create an inviting atmosphere.

For added functionality, you can incorporate a small desk or comfy chair amidst these shelves. This allows you to transform a simple loft into a cozy reading nook or a functional workspace. A loft library not only optimises vertical space but also brings character and warmth to loft living spaces.

Key Features for Loft Library Design

Open Shelving: Display your collection and enhance visual appeal.
Seating Area: Add a chair for a cozy reading experience.
Compact Desk: For dual-purpose office and library use.

Optimise your attic space with these loft room ideas and create a haven for both work and leisure.

Indoor Garden: Home Jungle Oasis

Creating an indoor garden in your loft can transform it into a vibrant home jungle oasis. Loft spaces benefit from abundant natural light, making them perfect spots for thriving houseplants. Consider incorporating hanging plants and vertical greenery to utilise the vertical space effectively.

Using roof lights in a loft conversion can further enhance plant growth, providing an ideal environment for a lush indoor garden. For lofts with less natural light, installing LED floor lights with yellow hues can support plant health.

To complement the greenery, add oversized floor cushions and low-rise storage chests, creating a Zen-like atmosphere. This setup not only enhances the aesthetics but also provides functional living space.

Here’s a simple checklist for creating your loft indoor garden:

Utilise natural light from roof lights.
Consider LED floor lights in dim areas.
Install hanging plants for vertical enhancement.
Add soft furnishings like cushions for a cozy feel.

Using these loft ideas, your loft can become a serene and green oasis, blending the charm of natural living with modern design.

Lighting Layering: Brighten Your Space

Layered lighting is essential for creating a comfortable and inviting atmosphere in loft spaces. By combining overhead, task, and accent lighting, you can transform a room from bright and energetic to soft and relaxing with the help of dimmer switches. Properly balanced lighting enhances both the mood and functionality of your living space.

Planning is key when integrating multiple light sources. A well-thought-out lighting setup not only improves ambiance but also complements various aesthetic preferences. Here’s a simple guide to achieving harmonious lighting:

Overhead Lighting : Install dimmable ceiling lights to control the room's brightness.
Task Lighting : Use desk lamps or under-cabinet lights for focused activities.
Accent Lighting : Add wall sconces or LED strips to highlight architectural features.

Consider versatile design options that suit different styles and functional needs. Remember, effective lighting in a loft room can significantly enhance the overall living experience.

Statement Furniture: Bold Aesthetic Choices

Statement pieces in loft spaces serve as central anchors, enhancing the overall design. Selecting oversized sofas or sculptural coffee tables can create effective focal points. Ensure these pieces complement, rather than overwhelm, the design theme.

Incorporating bold colours or unique designs in statement furniture can add contrast against the rest of the décor. In large lofts, choosing one or two significant items is strategic. This allows these statement pieces to naturally draw attention due to the scale of the space.

Considerations for Statement Furniture:

Complementary design theme
Bold colours or unique designs
Strategic selection in large lofts
Optimise placement for traffic flow

When placing statement pieces, ensure they don’t obstruct movement or disrupt the traffic flow in the loft space. Thoughtful placement is critical to maintaining the design's functionality and aesthetic appeal.

Architectural Features: Historic Charm

Architectural features in loft spaces, such as exposed beams and brick walls, add historic charm and character. These elements can serve as focal points, injecting unique appeal while preserving the loft's inherent character. Highlighting these aspects with accent lighting or contrasting paint colours enhances their historical significance without altering their authenticity.

To emphasise the charm, consider natural light to accentuate cornicing and skirting details, creating visual continuity throughout the living space. Exposing and preserving these architectural features maintains the sense of historic elegance. This integration fosters a balance, blending industrial character with modern luxury elements.

Consider these tips to showcase architectural features:

Use soft lighting to emphasise brick walls and exposed beams.
Choose white walls for a neutral backdrop that highlights distinctive features.
Integrate modern design elements for a mix of history and modernity.

Incorporating these ideas into your loft conversion or loft room ideas will celebrate its architectural features, ensuring a balance of style and history in your living space.

Clever Storage Solutions: Organised Bliss

Creating efficient storage solutions in loft spaces is essential for organised living. Alcove shelves offer optimal storage by utilising otherwise challenging spaces. Integrating built-in fitted furniture can maximise floor space, especially in bedrooms, keeping areas clutter-free.

For a tidy bedroom setting, consider built-in shelving behind the bed as a bookshelf, while smaller alcoves can replace bedside tables. Maximising vertical space with tall shelving units allows for open floor areas, crucial for compact loft designs.

For tailored storage in loft conversions, the strategic placement of cupboards under eaves can efficiently utilise space without compromising room aesthetics. Below is a table summarising key solutions:

Incorporating these strategies ensures a harmonious blend of function and form, turning any loft conversion project into an organised haven.

Natural Light Integration: Bright and Airy

Maximising natural light is crucial in creating bright, airy loft spaces. Split-level loft layouts effectively maintain natural light while establishing distinct zones, avoiding physical barriers. For a home office loft, utilise multiple skylights and avoid heavy window treatments to maximise brightness.

Velux skylights in loft bedrooms enhance light entry and come with smart features like weather-responsive closing. To maintain a minimalist design, use clean lines and a neutral colour palette to emphasise the open spatial characteristics. Layered lighting strategies; overhead, task, and accent lighting, complement natural light, offering warmth and depth.

Quick Tips for Natural Light Integration:

Multiple Skylights : Maximise brightness in workspaces.
Velux Skylights : A smart choice for bedrooms.
Minimalist Design : Use neutral colours for openness.
Layered Lighting : Enhance light and warmth.

This approach reduces the need for artificial lighting, making your loft a perfect spot to enjoy natural brightness.

Soft Furnishings: Comfort and Coziness

Soft furnishings play a crucial role in enhancing loft spaces, particularly those with industrial themes. They introduce texture and comfort through cushions, throws, and curtains, making lofts feel inviting and warm. A simple way to add personality is by incorporating colourful soft furnishings, which can transform a stark area into a lively, cozy spot.

Mixing and matching different patterns and textures in soft furnishings provides a dynamic and homey ambiance. Using plush throws and cushiony pillows can significantly soften the hard edges typical in lofts, converting them into welcoming environments. Draperies are especially effective at softening the harsh lines of loft windows, adding a layer of coziness.

Benefits of Soft Furnishings in Lofts:

Add warmth and comfort
Introduce colour and personality
Soften harsh architectural features
Create a cozy home environment

Incorporate a variety of fabrics and designs to maximise floor and vertical space utilisation. By thoughtfully selecting and layering these items, you can easily turn a large, austere loft into an appealing living space.

Conclusion and Final Thoughts

In conclusion, decorating a loft space involves strategic design choices that emphasise both openness and functionality. Employ minimalist design elements and a neutral colour palette to create a serene environment. Loft transformations are an excellent way to repurpose attic spaces, potentially adding value to your property without the need to relocate.

When considering a loft conversion, remember that some types, like Mansard, may require planning permissions, while options involving Velux windows or low-profile dormers likely do not. Maximise storage with custom solutions such as bespoke wardrobes, enhancing the utility and style of your loft space.

Ensure proper ambiance with creative light sources, like Velux skylights, providing ample natural light and improving energy efficiency. This, coupled with careful light management, can greatly enhance the comfort of a loft conversion. In conclusion, thoughtful design and innovation can turn any loft into a versatile and stylish addition to your home.

Considering a loft conversion?

We help homeowners across London make the most of their space with practical, well-designed loft transformations. Learn more about our London loft design services or visit our homepage to explore how we can support your project.

Thames Water Build Over Agreement: A Homeowner’s Guide to Extensions Near Drains

Mon, 28 Apr 2025 10:22:05 GMT

While many are familiar with ‘red tape’ such as Planning Permission and Party Wall Agreements , obtaining a Thames Water Build Over Agreement is somewhat of a lesser-known process.

Building Regulation H4 requires that homeowners obtain approval from their local water authority if buildings or other works take place within 3m of a public sewer or within 1m of a public lateral drain.

In the Thames Water area, this is called a Thames Water Build Over Agreement (TBO) . If Thames Water doesn’t own and maintain the drains in your area, you’ll need to obtain approval from the authority that does.

Here’s what you need to know about the Thames Water Build Over Agreement and similar agreements with water authorities.

What is a Thames Water Build Over Agreement?

A Thames Build-Over Agreement (TBO) is a legal agreement required when someone wants to build over or within:

3 metres of a public sewer, or
1 metre of a public lateral drain

Drains are a consideration for any house extension. Even when the authority doesn’t own the drain, it can still cause problems when laying foundations or flooring. So it’s crucial to obtain information about drains on your property, regardless of who they belong to.

The agreement is made between the property owner planning the work and the water company responsible for the sewer or drain.

In short, a TBO or similar agreement sets out the conditions for the construction work, including the design and construction standards, inspection requirements, and any other restrictions for the area above the sewer or drain.

When do I need a Thames Water Build Over Agreement?

A TBO is required for any building work that affects a public sewer or drain, including building an extension, conservatory, or garage. You’ll also need one for some types of landscaping work, such as installing a garden pond or swimming pool.

Failing to obtain a TBO before carrying out construction work can result in major issues, including significant fines and legal action.

When you plan a house extension, drain plans will be produced which locate any privately owned drains or those owned by the local water authority.

Both are relevant, as these rules are in place to prevent obstructed access to the drain and the risk of structural collapse resulting from a drain caving in.

In addition, you’ll need Building Control to sign off the works when your extension is complete, and they won’t be able to do this if you’ve failed to obtain an agreement. This will make it difficult to sell your home.

So, this isn’t merely a bureaucratic process – the longevity of your house extension depends on it!

About the application process

In many cases, applying for permission is pretty straightforward.

If a small drain is identified that interferes with work, you’ll first need to carry out a self-certified build over agreement. This applies if you’re building over or near a domestic sewer with a diameter of 160mm or less. Thames Water will grant this if plans pose a low risk to the sewer and pipes.

If you a) can’t answer the self-certified questionnaire or b) are building over a sewer with a diameter over 160mm, you’ll need to gain an approved build over agreement.

This involves an application fee. In this situation, Thames Water often carries out a pre-construction CCTV (camera) survey to check the pipes. In addition, they may need to repair any issues prior to work taking place.

If the sewer happens to be larger than 375mm, then Thames Water may need to enter the sewer to undertake a more advanced survey.

Finally, if you can’t self-certify the works, fees are not inconsiderable, ranging from around £300 for smaller drains to £1,300 for the largest (375mm and above).

Locating your drains

So, how do you know where your outside drains are? And how can you determine if these are owned and maintained by the water authority? It can be tricky!

To determine whether or not you need a TBO, you need to locate and map the drains. In most cases, the drains are positioned well out the front of the house, where they cause no issues.

However, in urban areas, sewers often run beneath back gardens – and this is when you’re most likely to need approval.

The first step is to search for a manhole on the property. You might already be aware of a manhole or cover in your garden. If you discover one, you can remove the manhole to expose the pipework below. If the pipes form a junction, then your property is part of a shared pipework connected to other properties.

To check whether it’s a public sewer, visit your local authority offices or use this facility for Thames Water.

Unfortunately, almost half of public sewers in the Thames Valley region don't appear on records as they were privately owned before 2011.

If you can’t determine the status of the drain or sewer, you can contact Thames Water (or any other sewage company) to obtain what records you can. You may also find details on your property deed. Citizens Advice have a useful article on this here .

TBOs: step-by-step

The process of obtaining a Thames Build-Over Agreement (TBO) typically involves the following steps:

Determine whether a TBO is required: Before beginning any construction work, it is essential to check whether it will affect a public sewer or drain. This should take place before applying for Planning Permission. While the rules differ between water authorities, Thames Water sets the limit at 3m or less of a public sewer or 1m or less from a public lateral drain. Public and lateral drains can be found in the front or back garden, but only drains in the back garden are likely to cause issues (as very few extensions are built facing the public highway).
Submit an application: Once you’ve determined that a TBO is likely required, it’s time to start the application with the water and sewerage company responsible (Thames Water in much of London, south and central England). First, you’ll be asked to complete a questionnaire allowing you to self-certify. Your surveyor and/or architect can advise on this.
Review and approval: The water company will review the application and determine whether the proposed construction work meets their safety and maintenance requirements. This may involve inspections of the site. If the application is approved, the water and sewerage company will issue a TBO.
Construction work: Once the agreement is issued, the property owner can proceed with the construction work, subject to the conditions set out in the agreement.
Completion and inspection: A final inspection is required to obtain Building Regulation approval. A certificate will confirm the work was carried out in line with the agreement.

The process of obtaining a TBO is often simple, but in some cases, it’s bound to be complex and time-consuming.

If you have a large manhole right where you intend to construct, you’ll probably need to plan for a full-blown inspection.

Your surveyor or architect will advise on this. Always obtain the agreement before starting work – the sooner you find out, the better.

Summary: Thames Water Build Over Agreement

Thames Builder Over Agreements certainly don’t apply to every project, but they’re always a consideration when construction takes place near a public sewer or drain.

Determining the position and status of the drain can be tricky – the first thing to do is look for a manhole or other opening within 3m of where you intend to build (or 1m if it’s a public lateral drain).

The process of obtaining an agreement can be simple if the drain is small and works are straightforward. But, if foundations need to be dug into the ground near the drain, or the drain is larger than average, then it’s wise to prepare for a survey.

Fast Plans have decades of experience in house extension planning and design. Please contact our friendly team and we’ll be happy to discuss your plans with you.

The Ultimate Guide to Air Conditioning for House Extensions: Is it Worth the Investment?

Sat, 04 Mar 2023 05:57:13 GMT

Why You Should Consider Air Conditioning for Your House Extension: Benefits, Types, and Costs

If you’re planning a house extension of any kind, you may or may not have considered air conditioning. However, with summer temperatures in the UK hitting 40 degrees in 2022 and with average temperatures soaring, it could be prudent!

Only 0.5% of homes in the UK come equipped with air-con, and other countries criticise us for that – you could even say ridicule.

After all, air con is not just nice to have in such situations, but it’s also beneficial for health and supports activities like working at home. Anyone working from home in the 40-degree heat of the 2022 heatwave would testify that a fan simply doesn’t cut it.

As demand for air-con rises, fitting it in your home might be a wise choice – extensions provide an ideal opportunity.

So, should you consider installing air con with your house extension? And how much does air con cost?

Air con for house extensions

Installing air con is certainly an option if you’re building any of the following types of house extensions:

Side-return extension
Rear extension
Any sort of single or two-storey extension
Any type of loft conversion (velux, dormer and Mansard)

Air con is pretty simple to install into a new or existing room, and the costs of a new installation are less than those of a retrospective installation.

Since air con involves making alterations to the walls, it’s easier to install as part of a house extension. In short, if you’re planning a house extension, it’s an ideal time to consider air con.

Benefits of air conditioning systems

So, why would you want to install an air conditioning system anyway? There are some obvious benefits – like cooling the home – and some less obvious benefits – like purifying the air.

Cooling

First and foremost, air conditioning systems provide a comfortable indoor environment by regulating temperatures and humidity levels. While this isn’t so much of a priority in the UK as in other countries, summers here are getting hotter, and extreme heat waves seem inevitable.

Some homes can get unpleasantly hot, making sleep and work difficult. Office workplaces come equipped with air-con for a reason (and it’s a legal requirement in many cases). Installing an air con unit improves quality of life in the heat, which is becoming all the more common.

In the UK, we’ve relied on fans – but they don’t cut it in extreme heat. Freestanding air con units are fine, but are unsightly, inefficient, and aren’t effective for larger rooms. Permanent air con installations are becoming much more popular.

Heating

Many people assume air con is only for cooling, but that’s not the case. Modern air con units are typically capable of reversing their action to heat the air rather than cool it.

Air con-powered heating is effective in hard-to-heat rooms, such as open-plan rooms where radiators fail to warm the innermost portions of the room. Instead, they circulate the air, resulting in an evenly-heated room.

Additionally, air con heating means saving space occupied by radiators. Depending on your heating system, air-con can even be more energy efficient than gas boilers or electric heating, meaning lower energy bills. They can also supplement other forms of heating from radiators or underfloor heating.

Health

Air quality is a significant health issue in cities and next to busy roads. Modern air con units are built to purify the air in addition to regulating temperature.

Air conditioning systems are often equipped with air filters that improve indoor air quality by filtering out dust, allergens, and other pollutants. These are highly effective, as they completely circulate air while purifying it.

Modern air con units also regulate humidity levels, which can prevent the growth of mould and mildew – perfect for damp-prone homes or when inhabitants suffer from asthma or allergies like hay fever.

Home value

Installing air conditioning in one or more rooms is sure to perk buyer interest when you come to sell your home.

Demand for air con is increasing rapidly, and savvy homeowners can take advantage of this to increase the value of their homes compared to similar-priced properties in the area.

An air-conditioned bedroom or work area is an attractive proposition for buyers.

Planning Permission for air con units

Since air con units require work to the wall(s) and are fitted to the exterior and interior of a home, they must adhere to certain rules and regulations.

Externally fitted air conditioning units must meet certain specifications to avoid the need for Planning Permission – particularly concerning size and positioning. However, most compact modern air-con units nearly always fall under Permitted Development, meaning that Planning Permission is not required.

To fall under Permitted Development, the external component of the air con unit must meet the following specifications:

Must be 0.6m³ or smaller
Must be located over a metre away from any property boundaries
Must be more than a metre away from the edge of a flat roof
Can’t be fitted on a pitched roof

These rules don’t automatically apply to properties on designated land, which include:

Conservation Areas
Areas of Outstanding Natural Beauty
National Parks
World Heritage Sites

Local councils may also remove some or all Permitted Development rights from a certain area to protect it. It’s always sensible to ask your local authority before fitting an air con unit. Finally, you’ll need Listed Building Consent if you own a Listed Building.

For more information on Permitted Development, head here .

Air con and your neighbours

It’s essential to bear in mind that air con units can be noisy and that the external portion of the unit emits hot or cold air depending on whether you’re cooling or heating your home.

If you install air con properly under Permitted Development (over 1m away from the boundary), then it shouldn’t be too close to your boundary – and, therefore, your neighbours.

However, it’s feasible that they might complain about excessive noise and hot or cold air emitted by the unit. This could be a problem down the line.

Also, if the wall you intend to install the unit on is a shared Party Wall, then you’ll need to consider the Party Wall Act.

Types of air conditioning systems

There’s more than one format and style of air conditioning system. Here are the three main types of air conditioning systems you can choose from:

1. Split air conditioning systems

Split air conditioning systems are the most common type of air conditioning system used in domestic properties. If you need air con for just one part of your home, e.g. a bedroom, then consider a split air conditioning system. They consist of two units; an indoor unit, and an outdoor unit.

The indoor unit is mounted on the wall or ceiling of the room and delivers air, while the outdoor unit is installed outside the house.

The indoor unit contains the evaporator coil, which cools the air by absorbing heat from the indoor air. The outdoor unit contains the compressor, which compresses the refrigerant gas and releases the heat absorbed from the indoor air, which is expelled outside.

Split air conditioning systems are relatively easy to install and operate, making them popular for house extensions. They’re ideal for single-room installations.

2. Multi-split air conditioning systems

Multi-split air conditioning systems are similar to split systems, but they can cool multiple rooms using a single outdoor unit.

The indoor units can be installed in different rooms, and you can usually control each unit separately.

Each one is connected to the same outdoor unit, which cools air from all connected rooms. In some cases, one external unit can support as many as 10 internal units.

3. Ducted air conditioning systems

Ducted air conditioning systems are suitable for larger house installations, as they can cool many rooms simultaneously. They consist of an outdoor unit, an indoor unit, and ducts that distribute cool air to different rooms. A ducted installation is worthy of consideration if you want to air-con your entire home.

Here, the indoor unit is usually installed in the ceiling, and the ducts are hidden in the ceiling or walls. The cool air is distributed through vents installed in each room.

Due to their size and complexity, ducted setups are more expensive than split systems. They’re becoming more popular for large-scale renovation projects and new builds.

Choosing the right air conditioning system

When choosing an air conditioning system for your house extension, there are several factors to consider, including the size of the room, the number of rooms to be cooled, the location of the outdoor unit, and your budget.

Requirements

House extensions provide an ideal opportunity to fit air con into a new or existing room. In this case, a slimline split system delivers performance without altering other rooms.

For example, if the extension involves building or altering an existing external wall, you can install air con simultaneously.

Budget

A simple split system provides high-performance air con to one room, such as a bedroom or living room. Compact split air con systems can cost as little as £2,000, and installation costs may be reduced when fitting one in a new wall.

Multi-split systems for multiple rooms will cost anything between £2,000 and £10,000 or more, depending on how many rooms you want to cover.

Then, a sophisticated ducted system for a major extension, home renovation project or new build will likely cost north of £10,000.

Location and format

As mentioned, Planning Permission and Permitted Development come into play when installing air conditioning units.

You’ll likely need to consider the size and location of the external unit, especially if it’s likely to fall near a boundary. It’s best to avoid close contact with any neighbours.

Summary: Ultimate guide to air conditioning for house extensions

Air conditioning is gaining popularity in the UK. So if you’re planning a house extension or loft conversion, it could be worth considering installing air-con simultaneously.

Air con units start from £1,000 to £2,000 for simple split systems for one room and rise to £10,000 for complex multi-room systems. It’s an investment, but as the mercury rises, demand for homes that can cool and heat efficiently increases.

Fast Plans are experts at designing new interior spaces and provide professional drawings for loft conversions and house extensions. We provide measured property surveys, Planning Permission and Permitted Development drawings and structural surveys with unlimited revisions.

Extending Your Living Space: A Guide to the Different Types of House Extensions in the UK

Sun, 19 Feb 2023 18:00:00 GMT

Making the Most of Your Home: An Overview of the Different Types of House Extensions

House extensions remain incredibly popular throughout the UK and are some of the best investments for homeowners.

As a rule of thumb, most extensions boost home value by around 10%, but Nationwide found that extending an average 3-bed semi can increase value by around 23%. Extensions are cheaper than upsizing and enable homeowners to enjoy their homes without having to move and without having to worry about space.

If you’re curious to see how much an extension is worth in your area, the ONS offers a tool here - but bear in mind that it uses 2017 data.

There are many types of extensions, however. Here, we’re going to discuss the types of house extensions available and the benefits and drawbacks of each

The main types of house extensions

There are five main types of extensions:

Rear extensions
Side return extensions
Wrap-around extensions
Porch extensions
Double-storey extensions

You could class the following as ‘extensions’, though they probably fall into the category of ‘conversions’ as they primarily convert existing space - but you could say that’s splitting hairs!

Loft conversions
Garage or basement conversions

1. Rear extensions

Rear extensions are popular because Permitted Development Rights (PDRs) provide liberal coverage of any extension to the rear of the house. Rear extensions cause minimal disruption and hassle to neighbours and don’t affect the building’s appearance from the front. To find out how PDRs apply to rear extensions, head to our article here .

Building rear extensions are quite straightforward and enable homeowners to extend their kitchen and living area, create a large open plan downstairs space, or even an orangery. Rear extensions are simple to build when the garden is flat - sloped gardens require levelling works that are a little more complex.

Benefits of rear extensions:

Liberal PDRs cover rear extensions up to 3m or 6m with a neighbour consultation scheme (8m for detached). This is subject to other rules regarding boundaries, etc.
Make use of a disused garden or patio space.
Excellent for extending a kitchen.
Potential to build an orangery by fitting lantern windows.
Can add bifold doors.
Potential to create open-plan ground floor living areas.
Straightforward for flat gardens.

2. Side Return Extensions

Side return extensions are an excellent choice for terraced homes that feature an old side return, a strip of land at the back of the house.

The side return is an extension of the garden and is usually around 3m wide at the most. The side return is often used as a dumping ground for bikes, bins and that sort of thing.

Extending into the side return is extremely popular for city terraces. In fact, it’s often one of the only extension types available to city terrace owners.

In addition, side return extensions are often used to add significant extra space to the downstairs and unlock potential to create attractive open-plan living areas. For a full guide to side return extensions, head here.

Benefits of side return extensions:

Make use of the disused side return at the rear of many terraced properties.
Excellent option for terraced homeowners.
Can use to create open-plan kitchen-living areas.
Sometimes built with a dividing wall to create a semi-outdoor undercover space.
Small, non-disruptive extensions that don’t normally require extensive groundwork.
Straightforward for flat gardens.
Boosts space and home value in cities.

3. Wrap Around Extensions

Wrap-around extensions combine rear extensions with some form of side extension. For terraced homes, this might be a side return extension. For semi-detached homes, a side extension might use space from an alleyway or convert the garage.

Detached homes (or some end terraces/semi-ds with space at the side) can add side returns without modifying the existing walls.

Most wrap-around extensions hug the side of the house and extend out the back. The resulting extension can add considerable space to any home.

As such, these types of extensions don’t always fall under Permitted Development. Fast Plans will manage the planning process for you if required. For more information on wrap-around extensions, see our guide here .

Benefits of a wrap-around extension:

Combine side and rear extensions.
One of the most comprehensive extension options in terms of size.
Suitable for detached, semi-detached and some terraced houses.
Can be combined with a side return extension in the case of a terraced home.
Adds substantial space to the downstairs - perfect for extending kitchens and living rooms.
Potential to create large open-plan spaces.
Can create a roof garden or terrace.

4. Porch extensions

Porches are desirable additions to any home. They act as the gateway between the home and the outdoors, serving as a useful space for storing shoes, umbrellas, coats and outdoor equipment like scooters, bikes, etc. Porches also add another door to the home, thus boosting security and also bolster heat insulation.

Building a porch extension is straightforward in many cases, and many homeowners add a porch extension to other extension plans.

Porch extensions are considered Permitted Development if the total ground floor, measured externally, is 3m2 or less. There are other rules regarding height and proximity to the boundary. You'll likely have no issues building a porch if you’ve got a relatively large front garden and/or driveway.

Porch extension benefits:

Cost-effective way to boost space.
Effective storage for shoes, coats, outdoor equipment, etc.
Enhances home security.
Increases home curb appeal and value.
Often built together with other extensions.
Usually covered by Permitted Development.

5. Two-Storey Extension

Permitted Development for two-storey extensions has relaxed in recent years. As a result, you can now build various two-storey extensions without Planning Permission, providing you don’t exceed the height of the original roof or eaves and match the roof's pitch.

There are other rules pertaining to window type and height (e.g. to prevent the risk of falling). Moreover, the roof must attempt to match the original materials. Check out our guide to Permitted Development for more.

Two-storey extensions are the most comprehensive extension option. There are many different styles and options, including converting the garage and building on top, or building a rear extension and extending a second storey at the back of the house.

Benefits of two-storey extensions:

Add space to the ground floor while creating an extra room upstairs.
Most comprehensive extension option available under Permitted Development.
Can extend the second floor to the side or at the rear of the house.
Significantly increases home value, effectively increasing the bracket a house falls under by one room (e.g. a 3-bed semi becomes a 4-bed semi).
Potential to extend the kitchen or living area.
Can create open plan downstairs spaces

6: Loft conversions

Loft conversions turn disused loft space into a liveable area. This is an excellent option when other types of extensions are unnecessary or impossible, even with Planning Permission (e.g. in some inner London boroughs where space is at a premium).

There are four types of loft conversions:

Velux
Dormer
Mansard
Hip-to-gable

Each comes with its own pros and cons. See our guide to the cost of loft conversions for more information. Fast Plans offers a loft conversion drawings and design service that can fast-track your loft conversion ideas into reality.

Benefits of loft conversions:

Convert existing loft space into liveable areas.
Perfect for adding an extra bedroom (with or without en-suite).
Increase home value without extensive work.
There are both cheaper options (Velux) and more expensive options for creating larger spaces (Mansard).
Great when other extensions aren’t possible

7: Garage or basement conversions

Finally, we have garage or basement conversions. Garage conversions are by far the most common and convert garages into liveable spaces. It’s not as simple as making some changes and sticking a bed in there, though! Changing a garage to a ‘habitable’ space involves many Building Regulations - a similar project to loft conversions.

Garage conversions are also useful for those who want to add a second storey built on top of the garage. However, it’s worth considering the drawbacks of a garage conversion where other options are available, as garages are attractive to home buyers anyway and the money could be better invested elsewhere in the home.

Benefits of garage or basement conversions:

Make use of existing space.
Good choice for homeowners that don’t use garages or basements often.
Cost-effective.
Can be used as a platform for second-storey extensions.

Summary: Types of house extensions

These seven types of house extensions and conversions illustrate the many options available to homeowners looking to extend their home.

Fast Plans provide house extension drawings and designs to get your project moving forward. Where Planning Permission is required, we will manage the process for you. We offer the same package for loft conversions too .

Our home extensions and London loft conversion services are an excellent way to boost space at home while increasing home value. They’re one of the most profitable investments you can make for now and for the future.

Maximising Your Space and Budget: The Cost of Side Return Extensions

Thu, 16 Feb 2023 06:15:00 GMT

Side Return Extension Costs: Designs, Average Cost, and Factors to Consider

Side return extensions are a specific type of extension that extends into a disused space or alleyway at the side of a (typically terraced) home.

Many city and town terraces feature a side return nestled between the back of the living room and the side of the kitchen. If you live in a terraced home, your side return will turn the rear of your home into an L-shape - a side return extension fills in the empty space of that L-shape.

Side return extensions are not strictly the same as side extensions. The side return is most commonly found on Victorian and early 19th-century terraced houses.

Many properties in London have side returns, where they rate as the best way to add space to terraced homes.

This is a guide to the costs of side return extensions.

What is a side return extension?

Do you live in a terraced home? If so, walk towards the rear of your house. If you have a courtyard-like empty exterior space at the rear of your living or dining room that sits beside your kitchen (and sometimes the downstairs bathroom), then you probably have a side return.

The side return will be about 2 to 3m wide to the fence you share with your neighbour. In this case, your home will form an L-shape, and the side return will sit inside the empty space within the in-fill of the L.

The side return is often used to store equipment like bikes, rubbish and sports equipment. It’s usually not the largest space (maybe 3m x 6m to 3, x 8m or so), but extending into it enables homeowners to build exciting new ground floor spaces.

Side return extension design ideas

This Ideal Homes article provides heaps of inspiration for what homeowners can do with their side returns. There are plenty of options for what you can do with the interior and exterior of a side return extension.

Side return extensions are excellent for creating large open-plan living and kitchen areas. You can also create a glass-topped dining area or extend the living room towards the garden. Many homeowners choose to add a floor-to-ceiling window or skylights to open up their ground floor with natural light.

You can combine side return extensions with rear extensions to create wrap-around extensions, which you can read about in our guide here .

Fast Plans provides professional design and London loft conversion drawings services for side return extensions. We’ll take a measured survey of your home and provide designs with unlimited revisions. Find out more about our house extension design service here .

The average costs of side return extensions

Side return extensions are usually quite small. The side return itself is usually 4m x 8m at the very most. 2m or 3m x 6m is a more typical size equating to a 12m2 to 18m2 extension.

The compact nature of side return extensions is ideal for terraced homes, and 18m2 floor space is still considerable. Also, this helps keep costs relatively low.

The average cost of side return extensions is below:

All in all, you can expect to budget at least £30,000 to £40,000 or so for a medium-size side return extension. Smaller extensions (e.g. 12m2 to 18m2) might cost less.

Costs are always higher in London and other cities. A major consideration here is site access, which often bumps up the price as it’s tricky lifting materials over terraced houses.

However, side returns can boost space where space is already at a premium (i.e. in built-up areas). As a result of that, the value a side return adds to a home might equate to something like 20% of its value, representing a superb ROI.

In some parts of London such as Kensington and Chelsea, side return extensions might contribute a whopping £250,000 to the value of a home, according to the ONS . You can use the ONS tool to find out how much your house extension might be worth.

Factors affecting the cost of a side return extension

Many factors influence the cost of side return extension. Location, access and extension size are probably the three greatest cost factors. Other factors affecting the cost of side return extensions include:

Adding a kitchen

Many choose to modify the kitchen to suit the new side return space. Installing a new kitchen will cost around £2,000 to £10,000 or more, depending on requirements.

Creating an open plan space

Side returns are superb for creating combined kitchen and living areas that fill the ground floor of a house. This might require structural work, such as installing RSJ beams to secure the property’s foundations.

Window choice

You may have noticed how side return extensions are often glass or window-heavy. This is because the side return is naturally quite dark and overshadowed by neighbouring properties. Adding large windows, including roof windows or floor-to-ceiling windows, helps open the space to natural light.

Interior design

Side returns allow you to redesign your property’s ground floor. The cost of hiring an interior designer to rework your interior space varies but will probably add around 10% to 15% to your total budget.

Summary: How much does a side return extension cost?

Side returns are a superb extension option for terraced homes. By using a disused side return, you can boost your home’s space and value without major upheaval.

The cost of side return extensions varies, but you’re probably looking at a minimum of £30,000 for a medium side return extension.

If you’re interested in a side return extension, Fast Plans provide a professional design and drawings service that includes a measured site survey, designs with unlimited revisions, engineer’s calculations and Planning Permission management (if required).

Contact Fast Plans to find out how we can help you design your dream side return extension.

From Concept to Creation: A Comprehensive Guide to Kitchen Extensions

Mon, 13 Feb 2023 04:16:51 GMT

Kitchen Extensions: The Heart of Your Home

Kitchen extensions are one of the most popular types of extensions in the UK.

As they say, the kitchen is the heart of the home. So not only do kitchen extensions boost the size of the kitchen itself, but they also enable homeowners to build exciting new kitchen-diners, kitchen-living rooms or even open plan spaces.

This is a guide to kitchen extensions.

What are kitchen extensions?

Kitchen extensions aim to extend the kitchen - that much is obvious. But how this is achieved depends on the overall layout of the house.

For many houses, the kitchen is towards the rear or at the rear facing the garden. Extending the kitchen outwards into the garden is the best option in this scenario.

This is usually covered by Permitted Development Rights (PDRs), which enable homeowners to build rear extensions up to 3m or 4m for a detached house. This can be doubled under a neighbour consultation scheme.

If the kitchen is at the side of the house, then a side extension might work better. The PDR limits are similar, but things can get tricky if you’re extending towards the boundary.

How much value do kitchen extensions add to a home?

Kitchen extensions will add value to any home. For example, a study by Zopa found that kitchen extensions increase a home’s value by 10 to 20% and provide a 51% return on investment (ROI).

For some homes, this might amount to over £40,000. The average UK house price borders on £300,000, which means a kitchen extension could boost value by some £30,000 to £60,000.

Like many extensions, kitchen extensions tend to pay for themselves eventually. You’ve got to compare the upfront costs to the value unlocked for the home. In the long term, many extensions are profitable!

Designing your dream kitchen

You might have fantasised about your dream kitchen for a while, but if you’re looking for inspiration, head over to Pinterest or check out Ideal Home’s kitchen extension inspiration .

Choosing kitchen styles

There are many interior design styles for kitchens ranging from Scandi and Japanese minimalism to rustic and industrial styles. In addition, kitchens offer different surfaces to other parts of the home, allowing homeowners to experiment with the space.

And then there’s the possibility of creating combined kitchen-living spaces that mix the living room with the kitchen in one larger open-plan space. Modern kitchens can also feature lantern or skylight windows and bi-fold doors to bring the outdoors in.

There’s tons of potential - don’t be scared to think outside of the box!

Maximising space

Consider how the layout will make the best use of your new space. Working with a professional design and loft conversion company in London , like Fast Plans will help you create more space by placing units and appliances effectively.

Designing a kitchen is a creative and technical endeavour. So it’s essential not to neglect the technical side of it, which is why professional drawing services are so important.

Side returns and wrap-around

To fully maximise kitchen extension spaces, consider adding a side return extension to a rear extension to create a wrap-around extension. Read our guide to side return extensions for more.

These L-shaped extensions add a huge volume of space to homes, extending both the kitchen and living area/diner. Wrap-around extensions are excellent choices for creating large mixed-use or open-plan spaces.

Building the kitchen

It’s crucial to remember that most kitchen extensions involve rebuilding the kitchen or installing an entirely new kitchen. So you’re not just looking at the cost of extending, but the cost of installing a new kitchen too.

The good news is building a new kitchen simultaneously as extending certainly makes practical sense. Moreover, since the room will be gutted for the sake of the extension, installing the new kitchen doesn’t cause much extra disruption.

There are lots to consider when it comes to building the kitchen yourself, such as:

Worktops/countertops : From vinyl wraps to real stone and quartz, there are tons of worktop options to consider.
Units : Kitchen units are very important, and there are lots of designs to choose from.
Fittings : Fittings like taps are a hugely important part of any kitchen design.
Appliances : You’ll need to choose your oven, white goods and other appliances.
Flooring : The floor will need to be relaid.
Lighting : Lighting is an important design aspect that can add verve to any kitchen.
Sinks : Don’t think about everything but the kitchen sink.
Splashbacks : An important design component.
Walls : What walls do you want? Tiles? Brick?
Colours : All of the above need to be colour coordinated.
Special features : Kitchens can feature special additions like wine coolers, boiling water taps, sound systems, etc.

That’s a lot to consider! But enjoy it and take your time!

Step-by-step to building a kitchen extension

After you’ve considered the proposition of a kitchen extension, it’s time to get rolling.

Like any extension, building kitchen extensions start with initial designs and consultations with architects and planning authorities. Then, with plans given the green light, it’s time to procure quotes from builders.

Here’s a step-by-step guide to what to expect from your kitchen extension project:

1. Ideas and budgeting

It’s sensible to first consider your budget. Many extensions are built by remortgaging the house, and if you do this carefully, you’ll end up with more total equity in the house. You can also get a loan out, use savings, etc.

Budgeting around £1,500 to £3,000 per metre squared of extension is wise. Read our guide to the cost of kitchen extensions here for detailed info .

In a nutshell, adding 10m2 to your home will probably cost around £20,000 without factoring in extra kitchen design costs. 10m2 would be a reasonably sized kitchen extension. Larger rear, side-return or wrap-around extensions cost more.

2. Surveys and designs

After you’ve calculated a rough budget, it’s time to undertake a measured survey of the home. Then, you can start thinking about designs, Planning Permission, etc.

That’s where Fast Plans comes in. With our house extension plans service , we’ll take a full measured survey of your home and create initial designs with unlimited revisions. We can also advise on Permitted Development and Planning Permission and manage applications.

Fast Plans provides full professional engineer’s calculations too. In addition, we’ll provide you with all the drawings you need for Building Regulation approval and for a contractor to start pricing up the job.

3. Full Permission and Building Regulation Approval

It’s crucial to obtain full Planning Permission and Building Regulation Approval prior to building. If the project involves a Party Wall, that, too, is essential.

If you plan on extending under PDRs, it’s still prudent to talk to your Local Authority (and mandatory in some situations).

4. Finalising plans

You may need to obtain a Lawful Development Certificate before approaching contractors. This guarantees the lawfulness of your building project.

Planning Permission will obviously need to be granted in full, and any Party Wall Agreements made official. This can all take some time - usually months - so prepare to be patient!

5. Approaching contractors

Once you have all your designs and paperwork, it’s time to approach contractors and ask for estimates. Remember, estimates are not formal declarations of how much something will cost.

After contractors price your job properly, they’ll give you a quote to agree or refuse. It’s worth shopping around different contractors, especially if you live in a busy area with lots of local builders. Look for builders with strong portfolios and good local track records.

6. Building process

Once builders are given the go-ahead, the extension is built. This will probably take 1 to 3 months or so from start to finish. Be prepared for disruption - you might need to cook elsewhere for a while.

7. Installing the kitchen

Once the extension is built and sealed from the outside, it’s time to consider kitchen design. Your contractor might have recommended a kitchen designer, or they might provide this themselves.

8. Finishing up

Once the extension is built, and the kitchen is installed, it’s time to finish up, clean up, and enjoy the space! It’s reasonable to expect some odd jobs after everything is finished but make sure your contractors fulfil the quote and complete all agreed tasks.

Summary: A guide to kitchen extensions

Kitchen extensions are all the rage for good reason - they rate as one of the most home improvements on offer. Not only do kitchen extensions expand the heart of the home, but they also increase home value.

Building a kitchen extension is a two-part process because you’ll need to build the extension and install the new kitchen. Some contractors will handle the entire project.

As always, obtaining professional drawings and designs is essential. Fast Plans has made it simple to obtain the plans you need to get construction underway. We can even manage planning applications for you if required!

The True Cost of a Kitchen Extension: Factors to Consider Before You Renovate

Sun, 12 Feb 2023 05:20:36 GMT

Breaking Down the Budget: Understanding the Costs of Your Kitchen Extension Project

Kitchen extensions are incredibly popular and rate as a superb option for boosting space while adding considerable value to any home.

In most homes, the kitchen sits at the back of the house, which makes it an ideal candidate for rear or wrap-around extensions.

Rear extensions are among the most popular of all extensions, and most fall under Permitted Development, meaning you won’t need Planning Permission.

Kitchen extensions add space and character to the home, but they also boost value considerably. For example, a study by Zopa found that kitchen extensions display a 51% return on investment (ROI), increasing property value by 10 to 20%.

Depending on where you live, a kitchen extension could increase the value of your house by over £100,000.

This is a guide to the cost of kitchen extensions.

The benefits of kitchen extensions

Extending and installing a new kitchen is among the most popular home renovation projects.

Kitchens are the heart of a home and greatly impact the value of a home. New kitchens are a joy to use and boost a home’s value if and when you decide to sell.

Many homeowners use a kitchen extension to increase their ground floor space, opening up the kitchen and living room to create a larger open-plan space.

Combining kitchens and living spaces creates a wide, open and modern space filled with natural light. Extras such as bifold doors and lantern windows bring the outside in to change the dynamic of the ground floor.

Kitchen extensions open up the ground floor with more space, light and ideas.
New kitchens are in high demand, especially when paired with an extension.
By building a kitchen extension, you can combine kitchen and living areas into one large open place space.
Building a rear extension provides an ideal opportunity to replace and upgrade the kitchen.
If you want a new kitchen, it might be worthwhile to extend simultaneously.
If you want a rear extension, installing a new kitchen will be cheaper than completing the projects separately.

Kitchen extension design ideas

Check out this Ideal Homes article if you’re looking for kitchen extension design ideas. You’ll notice many large open plan spaces that combine kitchen, living and dining areas to create a well-lit modern space.

Kitchen extensions are typically built at the rear of the home. Permitted Development enables homeowners to extend outwards by a generous 3m for a semi-detached house or 4m for a detached house.

You can double the allowance by gaining Prior Approval. See this guide to Permitted Development for more info.

The average cost of kitchen extensions

Kitchen extensions are among the more expensive types of extensions because they involve reworking the kitchen or, more typically, installing a brand new kitchen.

Extending with a rear extension is usually cheaper than a side return, but a side return or wraparound extension is a superb choice for terraced homeowners.

The average costs of kitchen extensions are as follows (not including the cost of the kitchen itself):

Extra kitchen extension costs

Kitchen extensions are an ideal opportunity to add lantern and skylight windows, bifold doors, floor-to-ceiling windows and other unique features.

The following extra costs may apply to a kitchen extension project:

Overall, it’s sensible to budget at least £30,000 to £50,000 for an average-sized kitchen extension. Costs in London and the South East may be as much as 20% higher.

Factors affecting the cost of a kitchen extension

The primary factors affecting the cost of a kitchen extension are the extension size, location and the kitchen itself. While it might be possible to retain some elements of the old kitchen, such as worktops, it’s usually necessary to totally rework or replace the kitchen.

Installing a new kitchen

New kitchens vary from a minimum of £3,000 or so to £20,000 or more. Large, modern kitchens with medium to high-end appliances typically cost over £15,000.

Extra features such as islands, quartz worktops and integrated kitchen appliances significantly increase costs. Of course, any added extras will add value to the kitchen and the home.

Creating an open plan space

Kitchen extensions often form part of a large open plan space that joins onto the living room. Open plan spaces are in high demand but aren’t always straightforward to build.

For example, structural supports and RSJ beams will be required to support the upper floors if you need to knock down supporting walls.

Interior design costs

Kitchen extensions should be carefully designed while navigating Permitted Development, Building Regulations, etc.

Fast Plans offers a professional drawings and design service , including measured survey, drawings with unlimited revisions, and planning management if required.

Our cost-saving packages provide you with everything you need to start your kitchen extension.

Summary: How much does a kitchen extension cost?

Kitchen extensions are hugely popular. Not only do they increase ground floor space, opening up the kitchen and living room to more natural light and unique design opportunities, but they also boost property value by up to 20%.

Fast Plans, as a company that offers house extensions, technical drawings, and loft conversion services in London , have made it easy for you to add value to your home. Our pr ofessional drawings and design service provide you with everything you need to start your kitchen extension.

Fast Plans offer:

A fully measured site survey within just one week.
First design draft within just two weeks.
Designs and drawings with unlimited revisions.
Full engineer’s calculations and drawings.
All drawings and details required for the local authorities.
Management of the planning process where necessary.

Sky's the Limit: Elevate Your Home with a Velux Loft Conversion

Fri, 10 Feb 2023 06:00:00 GMT

Maximise Your Home's Potential with a Stylish Velux Loft Conversion: The Ultimate Guide

Velux is a window brand but has become a catch-all term for roof windows that fit the angle of the roof. Roof windows open outwards towards a horizontal angle and can be installed in sloping roofs.

One of the main uses of a Velux window is in a loft conversion. Lofts can be converted without making structural modifications to the roof itself, and light can be provided by a Velux or roof window, which is fitted into the sloping roof.

Velux loft conversions are often viewed as their own class alongside Dormer and Mansard loft conversions, which both modify the roof. Since Velux conversions don’t modify the roof except to install the window, they’re more likely to fall under Permitted Development or receive Planning Permission. They’re also considerably cheaper than other types of loft conversions.

This is a guide to Velux window loft conversions.

Velux loft conversions

A velux window loft conversion is the ideal way to add additional living space to your home without the need for a full-scale conversion.

Velux windows are becoming increasingly popular in loft conversions due to their ease of installation, low cost and excellent energy efficiency. In addition, they provide a great way to add natural light and ventilation to a loft space because of their above-average size.

A Velux loft conversion is the most cost-effective and simplest type of loft conversion. It involves installing windows into the roof, making the space habitable by adding a staircase, insulation, plumbing, electricity, and windows. This type of conversion does not usually require Planning Permission, although Building Regulations still apply.

Velux conversions are ideal for lofts with plenty of vertical space or when only a single room is needed. However, homes with shallow roofs may not have enough space for a Velux conversion.

Is my home suitable for a Velux loft conversion?

Not all houses are suitable for Velux loft conversions. If your roof is below 2.2m at the highest point, then you won’t be able to install any loft conversions without raising the height of the roof, which is a fairly major undertaking.

Most loft converters won’t recommend a loft conversion if the roof is 2.4m or lower. There simply won’t be enough room. There are various ways of increasing roof height, such as dropping the floor or lifting the roof. If you’re raising the roof, you might well go all-in with a dormer or Mansard conversion.

How old is your home?

Contrary to what many assume to be the case, older homes built before the 1960s tend to have stronger timber-frame roofs that are more suitable for loft conversions.

Newer roofs are generally factory-made and tend to be weaker, so they often require structural support work. However, this varies from house to house, so don’t assume anything.

Moreover, the process of strengthening the roof and floor is fairly straightforward these days.

The benefits of Velux loft conversions

A Velux loft conversion is an increasingly popular way to take advantage of unused attic space.

This type of conversion is efficient, affordable, and pr ovides a great way to add more space and storage to a home without costly roof modifications. The affordability of this type of conversion makes it an attractive option for those that want to add a new room to their homes in the simplest way possible.

Simplicity

Velux loft conversions are simpler than dormers or Mansards, but they offer a superb route to loft conversion without major structural works. If you want to add an additional room, office space or similar, then a Velux conversion may easily suffice.

Space-efficient

Not all Velux conversions are small. If you have a large loft space, then you might not need to modify the roof at all to create a very spacious and bright loft conversion. For deep, tall roofs, Velux conversions are both space and cost-efficient.

Cost-effective

Velux conversions can be half the price of an advanced Mansard conversion. In addition, they involve no structural modifications to the roof other than adding the window, which means they’re much cheaper.

Usually fall under Permitted Development

Permitted Development favours loft conversions that don’t alter the roof. A Velux conversion is often suitable when a dormer or Mansard is not. Planning Permission is more likely to be granted on a compact Velux conversion than a large protrusive dormer or sizable Mansard.

How much do Velux loft conversions cost?

Velux loft conversions are cheaper than dormers and Mansards. In 2022 and 2023, you’ll still almost definitely need to budget £30,000 in most parts of the UK, but you’ll be paying some 20% to 40% less than you would for other types of loft conversions.

The average costs of Velux loft conversions in 2022/2023 are as follows:

20m2 (1 room) - £12,000 to £35,000
30m2 (1 large room) - £15,000 to £38,000
48m2 (1 to 2 rooms) - £20,000 to £40,000
64m2 (2 large rooms) rooms - £40,000 to £75,000+

Prices will vary, and you’re probably looking at £30,000 to £50,000 for typical projects with VAT.

Using a professional designs and drawings service like Fast Plans keeps costs down and enables you to shop around multiple contractors to achieve the very best quotes.

What kind of rooms can you build with a Velux loft conversion?

A Velux loft conversion can be used to create a number of different types of rooms, from bedrooms to offices, playrooms and music rooms.

Velux conversions for bedrooms

A bedroom is most definitely the most popular use for a Velux loft conversion. It can be used to add an extra bedroom to a home where space is limited or to create a new room for a new family member. In addition, landlords and landladies can add Velux conversions to their properties to increase rental income.

Adding an extra bedroom to a property always increases its value. Studies show that loft conversions boost home value by some 20% . You can add en-suites to Velux loft conversions the same as any other type of loft conversion.

Velux conversions for home offices

A Velux loft conversion can create an effective home office. This can be a great solution for those who work from home or need a dedicated study or productivity space away from the rest of the home.

The extra space and natural light provided by the Velux loft conversion make it a great place to be productive and focus on work.

Velux conversions for playrooms and games rooms

A Velux loft conversion can also be used as a playroom, games room or man cave segregated from the rest of the house. Loft conversions are excellent for separating the upstairs from the downstairs and provide privacy and soundproofing from the rest of the house.

Do Velux loft conversions require Planning Permission?

Velux loft conversions are the least likely of any loft conversion to require Planning Permission.

They’re highly likely to fall under Permitted Development Rights (PDRs), which apply to most properties except those on designated land, which you can read about here . You should always contact the local planning authority to confirm there are no local restrictions.

If you are unsure whether or not your Velux loft conversion will require planning permission, then it is wise to contact your local council planning department for advice. They will be able to provide you with detailed information as to what is required for your particular project.

Here are a few pointers:

Space

The first thing to consider when planning a Velux loft conversion is the amount of space available in the loft. If the loft is too small, then a Planning Application may be required to extend the roof to the minimum 2.2m required.

It is also important to consider the height of the proposed loft conversion. If the proposed loft conversion is higher than the existing ridge height of the existing roof, then planning permission will be required. This isn’t an issue for Velux conversions.

Materials

Some local authorities have restrictions on the type of materials that can be used for the conversion, so it is important to check with the local council for the specific regulations for your area.

No existing additional stories

PDRs don’t apply if there are any pre-existing additional stories. So, if the home has already been extended upwards, you’ll need Planning Permission.

Summary: Velux window loft conversions

Overall, a Velux loft conversion can add additional living space to your home without the outlay of other types of loft conversions.

Homeowners can use Velux conversion to create many different types of rooms, from bedrooms to offices to playrooms and bathrooms, making it a versatile and practical solution for any home.

If you’re looking for a Velux loft conversion, Fast Plans can produce professional drawings, designs and engineer’s calculations to enable you to shop for the best quotes. Contact us today to find out how we can help you get London loft conversion plans off the ground!

Find Your Perfect Fit: A Step-by-Step Guide to Choosing the Right Contractor for Your House Extension

Wed, 08 Feb 2023 05:17:56 GMT

Choosing the Right Contractor for Your House Extension

Choosing a house extension contractor is tricky and depends on many factors.

Depending on where you live, you might have a choice of dozens or a small number of contractors.

Many building companies provide end-to-end project management these days, but many homeowners choose to obtain plans first and then tender for contractors using those plans.

Fast Plans offers a professional drawings and designs service that enables homeowners to do precisely this. With our plans in hand, you’ll be able to shop around more contractors and compete for better prices.

This is a guide to choosing a contractor for house extension projects.

1. Planning the build

Getting plans off the ground is the first step toward extending or renovating. Before pretty much a nything, you’ll need plans that address Permitted Development, Planning Permission and Building Regulations. There are two main options:

Obtain plans from a professional architect or drawings provider: While some people might immediately assume they need an architect to extend, obtaining designs from a professional drawings service provides a flexible route towards tendering for contractors. While very complex projects might need an architect and possibly even a project manager, the vast majority of projects can be handled by companies like Fast Plans.
Work directly with the builder: Many builders provide various in-house services that manage the entire end-to-end project, fro m creating plans to building the extension. This seems like a simple option, but it limits your choices of contractor. In addition, once your plans are drawn up by the contractor in-house, switching to another contractor could be tough.

If you need to obtain Planning Permission and/or a Party Wall Agreement, your architect/drawing service/builder can help you here. They’ll recommend a surveyor if necessary.

Fast Plans can manage planning applications on your behalf and will help you determine whether your plans fall under Permitted Development or whether you need Planning Permission.

2. Shortlisting builders

Once your detailed plans are in hand, together with engineer’s calculations, Planning Permission, and Party Wall Agreements (if applicable), it’s time to look for builders.

When you search for builders in your local area, Google will provide a list with reviews and links to websites. Another option is My Builder , which lists builders with reviews, contact details, other useful information, etc. In some situations, you might need to search for specialist builders that handle highly bespoke projects or specialists in certain extensions like loft conversions or side-return extensions.

Look for proven expertise and a solid track record of recent projects. You’ll also want to feel like you get on with your builder - and they should be enthusiastic about the work. Building extensions requires establishing trust and rapport, and the homeowner must hold the builder to account to ensure the project stays on track.

3. Looking for accreditations

Builders in the UK typically hold one or more accreditations from the following organisations:

Federation of Master Builders (FMB) : A trade association that only accepts those deemed to meet the standards of the body. Some builders are part of Build Assure and offer an insurance-backed work guarantee option. Some builders might offer this anyway.
Guild of Builders and Contractors: Becoming a member of this body requires three years of trading with customer references. Members must abide by a code of conduct, including writing proper contracts and providing robust payment plans.
Guild of Master Craftsmen : Supports the tradespeople and artisans involved in the building project, e.g. for bespoke projects that include services outside the scope of the building service itself.
National Federation of Builders : Another well-known body that requires members to provide various references and hold valid public liability insurance.

It’s worth mentioning that membership in these bodies is common, so it’s more of a “must-have” than something that differentiates builders from each other. Look at memberships in combination with reviews and portfolios. There’s no substitute for a solid portfolio of recent work.

4. Get quotes from your shortlist

If you have your plans and calculations in hand, tendering for like-for-like quotes will be straightforward.

In addition to your extension plans, you’ll need to create an itemised list of extras you want. Experienced contractors will have a list of extras that you’ll need to consider. It’s best to ensure the list is as comprehensive as possible to avoid surprises.

When comparing quotes, it’s almost certain that you’ll notice substantial variations. But don’t be taken off guard by a cheaper-than-average quote that misses extra costs that need to be added to the bill later.

If you have designs and engineer’s calculations in hand, obtaining comparable quotes will be much simpler. Fast Plans house extensions plans provide homeowners with everything they need to begin tendering for contractors.

5. Payment plans

Most extensions are paid in stages. A good contractor will work with you to itemise your quote and map each stage to a time period and payment.

You’ll pay some upfront, then when the groundwork is completed, walls are erected, the roof is finished, etc.

It’s standard practice to reserve some of the payment until the entire job is finished - typically 2% to 5%. This enables homeowners to ensure everything is completed. The final payment is typically released once Building Control approval has been granted.

Aim to establish a strong, mutually agreed payment plan that makes sense for all parties. This will keep the build on-track and avoid time-consuming disputes.

6. Check-ins

Many reputable contractors are happy to check up on the build after it’s finished, up to around six months after completion.

This enables homeowners to pass on any small unfinished details and suggestions. Further, contractors may sort smaller issues out without payment.

Ask if your contractor is willing to come and check up on the finished project some months after completion.

Summary: Choosing a contractor

Choosing an extension or home renovation contractor is a pretty tricky task. It’s always worth shopping around rather than opting for the first quote you receive.

Obtaining quality plans puts homeowners in a flexible position. With your plans in hand already, it’s simple for different contractors to provide you with detailed quotes that you can use to compare different options.

Fast Plans provides a professional drawing and design service which equips you with everything you need to shop around for the best contractor.

Brightening Up Your Home: Tips for Maximising Natural Light and Enhancing Interior Illumination

Wed, 01 Feb 2023 15:45:00 GMT

How to Increase and Control Natural Light

If you’re planning a house extension or home renovation project, you’ll need to consider how you’ll introduce natural light into the home.

Increasing and controlling natural light is an excellent way to make a space feel more inviting, reduce energy costs, and improve overall health and well-being.

Natural light can also add value to a home and illuminates design features, colour usages, ornaments, decor and furniture.

Here are some tips for improving the natural light in your home.

Why natural light matters

1: Natural light improves wellbeing

Most people could do with more natural light, especially in winter. In fact, some 1 in 6 adults and 20% of children are deficient in Vitamin D in the UK and around half would benefit from more Vitamin D.

Letting natural light enter the home is a great way of boosting Vitamin D. This is particularly important in winter or for those who work from home.

2: Natural light reduces energy costs

It stands to reason that natural light reduces reliance on synthetic lighting. By allowing natural light into your home, you’ll reduce energy bills and your carbon footprint.

3: Natural light makes rooms feel bigger

It’s well known that natural light makes rooms larger and airier. Natural light is a great way to open up smaller rooms, expand confined spaces, and make larger rooms look even grander.

4: Natural light brings out colours

Light’s reflective qualities bring out colours and other aesthetic features, which makes rooms look more visually appealing.

Tips for increasing natural light

Natural light is free once you design your room/project to accentuate natural light sources and not detract from them. Here’s how to increase natural light in your house extension or loft conversion :

1: Install larger windows

Installing larger windows is the most effective way to introduce natural light into the home. Large windows increase home value and allow natural light to flood interiors. Investing in high-quality windows may seem pricey compared to other, more exciting options, but you won’t regret it.

2: Consider blinds

Heavy curtains can be cosy, but they can block a lot of light and cover the edges or top of the windows. Blinds are more efficient at blocking light and letting it in, and their lightweight appearance contrasts to thick curtains.

3: Add skylights

Skylight windows are a superb way of brightening up rooms while adding an impactful element that differentiates the space. They’re perfect for day and night - great for star and moongazing when fitted in upstairs bedrooms and loft conversions!

4: Add mirrors

Placing mirrors around a room can help to reflect light, making a room seem brighter and more spacious.

5: Paint walls a light colour

Dark colours can make a room feel darker, so painting walls a light colour like white or cream can help to reflect light and make a room brighter.

This is a tried and tested method of brightening up a room and works especially well for a bright room with large windows. White rooms with tall sash windows are the hallmark of Parisian design.

6: Solar tubes

Solar tubes are a great way to bring in natural light when installing larger windows isn’t an option, e.g. in an enclosed interior room.

Solar tubes use highly reflective materials to ‘capture’ light from outside and reflect it inside via a tube. They’re becoming increasingly popular in the UK and reducing reliance on synthetic lighting, lowering electricity bills and boosting a home’s eco-friendly credentials.

7: Glass walls and ceilings

Some extensions, like rear or side-return extensions, are perfect candidates for glass walls and ceilings. In addition, specialist blinds and sun blockers can be installed to keep glass-walled rooms cool in hot summer months.

8: Bifold or sliding doors

Adding bifold or sliding doors to a rear extension is an excellent way of brightening up the entire ground floor. If you’re creating an open-plan space, it’s crucial to consider how you’ll keep it well-lit, and large doors are an excellent way to do that.

Designing your extension to boost natural light

Designing an extension to boost natural light is an essential factor when designing a practically useful and aesthetically pleasing space.

The benefits of walking into a bright, well-lit home when the sun is shining can’t be underestimated. On the contrary, dull or dimly lit spaces just aren’t as welcoming and take some of the gloss or emphasis away from other design elements.

Natural light also has many health benefits, from improving mood to aiding in better sleep. By incorporating natural light into an extension, you can experience these benefits while also increasing the value of your home.

Consider the orientation of the extension

When weighing up different types of extensions, consider the extension's orientation relative to the house and sun.

If possible, position the extension to face the direction that will receive the most sunlight. For example, if you have a side return that doubles up as a superb sun trap, that might be an excellent candidate for a skylight window, solar tube or glass ceiling.

The size of the extension also matters, as smaller spaces are generally darker, while large spaces can suffer from glare. If you’re building an open-plan space, consider adding interior partitions or screens to protect seating positions from excessive glare.

Choosing the right materials

The materials that are used to construct the extension also influence lighting qualities.

The more glass you install, the brighter the room will be. However, if you’re using a lot of glass, it’s probably worth investing in quality triple-glazed glass that retains heat. Underfloor heating can also be a massive advantage.

Consider the placement of furniture and other items that can block natural light. You might want to block light from some angles, e.g. to reduce glare on TV and work areas.

By choosing light-coloured furniture and fabrics, you can effectively reflect light. Darker materials will absorb light.

Accessories for natural light

Soft but clean furnishings, reflective ornaments, mirrors and plants all freshen up interior spaces. You can also use plants to shield areas from glare without heavy furniture or partitions.

Intelligently positioning design elements will help you balance the light and the dark for maximum impact!

How to reduce glare

Natural light is great - but what if it’s excessively bright?! This conundrum often applies to open-plan spaces with many windows, sliding doors, bi-folds, etc. Glass walls and ceilings also introduce unique challenges for controlling light and heat.

Reducing glare in an open-plan room can be a challenge, especially if the space has large windows. Glare can cause visual fatigue and can be a distraction, making it difficult to focus on work, the TV, etc.

Don’t worry - there are many creative ways to fix excessive glare without ruining your designs and ideas!

Here’s how to fix problematic glare without compromising the room:

1: Curtains and blinds: Curtains or blinds can help to reduce the amount of light entering the room while still allowing the space to remain bright. You may also want to consider window films, which can be applied to the windows to reduce glare and UV radiation. Blinds with top openings or transition shades reduce excessive light while retaining total control over how well-lit the room is.

2: Artwork and wall hangings: Another way to reduce glare in an open-plan room is to use artwork and wall hangings. Strategic placement of artwork and wall hangings can help to absorb and reflect light away from the room, thus reducing glare.

3: Mirrors: Mirrors can be used to reduce glare by reflecting light away from the glary spots. Placing mirrors in strategic locations can help reduce glare while still allowing natural light to enter the space.

4: Get creative with partitions: You can buy attractive partitions for open-plan rooms, such as bamboo screens. Bookshelves are another excellent choice, as are tall plants and large ornaments. Find creative ways to create shade where you need it.

5: Furniture arrangement: Furniture can also be used to reduce glare. Consider positioning furniture in front of windows to absorb some of the light or placing furniture in a way that reflects light away from the room. If you’ve got a specific furniture arrangement in mind, ensure you factor in glare - as it might derail your plans!

By evaluating the space and considering the best solutions for reducing glare, you can create a comfortable and productive environment that still benefits from plenty of natural light - the best of both worlds!

Summary: How to increase and control natural light

Natural light boosts a room’s practical and aesthetic credentials and should be a major consideration for any house extension, loft conversion or other home projects.

Be aware of how light will interact with your designs, including how you might clamp down on excessive glare without banishing light from a well-lit room.

Contact Fast Plans to design an attractive interior space that maximises natural light. We’ll work with you to make your house extension or loft conversion dreams become a reality!

Navigating the Staircase Conundrum: A Guide to Building Regulations for Your Extension

Wed, 25 Jan 2023 23:04:44 GMT

Staircases and Building Regulations: A Comprehensive Guide for Your Extension

Staircases are covered by Building Regulations which regulate various safety features.

You can’t just go ahead and build any staircase without ensuring they’re up to spec for Building Regulation compliance.

While this is relatively straightforward for the main staircase, it’s more complex for a staircase that leads to a third-floor or loft conversion. Fire protection regulations require homes to feature a protected escape route from each habitable room.

Here are the need-to-know Building Regulations for staircases.

Staircase width and height

There’s no regulation for staircase width, but it’s wise to build them at standard width to make lifting furniture up and down easier. The industry standard is 750mm for residential homes, but condensing them down to around 600mm is common for compact loft conversion stairs.

Most domestic properties are allowed 16 stairs, which is more than enough for even exceptionally tall homes.

Max step height

The height of a step is called the rise, whereas the distance between each rise is a run.

Steps need equally sized run and rise. So, you can’t build one step at 180mm high and the other at 220mm high, which makes the stairs pretty unpredictable and risks accidents.

The rise should be 150mm to 220mm
The run should be 223 to 320mm

Generally speaking, most stairs are built to the rule of 18, which involves runs and rises of 18 inches. The 18 rule is what most are used to and deviating from it is rarely worth the time and effort. You could call it the Goldilocks zone of staircase design.

Head height regulations

Stairs require 2000mm headroom at a minimum. This applies to the entire staircase from the bottom to the top. Head heights are simple to calculate and rarely pose an issue.

Handrail staircase regulations

One of the most important staircases build regulations is the handrail. Handrails are a legal requirement, and each side of the staircase must have one if the stairs are 1m or less wide.

If the staircase is wider than 1m, the staircase needs both handrails. Handrails are placed between 900mm to 1000mm above the highest point of the steps.

Spindles and posts shouldn’t have a gap of 100mm or lower to prevent children from getting their heads stuck. To test this, a sphere with a diameter of 100mm mustn’t fit between the rails.

Maximum staircase pitch

Staircases can’t be too steep, as this will make them dangerous and difficult to climb. As a result, regulations apply a max 42° incline.

Stair pitch is the slope of your staircase and can be worked out by dividing the run of your steps by the rise.

Landing regulations

The landing is the space that leads to the staircase on each floor, including the ground floor.

The landing space also needs to comply with staircase regulations. For landings on the second storey and above:

The space between door openings and the staircase should be 400mm minimum.
The landing should not contain permanent obstructions.
The landing should be flat, except for at ground level.
Handrails need to protect the overhang between 900mm and 1000mm from the floor.

Staircase fire safety regulations

Fire protection is an essential component of Building Regulations.

Part B of Building Regulations for England and Wales make several provisions for fire protection in domestic properties. These include:

Proving escape routes.
Essential access for the fire brigade.
Preventing the spread of fire inside the home and to neighbouring homes.

The first point here - regarding escape routes - applies to staircases. For homes with a first floor no higher than 4.5m above the ground level, the stairs act as an escape route that must be accessible from all habitable rooms.

However, the rules get a little more complex when adding a third floor, including a loft conversion. If the top floor doesn’t exceed 7.5m, three and four-storey homes require a protected stairway that runs continuously to the front door or hallway. Staircase material must provide 30-minutes of burn protection, and doors must be FD20-rated.

Homes with very tall floors above 7.5m (e.g. a four-storey home), require fire protection, such as external escape routes or sprinklers, depending on their design.

Non-traditional staircases

In some cases, homeowners might wish to build non-traditional staircases, such as:

Alternating paddle staircase: A non-typical staircase that you can generally only use for a straight staircase or habitable room. Usually requires handrails on both sides.
Fixed ladder: Must have handrails on both sides and can generally only be used for a single-room conversion.
Spiral or helical staircase: Must conform to the pitch and tread requirements and must be built in accordance with BS 5395-2.

Ensuring staircase compliance

The contractors carrying out the building work should be responsible for Building Regulations. But, the ultimate legal responsibility still lies with the building owner.

Contractors will have specialist knowledge of requirements if/when an extension/loft conversion requires extra features to maintain fire protection.

Building inspectors will conduct inspections of the works at various points throughout construction, so it’s exceptionally unlikely that any work won’t comply with Building Regulations at the final inspection.

It still pays to be aware of staircase regulations, especially if you want a custom or non-traditional staircase.

Summary: Staircases and building regulations

Staircases are subject to various Building Regulations that set rules for functionality, safety and fire protection. Complying with regulations is not optional; failure to do so might result in undoing and redoing all work!

While your contractors should have a strong understanding of relevant regulations, it’s sensible to have some level of understanding.

For example, if you’re interested in custom or non-traditional staircases, ensure the contractor has a firm knowledge of how to make them safe and compliant.

Fast Plans provides a professional design and drawing service that equips homeowners with the plans they need to get their house extension or loft conversion rolling.

We have over 15 years of experience drawing up designs for Building Control approval and provide comprehensive structural drawings and calculations.

Transforming Your Loft into a Haven: A Comprehensive Guide to Designing and Building a Loft Conversion

Wed, 25 Jan 2023 02:23:49 GMT

Unlocking the Potential of Your Loft: A Complete Guide to Designing and Building a Functional and Stylish Conversion

Loft conversions are one of the most popular forms of extension in the UK. When ground floor space is at a premium, or when Planning Permission likely won’t permit other types of extensions, there’s another choice: extend upwards and make use of otherwise wasted loft space.

Like any extension, loft conversions are subject to a wide range of rules and regulations concerning structural integrity and safety. However, successive UK governments have worked to alleviate the complexity of planning and building regulations. Despite this, many are still confused as to what they can and can’t do with their property.

Today, it’s easier to build effective loft conversions than ever - if you know how.

This guide will teach you everything you need to know about loft conversions so you can get the ball rolling and unlock new living space and value for your home.

Here’s our ultimate guide to loft conversions.

The benefits of a loft conversion

Thinking about a loft conversion? You’ve probably pondered over the benefits for some time already. The main advantages of loft conversions are that they create new liveable space in your property without moving or extending onto the garden.

If you need space but don’t want to move, then loft conversions really are the perfect home investment.

If you are planning on moving relatively soon, loft conversions have the potential to vastly increase the sales price of your property, representing some of the best ROI you can achieve in today’s economic climate.

Here are 5 key benefits of loft conversions:

1: Unlocking new living space

As mentioned, adding new space to the property is the most obvious benefit of a loft conversion.

Depending on the house, your loft might easily be big enough for a large en-suite room, or even a bedroom with a study or small sitting room. Some can even be converted into multiple rooms with partition walls.

The average loft space for 3-bed or 4-bed semis in the UK is around 20m2 to 30m2, but some are much larger, exceeding 40m2.

For comparison, the average living room in the UK is around 13 to 14m2 . Not all of this loft space is directly usable, as you have to account for the sloping sides.

Even so, most 3-bed or 4-bed semis have a large loft, and even older Victorian terraces usually have space for at least one small to medium-sized room. In most houses, all that extra loft space is almost totally unused and is probably full of old and forgotten dusty boxes, and maybe a Christmas tree.

2: Room with a view

Lofts are appealing living spaces. They’re private and well-separated from the rest of the house and many have superb views.

Dormer windows provide panoramic views which can bypass buildings at a lower level. A great view adds considerable value in itself, especially in built-up areas. The view can even be enhanced with a balcony or veranda.

3: Save garden space

Extending into the garden isn’t always ideal and may involve obtaining Planning Permission. Contrastingly, loft conversions are more likely to fall under Permitted Development Rights, which we’ll elaborate on shortly.

Gardens are highly sought after in today’s property market, so it’s worth preserving that space if possible. After all, once you extend into the garden, you can’t change your mind. Moreover, many houses don't even have gardens to extend onto, despite having available loft space.

4: Adding value to your home

We’ll elaborate on this below, but loft conversions are exceptionally value-efficient and can boost a home’s value by some 20%.

In built-up areas, loft conversions are probably one of the best investments you can make for your home. Not only are you adding another room to your home, but you’re also moving from one property bracket to another by adding another bedroom.

5: Bright and energy-efficient

Providing that loft conversions are well-insulated with quality and preferably A+ rated double glazed windows, they tend to be energy-efficient and don’t require much heating outside of winter.

Natural light will help warm them up, saving on energy and electricity bills. Lofts make excellent working and living spaces in built-up areas where other rooms receive comparatively less natural light.

Is my property suitable for a loft conversion?

Whilst the benefits of loft conversions are clear, not all properties are suitable for loft conversions. Or at least, not all properties are suitable for straightforward loft conversions.

Here are 5 questions to ask yourself if you’re considering a loft conversion:

Q1: What are the planning constraints in your area?

Permitted Development Rights apply to every local area in England and Wales, enabling property owners to modify their house without Planning Permission. But, when Planning Permission is required, plans are open to local interpretation that varies from authority to authority.

For example, the Planning Authority’s tolerance to loft conversions will differ for a detached period home in a village location than in a modern row of semi-detached houses in a built-up area.

Architects, surveyors and structural engineers will explain your options regarding Permitted Development and Planning Permission. The general trend across the UK is to allow development where possible. Extending, in general, has become easier in recent years.

Q2: Do I have enough room?

The greatest consideration for any loft conversion is space. A conversion-worthy loft needs two things: sufficient volume and sufficient height.

Loft converters and architects generally agree that a minimum height of 2.4m is required to make the conversion worthwhile.

But what if the loft is massive in volume, but just a bit too low? Well, there are solutions for when the loft is ideally sized regarding its volume, but the overall height isn’t quite there. We’ll cover these shortly.

Q3: Where will I put the stairs?

The stairs are a make or break for many loft conversions. You can’t skimp out with some form of a ladder or other thin and rickety staircases as that would never pass a building inspection.

If space is limited, staircases are often built where cupboards are, or it might be possible to relocate the boiler and place the staircase in the airing cupboard.

Sometimes, a redesign of the upper floor is needed to accommodate the staircase. It’s a solvable problem, even for smaller 3-bed semi-detached houses, but you’ll have to factor in the cost of reconfiguring your second floor.

Q4: Will my loft conversion comply with Building Regulations?

Since loft conversions effectively add a third floor to your home, they’re subject to stringent rules regarding fire safety. In the event of a fire, escaping from the third floor is dangerous, which necessitates other escape routes or fire safety measures.

Firstly, various structural materials will need to be upgraded; the walls, floors, doors, and loft stairs will all need to provide 20 or 30 minutes of fire resistance. It may also be necessary to fit fireproof materials under the stairs and in other parts of the second storey.

Additionally, depending on your designs, you might need to construct a ‘protected escape route’. Some plans might require sprinklers or other enhanced fire safety measures. We’re going to take an in-depth look at Building Regulations shortly.

Q5: Is my house too old?

Most homes can accommodate a reasonably straightforward loft conversion, except period homes, older listed buildings or homes built before the 1930s or so. Homes built between the 1930s and 1960s have traditional roofs, which actually make some parts of a loft conversion simpler to build.

Homes built after the 1960s have stronger, trussed roofs, which take more work to alter, though this isn’t a major issue these days.

Your surveyor and architect will advise if your home needs structural reinforcement to withstand the additional weight of a loft conversion. The ceiling joists normally require reinforcement.

How much head height is required for a loft conversion?

The Planning Portal states that loft conversions require a minimum height of 2.2m. Most companies prefer around 2.4m of height as a rule.

There are two potential solutions when ceiling height is at a premium:

1: Raise the roof : Raising the roof is sometimes not as complex as it seems. By literally extending the roof upwards slightly, it’s possible to unlock more vertical space. This can be a good option when there’s plenty of floor space, but just not quite enough height to convert. Since raising the roof affects the roof's structure, Planning Permission will usually be required.

2: Lower the floors: It may seem far-fetched, but it is possible to fit entirely new floor joists, lowering the floor in the process. This isn’t a simple job, but it may be appropriate in some situations. For example, if the loft conversion only covers a small portion of the top floor, lowering the floor might not be as disruptive as you might think.

Will a loft conversion add value to my home?

Extensions have long been the best way to add value to any home, with single-room extensions displaying a return on investment of around 71% and an average profit-at-sale of around £17,000, according to Zopa . Other studies have found similar results, with loft conversions boosting home value by 15% to 25% across the UK, sometimes higher in London and other cities.

Loft conversions specifically can boost a home’s value by some 20%, according to a Nationwide study cited by Chancellors .

The UK house price stood at £231,185 in January 2020 - 20% represents an average increase in value of around £46,000.

The ONS has an interactive tool to assist homeowners in estimating how much value an extension can add to their house.

An average 25m2 extension in England and Wales is worth £59,075.
A larger 35m2 extension is worth £82,705.
A smaller 15m2 extension is worth £35,445.

In some parts of the country, extensions are worth considerably more:

For a 25m2 extension in and around the south-east and home counties: £100,000+.
In Kensington and Chelsea: £449,700.
East Dorset: £78,880.
Bristol: £64,400.

Types of loft conversions

There are 3 common types of loft conversion; Dormers, Mansards and Velux/roof light, and 1 less common type; the hip-to-gable.

Most homes with a loft are convertible using one of these 4 types of loft conversions.

1: Velux/rooflight loft conversion

These are by far the simplest types of loft conversion, and they’re also the cheapest and quickest to build. By fitting a Velux or roof light window into a lift and converting it into a bedroom/living space, Velux conversions require minimal external work to the roof.

Velux loft conversions are only suitable for large loft spaces with deep, gently sloping, or boxy roofs.

The cheapest type of loft conversion.
Works well with large, deep loft spaces with gently sloping sides.
Rarely requires Planning Permission.

2: Dormer loft conversion

Probably the most popular loft conversion in the UK, Dormer loft conversions add new windows that protrude from the existing roof, adding space in the process. Standard vertical windows tend to be larger and more practical than rooflight windows.

Dormers can be fitted singly, for smaller lofts, or in pairs for larger lofts. It may also be possible to connect two Dormers at 90-degree angles in what's known as an L-shaped Dormer.

Your options depend on the shape of your roof - most 3-bed or 4-bed semis usually built after around the 1960s have hip or gable roofs, whereas larger or older houses might have intersecting T-shaped roofs or less common skillion and lean-to or hip and valley roofs.

Whilst Party Wall Agreements are not necessarily required for Dormer extensions, they may sometimes require Planning Permission for large L-shaped or double Dormers.

Dormers are ideal for most homes where a Velux conversion would be confining.
Flexible to the size and shape of the roof, and can face forwards or backwards from the house.
Smaller rear-facing single Dormers rarely require Planning Permission.

3: Mansard loft conversions

Though they often look similar to Dormer loft conversions, Mansard conversions modify the external wall to slope gently back towards the house, often at a 72-degree angle.

Whilst Dormers form a box shape that protrudes from the house, Mansards build new external walls across the edge of the new extension to unlock more space, also rounding off the boxy shape of the Dormer. Mansards are often preferable where a longer loft conversion is required across the long edge of the home and typically extend away from the rear of the property.

Mansard conversions are complex and are usually more expensive and time-consuming than Dormers.

Provide more space than Dormers.
Smoother external look compared to protrusive Dormers.
Suitable for larger, full-length loft conversions.

4: Hip-to-gable conversion

Hip-to-gable conversions only apply to properties with a hip roof. By hip-to-gable, this loft conversion literally converts a hip roof (which slants across 4 sides), to a gable roof (which has just two slants).

Hip-to-gable conversions build a new external wall to unlock space from an unnecessary slanted roof by converting the inward-slanting end or side of the roof. In some situations, this option avoids party wall issues too. Hip roofs are more common on larger buildings with wide ground floors. Only end terraces can have hip roofs, and they’re uncommon on modern semis too.

Makes use of shallow slanted lofts.
Can avoid Party Wall Agreements.
Good choice for end terraces as well as large houses.

Choosing the right type of loft conversion

The best option for you depends on your spatial requirements and existing loft space.

Velux conversions are quick and budget-friendly, but they may not provide enough headroom in shallow-roofed houses. Rarely a good option for hip roofs.
Dormers are the most popular option and provide headroom without making major changes to the roof (in the case of single Dormers).
Mansards are popular for terraced houses but are usually only viable when the roof is quite long.
Hip-to-gable conversions are the go-to for houses with hip roofs that are easily converted to gables in the loft conversion process.

Loft Conversion comparison table

Planning Permission

The UK government has been trying to encourage homeowners to extend their homes for some time, relaxing the rules in the process.

As such, Planning Permission isn’t the headache that it once was, but that does depend on where you are in the country and your plans.

Certain extensions don’t require any form of Planning Permission - these fall under what is known as Permitted Development Rights (PDRs).

PDRs allow homeowners to make certain modifications to their properties without seeking Planning Permission. However, you must still seek consent from the Local Authority in the form of Prior Approval . Even if your project easily falls under PDRs, the plans must be given the green light by the Local Authority and Building Control, though this is usually a quick process providing that your plans and drawings are in good order.

Loft conversions are one such modification that are subject to PDRs, provided certain conditions are met. A loft conversion, by law, is "the enlargement of a dwellinghouse consisting of an addition or alteration to its roof".

For your home to qualify for PDRs, it needs to fulfil the following basic criteria:

Cannot be a flat contained within a building, or a building containing one or more flats. If you want to add a loft conversion to a flat, you'll generally always need Planning Permission, as well as consent from the landlord or freehold owner of the building.
The home mustn’t have had an extra story added previously.
If the home was converted from a non-residential building to a house, PDRs will not apply.
Was not built as a ‘New Dwellinghouse’ under PDRs already

Specific conditions apply to buildings built on Article 2(3) designated land, which includes:

Conservation areas.
Areas of outstanding natural beauty (AONBs).
the Broads.
In a National Park.
On World Heritage Sites.
There are also some designated areas specified for the protection of the countryside, which don't fall under the above categories, including some sites of specific scientific interest (SSSIs).

If your home is in any of the above areas, it doesn't necessarily mean that you'll need Planning Permission. What it does mean is that contacting the local Planning Authority is absolutely essential. Planning involves a degree of local interpretation, and your local authority will likely have specific guidance for your area. In all likelihood, most houses built on designated land will be entitled to some form of loft conversion under PDRs.

Finally, if your home is a Listed Building, you must obtain Listed Building Consent . Failing to do so before starting work is a criminal offence.

If your home meets the above criteria…

Then you'll likely be able to build a loft conversion without Planning Permission, subject to the following limits:

The conversion doesn't exceed the original height of the roof.
Must not extend beyond the existing front-facing plane of the roof slope, when facing the highway.
Conversion can’t overhang from the front of the building.
Materials used must be similar in design and appearance to the existing house.
The conversion doesn’t amount to an extra volume of 40 cubic metres or more for terraced houses, or 50 cubic metres otherwise.
You cannot build verandas or balconies without Planning Permission.
Any upper-floor windows in a side elevation must be obscure-glazed and non-opening, with the exception of windows fitted more than 1.7 metres above the floor.

Visualising how these rules apply to your own property isn’t easy. The architectural and design consultation process will help establish what you can and can’t do under PDRs.

Even if your loft conversion does need Planning Permission, the process really isn’t as tedious as it once was, so long as you provide all the necessary drawings, detail, and background for the project.

Lawful Development Certificates

Lawful Development Certificates are obtainable from the Planning Authority for a small fee. They declare that your intended development is lawful to go ahead and is highly encouraged (or required) by many contractors.

LDCs are also extremely useful when selling the house, as they certify that the conversion was done legally.

Party Wall Agreements

If your project falls under PDRs, there's another piece of ‘red tape’ to cut.

Party Walls are shared walls that divide your home from your neighbour’s home (called Adjoining Owners). All terraces and most semi-detached houses will have at least one party wall, whereas flats will have multiple. Party Walls are controlled by a piece of legislation called the Party Wall Act .

A loft conversion will likely involve the Party Wall Act if:

You need to cut into the party wall and install new load-bearing beams.
You need to install a damp course proof within the party wall.
You need to increase the thickness of the party wall.
You need to replace or remove part of the party wall.
You need to cut into the wall to install insulation.
You want to remove or alter a chimney breast on the party wall.

In any of these situations, you'll need to serve your neighbour a (preferably professionally drafted) Party Wall Notice. Your neighbour will have 14 days to agree to your plans or object. If they object, you'll need to appoint a Party Wall Surveyor to provide an objective assessment, who will either approve your plans and provide you with a Party Wall Award, or decline them.

If the surveyor provides you with the award, then there’s little your neighbour can do to stop you from working on the Party Wall (but bear in mind that they can appeal).

Building Regulations and Fire Safety

Another crucial pre-construction consideration are Building Regulations.

Building Regulations are a legally enforceable framework for building safety. The rules differ in England, Scotland, Wales and Northern Ireland. Since a loft conversion forms a ‘liveable space’, they're subject o Building Regulations that ensure the structural safety and safe use of space for living in.

In England, there are two main parts to Building Regulations, part A and part B, as well as 14 other groups of specifications that span everything from electrical safety to ventilation, insulation, energy efficiency and more.

Part A : Part A covers the structure of the loft conversion.
Part B : Part B covers fire safety. Where loft conversions form a third or fourth floor, they differ if they form a second floor, as would be the case in a bungalow.

The structure and components of the loft conversion

Many aspects of building regs pertain to the structure and spec of the loft conversion. Here are the main considerations for an average loft conversion project:

Floors and beams : Floor joists will need to be sufficiently strong to support the load of the new room and fittings. This usually requires reinforcing joists, or fitting new ones. It’s more common to fit new joists alongside the old ones.
Wall construction : New walls fitted must be able to support the roof structure. Any walls fitted as part of a Mansard, Dormer or hip-to-gable must also be compliant.
Staircase : The staircase will be subject to rules to ensure its longevity and load-bearing properties.
Soundproofing : As per Part E of Building Regulations, the loft conversion must be sufficiently sound-insulated.
Thermal insulation : There are two broad ways to insulate the loft conversion; either cold or warm insulation. Cold roof insulation is laid between the ceiling joists and warm on top of the room itself.
Electrics : Part P of Building Regulations specifies rules for electrical safety and load.
Ventilation and Moisture Control : Rooms require sufficient opening windows and moisture control membranes to be fitted in ceilings and walls. Bathrooms and toilets have other specifications for ventilation, like vents.

Fire Safety

Fire safety is one of the trickiest elements of building a loft conversion. Loft converters, builders and architects have an in-depth knowledge of the rules, and most modern plans and designs are built to be compliant in every respect.

Windows: Windows must be large enough to form an escape route. Openings need to be 450mm x 450mm and will need to be sufficiently high from the floor, but not too high to prevent escape.
Protected Escape Routes: When a loft conversion adds a third storey to your home, you'll need to build a protected stair enclosure that leads all the way down to a valid exit door. Essentially, this means that your new staircase must connect to the old one in some way, leading all the way to your ground floor hallway or another escape route. Both the stairway and any doors will need to provide 20 to 30 minutes fire protection (20 for doors, 30 for the staircase and corridor walls).
It may be necessary to build a sprinkler system in open-plan houses, as the escape route will not be enclosed (required in Wales).
Smoke alarms : You’ll need lined mains-powered smoke alarms for each floor of the house.

How much does a loft conversion cost?

The costs of loft conversions vary depending on the size of the loft, the desired design/loft conversion type, location within the UK, the staircase and any necessary relocation of the boiler.

Also, building a simple bedroom, sitting room or study without a toilet or bathroom is much cheaper than an en-suite.

Here are the main cost factors:

The desired style of loft conversion.
The age of the property and roof type (e.g. modern or traditional roof).
Where you are in the UK.
Works needed to fit a staircase.
Fire Safety and Building Regulations costs.
Relocating the boiler.
Fitting an en-suite, toilet or bathroom.
The spec of the insulation and windows.
Planning Permission and Party Wall Agreements, where applicable.
Raising the roof/lowering the floor.
Relocating or removing chimney breasts.

Some average costs for different types of loft conversions in the UK are below. These prices are just a guideline of what an average project will cost. The price will generally be lower in Wales and the north of the UK, and higher in the south and London.

As you'll see, Velux loft conversions are by far the cheapest option as they don’t require any external roofing works and few structural modifications, except fitting the window and possibly moving or removing some beams.

Dormers are usually cheaper than Mansard and hip-to-gable conversions since they require fewer works to the roof and structure.

Cost breakdown

The loft conversion process

The average construction time for most loft conversions is approximately 4 to 8 weeks. You should factor in an additional 4 to 12 weeks for architectural drawings, surveys, consultations and project planning, as well as Planning Permission, surveys and Party Wall Agreements.

1: Planning stage - 4 to 12 weeks

Planning your loft conversion requires conducting surveys, which Fast Plans provides as part of our drawings service . This will help you work out what you can and can’t do with your space and whether you’ll need Planning Permission, a Party Wall Agreement or other surveys, like a Bat Survey.

Then, your chosen architect or drawings service will draw up initial plans for your loft conversion. This might take 1 to 2 weeks. Once you give your plans the green light, you’ll need to submit them to the Local Authority and Building Control for approval.

Lawful Development Certificates are then obtained. If you require Planning Permission, submitting full plans and detailed drawings will expedite the process. Fast Plans will submit your plans to local authorities on your behalf.

Your drawings and plans will also guide your search for contractors. Fast Plans provides full specifications and projected costings, which will help you gain an accurate and competitive quote.

2: Scaffolding and site prep - 1 to 2 weeks

The loft is cleared, and any cold water tanks are removed. Scaffolding will secure the exterior of the building and prepare the site for construction works. Electrical wiring and any existing plumbing will be assessed to ensure that construction works don't cause any damage.

3: Construction stage - 2 to 8 weeks

The construction phase varies depending on the size and scope of the project, as well as access and any extra procedures required, such as installing a bathroom, partition walls, moving or reinstalling the boiler, etc.

Most contractors will secure the floor first, reinforcing joists and adding new ones where needed. Floor insulation and flooring is laid.
The rafters will be partly or wholly removed where a Mansard, Dormer or hip-to-gable is being constructed. Reinforcements or new rafters may be required. Walls reinforced and chimney breast removed, if applicable.
Mansards, Dormers or hip-to-gable conversions are constructed after the structure is secured. Rooflights or Velux windows will be fitted in the ceiling around now.
Insulation and exterior roofing works will be carried out, and windows installed.
Any new partition walls are likely to be installed once the conversion itself has been built.
Electrical, plumbing and insulation work usually begins around now, once wall plates have been inserted and insulation fitted in partition walls.
The new bathroom or toilet is fitted, if applicable, and the boiler re-routed or moved.
Often, the staircase is fitted after the main construction is finished but before plastering and interior design. This varies from project to project.
Once fitted out and decorated, the loft space is cleaned up ready for inspection.
Contact Building Control for inspection (they may also inspect the building at various stages throughout construction). A Completion Certificate is issued.

From start to finish, it’s wise to budget around 6 months from the minute you get the ball rolling to the minute a Completion Certificate is issued, and this is sparing any setbacks or delays.

In addition to obtaining permission from authorities obtaining a Party Wall Award from a troublesome neighbour is one of the most significant delays. The larger and more complex the project is, the longer it'll take, especially when Listed Building consent or a full structural survey is required.

Do I need an architect to design my loft conversion?

To carry out a loft conversion, you'll need to obtain certain compliant drawings to submit to both local authorities and contractors. These will need to be of an accurate and professional standard - if they're incomplete, inaccurate or of otherwise poor quality, you'll not be able to get your project off the ground.

It’s imperative to obtain plans from an architect, structural engineer or professional drawings service. Fast Plans offers a streamlined loft conversion planning and drawings service that provides you with:

A full measured survey and consultation.
Professional design and drawing service with unlimited revisions.
Submission of plans to local authorities, fully managed by us.
Complete engineer's drawings and calculations, ready for submission to Building Control (which we’ll also manage for you).

Plan your perfect loft conversion with Fast Plans

Loft conversions can add significant value to your home and rate as one of the most popular extension types in the UK. By converting your disused loft into a liveable space, you’re adding an extra room to your house without the need to move or extend outwards onto the garden.

Fast Plans is a loft conversion and home extension planning, design and drawings service that will help you get your ideas off the ground. We provide a streamlined, professional service that doesn’t sacrifice attention to detail.

If submitting plans to local authorities for Building Regulation approval seems like a major hassle, then don’t worry, we’ll handle it for you.

Our team of professional engineers, architects and design and construction professionals work together to produce the accurate, compliant and effective drawings you need to make your loft conversion dreams a reality.

Fast Plans offers our design and planning packages with unlimited revisions and no hidden charges.

Get in contact today to find out how we can help you.

Loft conversion design consideration FAQ

Here’s an FAQ of common questions regarding the design process and options of loft conversions:

Expanding Your Living Space: A Comprehensive Guide to Wraparound Extensions

Wed, 25 Jan 2023 01:36:20 GMT

Everything You Need to Know about Wraparound Extensions: A Comprehensive Guide

Wraparound extensions, also called L-shaped extensions, are a popular way to extend to the back and the side of a property. The result is an L-shaped extension that hugs the side of the home, with a rear extension at the back.

Wraparound extensions are trendy in cities and towns where houses feature a side return.

A side return is a disused pathway that typically sits beside the kitchen at the back of a terraced home. Side returns are widespread in older city terraces.

If you want to extend your terraced home, a wraparound extension that takes advantage of a side return is one of the best options. Semi-detached and detached houses can also be extended in this way if there is sufficient space at the side of the property.

This is a short guide to wraparound extensions.

The benefits of wraparound extensions

Wraparound extensions provide space to both the side and rear of the property. The resulting space is both deeper and wider than the original property.

If you live in a terraced home, a wraparound extension is probably the most comprehensive extension available.

The odds of success are reasonably high if you need Planning Permission for a side return wrap-around, depending on where you live.

Here are the benefits of a wraparound extension:

1: Add a side and rear space

As opposed to rear extensions, wrap-around extensions add space to both the back and side of the property. Wraparounds massively expand the bottom floor of a home, even when the rear component of the extension is relatively small.

2: Perfect for terraced houses

Terraced houses often feature a side return - a passage or pathway between the rear of the living room and the side of the kitchen. Semi-detached homes can also feature a side return.

Wraparound extensions can fill the side return in with interior space, creating a new external wall. The side component connects to the rear component to create ample space.

3: Excellent for creating an open plan space

Wraparound extensions typically extend the living room and kitchen, which are usually positioned at the rear of a property. The resulting extension is perfect for creating a large open plan space that connects the kitchen and living room.

Wraparound extensions can be well-lit with glass roofing, providing bright, open spaces.

4: Balcony and roof garden potential

A popular feature of a side return extension is a balcony mounted atop the rear component of the extension.

Some city-dwelling homeowners turn this new roof space into an exciting roof garden or elevated courtyard, which essentially keeps the garden the same size despite the garden space occupied by the rear extension.

Do you need Planning Permission for a wraparound extension?

Wraparound extensions are larger than standalone side extensions or rear extensions and will nearly always require Planning Permission.

However, smaller projects may still fall under Permitted Development (PDRs). The most relevant rules here are:

Detached properties can be extended by up to 8m to the rear for a single-storey extension or 6m for a semi or terraced house.
Side extensions can only be single-storey with a maximum height of 4m and a width not exceeding half of the original building.
Cannot cover more than half of the garden.

Here’s the tricky bit : the rules are weighted against both forms of extension (rear and side).

So, one you add the rear extension to the side extension, you’re extending by a width of more than half of the building. In other words, the width of the side extension is combined with the width of the rear extension. This pretty much breaks PDRs for wrap-around extensions!

Another restriction is that the side return is often built near or up to the neighbour’s property, which makes PDRs exceptionally unlikely.

In short, homeowners nearly always require Planning Permission for wraparound projects.

Some Local Planning Authorities are kind to homeowners who want to extend this way, whereas others have policies to restrict wraparounds. Your odds of success depend on where you live and the size and scope of the project.

Party Walls for wraparound extensions

Wrap-around extensions frequently interact with the Party Walls that divide a property from its neighbours (officially called the Adjoining Owners). Moreover, these types of extensions often involve excavating near Party Walls. The Party Wall act also applies to certain outdoor walls that might need to be excavated or upgraded to build a wrap-around.

If you’re planning a wrap-around that interacts with a neighbour's wall or garden wall, you’ll need to factor in the Party Wall Act and obtain consent. Read our ultimate guide to Party Walls here .

How much do wraparound extensions cost?

Wrap-around extensions are generally large, exceeding the 15m2 mark (which is considered a small extension). Wraparounds typically create at least 25m2 or so of new floor space.

At an average of £2,000/m2, you’re looking at costs of at least £50,000 or so, increasing to over £100,000 in many cities, especially London.

In London and other cities, the new interior space created by a wrap-around may be worth significantly more than the initial outlay. For example, a medium-sized 25m2 house extension in Kensington and Chelsea might be worth as much as £449,700, according to the ONS .

Like with all extensions, the cost of a wraparound extension needs to be judged against the extra value it adds to the house. Read our guide to the cost of house extensions here.

Summary: A guide to wraparound extensions

Wrap-around extensions are an excellent option for homeowners that want to maximise their ground floor space. By extending at the side and back of the house, homeowners can take advantage of disused alleyways and side returns.

While wrap-around extensions generally require Planning Permission, Local Planning Authorities are becoming more liberal when granting permission, even in tight inner-city areas.

To give yourself the best chance of planning success, you’ll need to submit a professional survey, architectural drawings and engineer’s calculations.

Fast Plans provide a comprehensive house extension design and drawings service to get your ideas off the ground. In addition, we’ll help you determine whether you need Planning Permission and will manage the planning process on your behalf.

The Cost of Adding Living Space: An In-Depth Look at the Price of a House Extension

Sun, 22 Jan 2023 01:43:55 GMT

House Extension Cost: An In-Depth Look at the Price of Adding Living Space

House extensions are the most comprehensive home improvement option.

By extending, you can add significant value to your home while creating new space and design opportunities.

Extending enables homeowners to increase the size of their property without moving, which saves time, money and stress!

Extensions also rate as an excellent investment, boosting a home’s value by some 20% and showing an ROI of approximately 70% .

Here, we’ll answer the all-important question: how much does a house extension cost?

Average house extension costs

Most house extensions cost between £1,350 to £3,000/m2 of new extended floor space. The upper-end of the price bracket applies to high-end house extensions, especially those in London and the South East or Home Counties.

Some standard house extension sizes are as follows:

Small extension : 15m2
Medium-sized extension : 25m2
Large extension : 35m2
Extra-large extension (two-storey): 60m2

So, house extensions can cost as little as £20,000 for a smaller extension to over £180,000 for larger extensions. Prices in London and other areas where the cost of living is much higher than average can soar, reaching in excess of £5,000 per square metre.

Generally speaking, £2000/m2 is considered the current cost benchmark for most house extensions in the UK.

The following table shows the average costs of house extensions by the square metre and by the project:

In short, expect to pay around £25,000 to £75,000 or so for a straightforward 15m2 to 25m2 extension. For most, it’s sensible to budget around £50,000 for a straightforward extension, but every case is different!

Factors affecting the cost of a house extension

There are many factors affecting the average cost of house extensions. Key factors include:

The type of extension (e.g. rear extension, wrap-around, side return, etc).
The number of storeys.
The size of the extension.
The build quality, especially with regard to windows, doors, insulation, soundproofing and interior.
Additional interior design costs and fittings.
Roof type and material.
Any added features, like kitchens, bathrooms, walk-in wardrobes, etc.
Access.
Location.
Any bespoke ideas or features.

Admin and planning costs you’ll need to factor in include:

Architects fees (approximately 7% of construction costs).
Plans and drawings ( Fast Plans provides a cost-effective property survey, drawings and engineer calculations service, which rolls several costs into one affordable package).
Planning Permission (approximately £238 in England. Use the Planning Portal calculator here ).
Party Wall Agreements ( see our ultimate guide here ).
Lawful Development Certificate (currently £108).
Extension and unoccupied home insurance . (varies depending on how long the project will take, the cost, and whether you’ll remain at home or not).

Here’s a detailed breakdown of some of the above costs:

Design and planning

Designing and planning the extension usually involves a combination of site surveys, architectural designs and drawings and engineer’s calculations.

This is where Fast Plans’ house extension service comes into play. We offer an inspection, survey, professional architectural drawings and engineer’s calculations for most popular types of house extensions.

We also manage the Planning Permission process, where applicable, to take the load off your shoulders. This accelerates the house extension process and gives you the best chance of navigating the planning stage quickly and easily.

Extension type

Not all extensions are built the same. For example, rear extensions are probably the simplest, costing marginally less than wrap-around or side return extensions. Any knocking through of interior walls will also add to the cost. Double-storey extensions are the most expensive, but building a second storey on top of an existing storey is cheaper.

Materials

High-end materials such as weathered, aged or red brick, flint and other natural stones cost more. It’s usually necessary to match the original building materials (especially in some areas such as National Parks). If your home has a more niche or high-end exterior and roof, you’ll probably need to match it.

Groundwork and site access

Building on flat surfaces is easier than building on gradients. Site access also affects cost, especially when it’s necessary to crane building materials over a garage, house or other structure.

Windows, doors and insulation

Windows, doors and insulation all greatly impact the cost of an extension. High-end insulative doors and windows cost three to four times more than their inexpensive counterparts. Insulation and soundproofing are also highly variable.

Extra features such as lantern windows, skylights, and double and bifold doors also significantly affect cost.

Fixtures and fittings

Interior fixtures and fittings like lights, handles, skirting, and cornices all affect cost. Higher-end interior features increase the overall cost.

Extra features

House extensions often include extra features like bathrooms, kitchens, bi-folding doors, walk-in wardrobes, etc. Here are some typical extra costs for factor in for specific projects:

Summary: How much does an extension cost?

Extensions in the UK usually cost at least £20,000 for a smaller 15m2 extension, extending up to £75,000 or more for larger 25m2+ extensions.

This doesn’t include the costs of extra features, whether that be a kitchen, bathroom or something else.

Despite the initial layout, house extensions rate as an extremely solid investment for the present and the future. Extending has to be factored against the cost of moving if you need additional space and are weighing up the two. There’s a good chance that your extension will pay for itself from the eventual sale of your home.

And, of course, in the meantime, you can enjoy your extra space without uprooting from your location at all!

From the Ground Up: Adding Underfloor Heating to Your Home Extension for Optimal Comfort and Energy Savings

Sun, 01 Jan 2023 21:32:04 GMT

Warm Up Your Home Extension: A Guide to Understanding and Installing Underfloor Heating for Optimal Comfort and Energy Efficiency

Underfloor heating is the fastest-growing heating type in the UK and has become cheaper and easier to install.

Swapping radiators to an efficient underfloor heating system can cut energy usage by around 25% .

This is because underfloor heating operates at a lower temperature than radiators (around 35C vs 70 to 90C).

Further, underfloor heating is applied to the entire room, whereas radiator heat is concentrated in isolated spots across the home.

This is a guide to underfloor heating for house extension and renovation projects.

What is underfloor heating, and how does it work?

Underfloor heating involves heating the home from under the floor and is divided into two broad categories:

Wet underfloor heating: Wet systems take water from the boiler as a radiator would. They involve laying pipework beneath the floor to distribute hot water around the home.
Dry underfloor heating: Dry systems aren’t plumbed. Instead, they use electric elements and are connected to the mains electricity supply.

Let’s take a closer look at those two categories now:

Electric ‘dry’ underfloor heating

Electric underfloor heating, also called dry underfloor heating, is not plumbed into the boiler and doesn’t use water. It’s a form of electric heating that uses one of three different types of elements:

Pads: Heat is delivered via underfloor heat pads
Foil pads : Similar to the above but more efficient
Loose wires: Suitable for irregularly shaped floor

Electric underfloor heating is perfect for retrofitting to homes, as it’s easy to install and fit. It’s efficient, but not as efficient as a good-quality wet system.

Suppose you’re building a loft conversion , bathroom (or en-suite), conservatory, orangery or a relatively small extension (like a side return extension). In that case, electric underfloor heating could be a good option as it’s relatively cheap compared to radiators and maintains a low-profile.

Water ‘wet’ underfloor heating

Wet underfloor heating systems are the gold standard for newbuilds equipped with underfloor heating. They provide superb heating performance at a lower cost than radiators.

While a wet system is considerably more expensive to retrofit, they’re a popular choice for extensions. This is because it’s easier to plumb a wet system when building an extension, as the pipes are laid when the floor is created.

A wet system is at its best when equipped with a heat pump (either air source or ground source). This is probably one of the most efficient and eco-friendly heating systems money can buy. Nuheat says that wet systems accompanied by a heat pump are a whopping 40% more efficient than radiators.

Is underfloor heating worth it?

Underfloor heating is not rocket science - it basically amounts to moving radiators from around the room to underneath it. This does amount to a few major changes in how the room is heated, though:

1: Underfloor heating is consistent

Standard radiators are installed around the outside of a room. When you turn them on, they heat the air closest to them soonest, and that heat disperses across the room. As a result, it can take a while for the whole room to heat up.

Contrastingly, underfloor heating is consistently applied to the entire room. Consequently, it heats the room up much quicker and minimises heat loss from cold spots or draughty areas.

2: Free space

Without radiators, you’ll have a little extra space. It might not amount to much but may come in handy for smaller rooms where radiators look pretty cumbersome.

3: Feels great

Underfloor heating is especially popular in bathrooms as it feels great underfoot. Stepping out of the shower onto a warm floor is a luxury!

4: Energy efficient

We’ve already touched on this one. Underfloor heating is more energy efficient than standard radiators (for wet systems). So it’s a greener way to heat a home, particularly if you use a heat pump instead of a boiler.

5: Better for your health

Radiators encourage the circulation of dust and allergens. Underfloor heating is generally cleaner to run and suits those with asthma or allergy problems.

How much does underfloor heating cost?

The cost of underfloor heating depends on whether you choose a wet or dry system.

Electric systems are cheaper to install but more expensive to run. They’re ideal for smaller rooms like bathrooms and converted lofts, but generally unsuitable for larger ones like a living room or kitchen.

Electric underfloor heating systems cost around £50 to £100/m2. This doesn’t necessarily include labour. Costs of retrofitting are generally higher than if installing into an extension.
Wet systems cost north of the £125/m2 mark. Again, installing wet underfloor heating into a new extension is cheaper than retrofitting.

The cost of underfloor heating has to be weighed up against potential energy savings and the value it’ll add to a home.

Shall I choose underfloor heating for my extension?

Underfloor heating is a popular option for heating extensions. It can be fitted in practically any extension on any floor, including loft conversions .

In fact, fitting underfloor heating might be easier than radiators in small rooms such as converted lofts - electric underfloor heating is a great option here.

Wet systems are generally only suitable for larger rooms, so they suit side larger return and rear extensions.

If you want underfloor heating, make sure you tell your contractor so they can add it to the quote.

Is underfloor heating suitable for upstairs?

Underfloor heating can be fitted anywhere in the home, including upstairs. Low-profile systems are ideal for loft conversions, where they’re often cheaper to install than radiators.

Electric systems are very flexible and are often recommended for heating rooms when plumbing radiators would be difficult.

Summary: Underfloor heating for house extensions

Underfloor heating is excellent for heating any room, upstairs, downstairs or even in the loft.

There are two main types of underfloor heating: wet and dry.

A dry electric system is easy to fit in small rooms and offers a low-profile, cost-effective means to heat small extended rooms and loft conversions without installing radiators.

Wet systems are more suitable for large rooms with higher heating demands and are some of the most efficient heating systems available.

Fast Plans provide a professional drawing and design service for house extensions and loft conversions. Contact us today to discuss how we can help you get your project in motion!

Designing and Building Your Dream Home Extension: The Complete Guide

Thu, 15 Dec 2022 02:03:27 GMT

Designing and Building Your Dream Home Extension: A Complete Guide to Planning, Designing and Costs

House extensions enable homeowners to expand their homes while adding value, and rate as one of the best investments you can make.

A study commissioned by Nationwide found that the value of extended 3-bed semi-detached houses increases by around 23% on average. Given that the average home in the UK is worth around £270,000, a 23% boost to value equates to just over £60,000.

Of course, house extensions also enable homeowners to stay where they are while boosting the size and scope of their home, which is perfect for making the most of extendable houses or plots or for increasing the size of a home ahead of starting a family, etc.

This is the ultimate guide to house extensions, covering options, Planning Permission and development rights, costs, processes, and more.

The benefits of a house extension

For many, the benefits of a house extension speak for themselves. Whether you want more space to make way for new family members or simply want to invest in your financial future, extending your existing property is rock-solid.

Here are the benefits of a house extension:

1: Add new space

Here’s an obvious one: extensions add new space to a home. This is unsurprisingly the main motivator for why people consider extensions. You might need new space if you’re planning a family or if you want to make your living space more comfortable.

Aside from making space for kids, extending a home unlocks opportunities to build home offices, workshops, cinema rooms, games rooms and more. Another popular option is to extend kitchens outwards, creating an attractive and modern open-plan living and dining area.

Here are some ideas of how you can use a new extended space:

Bedroom : You can create new bedrooms if extending above a garage or other flat roof. Double-storey extensions are another option for creating new space across both the ground floor and first floor. Bedrooms can be built with en-suites, enabling homeowners to shuffle their current rooms to make way for new family members. You could even add a walk-in wardrobe or other luxury additions like a wet room!
Dining room or kitchen-diner : Open plan living areas are incredibly popular. Extending downstairs areas creates a unique opportunity to fuse kitchens, diners and living rooms, creating gorgeous open-plan spaces. Open plan living is hot right now.
Games or playroom : Games or playrooms don’t need to be very large and are often combined with other rooms when extending either down or upstairs. Of course, games rooms aren’t just for young kids - they’re perfect for big kids and adult kids too!
Living room : Ground floor conversions create new space for living rooms, kitchens and fusions between the two. Check out Good Housekeeping’s list of living room ideas for inspiration.

2: Cheaper than easier than moving

Tying in with the above, extending is cheaper and easier than moving house. Moving is a hassle, but it’s also expensive and stressful, involving some of the following:

Moving all your possessions.
Possibly changing jobs.
Possibly changing schools.
Researching a new area.
Solicitor fees.
Stamp duty.
Switching energy and insurance.
Uncertainty about neighbours.

Sure, an extension involves some level of disruption too, but nowhere near as much as moving!

Extending allows you to stay in the same place while rejuvenating your home, which brings us along to the next benefit:

3: Rejuvenates your home

If you’ve lived in your home for many years, extending is a great way to breathe new life into a space you’re already familiar with. Adding more space unlocks new ideas, whether creating a large open-plan kitchen and living area, building a workshop or home office, or adding bedrooms to accommodate new family members.

Many people choose to renovate their homes at the same time as extending. This makes sense, as rooms will need to be stripped and gutted to a degree already. Extensions are a perfect choice if you’re looking for an excuse to redesign your home.

4: Maximises usage of space

Many homeowners in the UK don’t make use of the space available on their land. While gardens are important, excessively large gardens are time-consuming to maintain and can be built on. An extension isn’t likely to take up that much garden space either - even extending by 3m to 4m adds a vast amount of space to a kitchen, dining room or living room.

Garages, corridors and other unused space can also be converted, modified or extended.

For example, extending on top of garages and converting the garage portion into a downstairs living space adds multiple rooms to a house for the cost of just one extension. Extending converts disused space into valuable living areas.

5: Adds value

We’ll dive into this in more detail shortly. House extensions rate as a superb investment and are nearly always profitable over time. The average extension boosts property value by some 20% or more in areas where space is already at a premium.

Wherever you live in the UK, extensions are economically wise. For example, extensions in the north of England won’t boost property value by the same margin as London and the South East, but they’ll also be cheaper to build. Moreover, as house prices increase rapidly outside of London, larger homes are likely to top people’s lists as desirable places to live.

Building an extension is an investment that goes beyond providing additional space to your home.

Will an extension increase the value of my home?

As noted, house extensions boost the value of a home by around 15% to 25% on average.

In 2022, the average house price in the UK was £278,000, according to the ONS. 20% of this is around £55,000.

The ONS has an interactive tool for checking the potential value an extension will add to your home.

The average 25m2 extension in England and Wales is worth around £60,000.
Larger 35m2 extensions are worth around £85,000.
Smaller 15m2 extensions are worth around £35,000.

This varies throughout the UK. For example, a medium house extension in Kensington and Chelsea is worth around £450,000!

As an investment, Zopa found that extensions produce a return on investment (ROI) of around 71%. This means that an average- cost extension of around £19,750 returns profits of around £14,000.

In short, extensions are probably one of the best investments you can make aside from purchasing a property. In some parts of the country, even small expansions can add massive value to a home.

There’s no doubt that extensions are an excellent investment for homes and their homeowner’s economic futures. Adding more space while boosting a home’s value enables homeowners to enjoy their home more, and sell it for more in the future. House extensions are profitable in the vast majority of cases, returning healthy profits on the initial outlay.

Is my property suitable for a house extension?

UK planning and development laws have become increasingly relaxed in recent years, granting homeowners the ability to extend with minimal red tape. Permitted Development Rights (PDRs) are more liberal than ever, even allowing homeowners to build larger double-storey extensions without Planning Permission.

However, not all properties are immediately eligible for extensions. Here are 5 things to bear in mind if you’re considering a house extension:

Q1: What are the planning constraints in your area?

Permitted Development Rights (PDRs) are a legal framework that provides homeowners with certain rights to alter their homes without Planning Permission. PDRs apply to England and Wales - Scotland has its own similar rules.

We’ll cover PDRs in detail shortly, but it’s sensible first to consider whether you’ll need to apply for Planning Permission and/or Party Wall Agreements. If you live in any of the following areas, it’s best to prepare yourself for Planning Permission rather than assuming PDRs apply:

Conservation areas.
National Parks.
Areas of Outstanding Natural Beauty.
Norfolk and Suffolk Broads.
World Heritage Sights.
Conservation areas and Sites of Specific Scientific Interest (SSSIs)

If you live in one of these areas, you’ll probably have to navigate additional restrictions, such as constructing the extension from the same materials as the rest of the home.

If you live in a Listed Building, you’ll also need Listed Building Consent before development - failure to obtain it is a criminal offence. Moreover, if you live in a historical or period area, there’s a possibility that the Local Planning Authority has placed an Article 4 direction on the area, which limits PDRs.

Q2: Do I have enough room?

To extend, you’ll need sufficient room on your land. Gardens are the most popular space for extending, but extending upwards from garages or other flat roofs is possible. Be aware that extending to the front of your house will be tricky without Planning Permission. PDRs are limited by how much room you have to extend.

For example, if your extension comes too close to the neighbour’s property, you’re more likely to need Planning Permission. The more room you have, the more likely you’ll be able to extend smoothly.

That isn’t to say that small, tight extensions are out of the question, but be prepared to go through Planning Permission.

While Planning Permission is often made out to be an awful, long-winded process, this is rarely the case these days. Most applications are granted or refused in 8 weeks. Providing sufficient plans, technical drawings and supporting evidence to the Planning Authority will greatly increase the odds of success, which Fast Plans will help you with.

Q3: Will you alter the walls or foundations?

If you’re extending outwards into a garden or backyard, you probably won’t need to alter existing foundations unless you plan to knock internal walls down or build another storey.

However, if you want to create an open-plan space, be aware that it won’t always be possible to knock down internal walls without adding additional reinforcements.

If you want to build a new storey, then your existing foundations may need to be strengthened to ensure they can take the weight of the new floor.

Q4: Will my house extension comply with Building Regulations?

All house extensions must comply with Building Regulations, which specify a pretty exhaustive list of rules for everything from insulation to fire safety and ventilation.

Walls, doors and floors may need installing or upgrading, especially when the extension creates an open plan space (as fire spreads easily through an open space).

Reputable contractors are experienced in negotiating Building Regulations, and planning services such as Fast Plans will help you submit plans to Building Control for approval.

Q5: Is my house too old?

Older period homes built before the 1930s are unlikely to support most types of extensions ‘out of the box’ (many homes that are old will be listed too). If your home is listed, you’ll need Listed Building Consent before starting.

It’s still possible to extend older homes, but upgrades to the walls, foundations, ceilings, etc, will almost certainly be required.

What types of extensions are there?

There are many different types, shapes, and sizes of extensions.

There are four main types or shapes of extensions:

Rear extensions.
Side return and wrap-around extensions.
Double-storey extensions.

Let’s break these down briefly:

Rear Extensions

Rear extensions extend from the rear of the house, usually into the patio or garden. The rear of a house is ideal for an extension, as it keeps the front and rear of the house intact.

Extending onto flat gardens or patios is easiest, but it is possible to extend onto sloping gardens too. Rear extensions provide plenty of ground floor space and a platform to extend upwards into a double-storey extension if necessary. Many choose to extend out the kitchen into a kitchen/diner, adding double or bifold doors to the garden. An excellent choice for those wishing to build a more open-plan ground floor.

Rear extensions make use of patio or garden space.
Probably the most straightforward extension with regard to Planning Permission or Permitted Development.
Can extend into a double-storey.
Great for creating open-plan kitchen-diner living areas.
Suitable for most types of homes.

Side return and wrap-around extensions

Side return extensions are extremely popular for city terraces that feature a channel to the side of the rear of the house, which often borders a kitchen. Side returns are typical of townhouses, terraces and city semi-detached houses.

If you have a disused space in the “L” of your property, you can fill that in with a side return extension. Some side returns are large - enough to create a whole new room - but most are reasonably narrow (approx 3 to 4m across).

Side return extensions are popular for extending kitchens into kitchen-diners, extending living rooms, or for creating open-plan living areas.

Wrap-around extensions take things a step further by extending at the side and rear of a property in an L-shape.

Makes use of the passage, alleyway or side return at the side of the rear of a house.
Great choice for houses in heavily built-up areas.
Popular for extending kitchens and living rooms.
Open plan potential.
Suitable for terraced city homes.

Double or second-storey extension

Double-storey extensions either add a new storey onto an existing storey or add two new storeys. Some detached or semi-detached houses have space above the kitchen, living room or other parts of the downstairs that can be extended into.

Another popular option is extending above the garage. Double-storey extensions are pretty cost-efficient as they build on top of existing foundations, which may not need to be strengthened if the home is sufficiently modern. PDRs have recently expanded to cover some types of double-story extensions.

Creates extra space for bedrooms.
Often built on top of existing rooms.
Can be constructed atop garages.
Probably more likely to involve Planning Permission.
Suitable for semi-detached and detached houses.

Planning Permission for extensions

Permitted Development Rights (PDRs) provide rights to homeowners in England and Wales, enabling them to make alterations to their homes without Planning Permission. Under PDRs, extending your home without going through the official planning process may be lawful.

Permitted Development applies only to the ‘original fabric of the building’. In other words, if the home was previously extended to its limit under PDRs, you can’t extend it again without Planning Permission.

Homes qualify for PDRs if they meet the following criteria:

Cannot be a flat, or a building containing one or more flats.
No extra storey previously added to the home.
If the home was converted from a non-residential building to a house (a change in Use Class), PDRs don’t apply.
The home wasn’t built as a ‘New Dwellinghouse’ under PDRs .

Specific limits to PDRs apply to buildings built on Article 2(3) designated land, including:

Conservation areas.
National Parks.
Areas of Outstanding Natural Beauty (AONBs).
Norfolk and Suffolk Broads.
World Heritage Sights.
Some conservation areas and sites of specific scientific interest (SSSIs).

In these situations, it’s absolutely essential to contact the Local Planning Authority to find out their stance on extensions. There’s a fair bit of local interpretation involved in planning laws, especially outside of built-up or metropolitan areas.

Remember, if your build is listed, then you’ll need to obtain Listed Building Consent for the work.

Providing your home meets all the above criteria, standard PDRs for extensions are as follows:

For all extensions:

The extension can’t be built higher than the original roof or 3m within 2m of a boundary.
Can’t alter the original roof.
Can’t extend outwards from the front of the house when facing a public highway.
Extensions can cover a maximum of half of the freeholder’s land.

For side extensions:

Can’t exceed a height of 4m.
Can only extend half of the width of the original house.
Single-storey only.

For single-storey extensions:

Can’t extend beyond the rear wall by more than 4m for a detached house or 3m for other houses.
Can’t exceed a height of 4m.

For more than one storey:

Mustn't extend beyond the rear wall by more than 3m.
The roof pitch must try to match the original roof.

By obtaining Prior Approval via a special neighbour consultation scheme (not Planning Permission), It’s possible to extend further than the above:

Over 3m and up to 6m for all other houses.
Over 4m and up to 8m for detached houses.

In this situation, you must contact the Local Planning Authority, who will submit your plans to neighbours who have a chance to object.

Working with a company that provides expert advice is invaluable when you’re trying to work out if your plans fit into Permitted Development or whether you need to apply for Planning Permission.

Fast Plans will help determine whether your plans fall under PDRs. If not, we will manage the planning application for you , taking away the stress of navigating the fine print of these pretty convoluted rules and regulations!

Lawful Development Certificates

You can apply for a Lawful Development Certificate (LDC) from the Local Planning Authority for a small fee. These legally declare that the development can go ahead.

Many contractors require them before beginning work. LDCs are required when seeking Prior Approval for developments in restricted areas, or when neighbour consultation is required.

It’s strongly recommended to obtain an LDC, and there’s practically no downside to obtaining one.

Party Wall Agreements

Party Walls are walls shared between a home and its ‘adjoining owners’ (i.e. neighbours).

Terraced and semi-detached houses are pretty much guaranteed to have at least one Party Wall.

The Party Wall Act provides a legal pathway to developing at or near these shared walls. Since your neighbour also owns the wall, certain works to it involve their consent. This is also true when building foundations near a Party Wall.

You can view our ultimate guide to Party Walls here which contains all you need to know.

For works that involve Party Walls, you’ll need to serve Adjoining Owners with a Party Wall Notice. Neighbours have 14-days to respond, with a non-response considered objection (aka. dissent). If you can’t reach an agreement with the neighbour(s), a Party Wall Surveyor will need to carry out an objective assessment. The surveyor will either decline the plans or approve them and provide a Party Wall Award.

If your work involves Party Walls, plan well ahead and prepare to obtain a Party Wall Award if neighbours object. If you get on with your neighbours and your extension has no real impact on their property, an agreement will likely come through within 14-days. But, if you can’t find your neighbours or they continually object, then be prepared for a longer process that can take 2 to 3 months.

Building Regulations

Aside from planning law, any extension will need to comply with Building Regulations. Building Regulations for extensions can be straightforward or complex, depending on the extent of the works.

There are tons of Approved Documents specifying regulations for everything from building security to electric car charging points and sound insulation. Of course, not all regulations will be relevant to your extension.

Here are key Building Regulations to bear in mind:

Key Documents A, C and L: Part A regulates the structure of an extension, including foundations. Part C and L specify damp resistance, insulation and energy conservation. The foundations, walls and ceiling need to meet certain specifications to provide structural stability, repel dampness and retain heat. Sub-floor ventilation, damp proof membranes and sufficiently strong joists are required for the ground floor. A, C and L also make provisions for external walls, including thermal insulation.
Additionally, parts A and B specify that steel beams are required to support ceilings and walls if a room is being opened up into an open-plan space, which is often the case for ground floor extensions. Finally, A, C and L specify what’s required for roof structures, ensuring weatherproofness, insulation and structural stability.
Key Documents B, E, F, K, L and Q : Windows and doors are extremely important for Building Regulations as they provide emergency exits and ventilation. For example, Part K makes provisions for preventing falls from windows and balconies by installing safety rails. Part E
Key Documents B, F, G, H, J, L, P : These regulations cover drainage, ventilation and hygiene, which are essential for kitchens and bathrooms. Part B specifies fire safety, which is particularly important for open plan spaces and second-storey extensions. It’s sometimes necessary to fit sprinklers and extra-fire-resistant panels into walls when building open-plan rooms.

While Building Regulations seem complex, working with reputable surveyors, architects and contractors ensure Building Regulation compliance. Complex extensions are inspected throughout the construction process, ensuring the building remains compliant.

How much does a house conversion cost?

The costs of house conversions vary hugely depending on the size and complexity of the extension, the location, site access and the quality of fittings and interior works. Location is one of the greatest cost influences, with extensions in London and the South East costing significantly more than those in the north of England and Wales.

Here are the main cost factors involved in a house extension:

The type of extension.
The age of the property.
Location in the UK.
Foundational works required.
Building Regulations costs.
Plumbing.
Electricity.
Fitting an en-suite, toilet or bathroom.
The specifications of the insulation and windows.
Planning Permission and Party Wall Agreements, where applicable.
Demolishing and/or relocating walls.
Interior design and fittings.
Any staircases required.

The average costs of the three main different extensions are below. As a rule of thumb, expect to pay around £1,500 to £2,000 per m2 of extension.

A small extension is around 15m2, likely costing around £22,500 to £30,000.
Medium-sized extensions are around 25m2 (which is considered the average extension size). This will likely cost around £37,500 to £50,000.
Larger extensions of around 35m2 will likely cost around £52,500 to £70,000.

In reality, prices vary with the type of extension, location and quality of design and fittings. Here is a table detailing the average costs of house extensions for standard and high-end extensions.

Extra house extension costs

The above are basic costs which don’t cover extras such as bathrooms, kitchens and fittings. Some common extra costs for house extensions are listed below.

The house extension process

Most house extensions will take at least 3 months to complete after everything is planned and confirmed, or longer if Planning Permission, Prior Approval or Party Wall Agreements are required.

The timeline depends on the project's complexity, weather, site access and other factors.

1: Planning stage - 4 to 12 weeks

Planning an extension involves consultations, surveys and other evaluations of the site and project details. Planning services like Fast Plans simplify the entire process, providing expert assistance with Planning Permission and Permitted Development Rights. This will help you decide what you want - and what’s possible for your house and budget.

The next step is producing drawings, which will take a couple of weeks at least. Meanwhile, any planning applications and Party Wall Agreements are enacted, and Lawful Development Certificates are obtained.

The planning stage will only take 12 weeks if complex Planning Permission and/or Party Wall Agreements are required. It’s always better to budget more time than you need.

2: Site prep - 1 to 2 weeks

Next, the site is prepped for what’s called the “first fix”, which means groundwork, laying foundations and beginning work on the superstructure. Relevant parts of the house are cleared, walls knocked down, etc. Site access is set up, and machinery is moved into place.

3: Groundwork, foundations and walls - 2 to 4 weeks

Scaffolding is erected if necessary and concrete slab bases are laid with insulation. After the foundations are laid, the walls are erected and installed with cavity wall insulation, damp proof membranes, sound insulation, etc.

4: Roof and internal walls - 1 to 2 weeks

Once the superstructure is in place, the internal walls and roof are built to create an enclosed space. Roofing membranes are laid into place before the roof is covered with tiles or other roofing materials.

5: Windows and doors - 1 to 2 weeks

Next, the windows and doors are fitted to waterproof the space so plumbing and electrics can begin.

6: Plumbing and electrics - 1 to 2 weeks

Once the extension is contained from the elements, plumbing and electrical work begins in earnest. This is ongoing and won’t be finished until pretty much the end of the project.

7: Break-throughs from original house - <1 week

Walls are generally broken through from the main house after exterior windows and doors are fitted.

8: Interior works begin - 1 to 4 weeks

Stud walls are built and plastered, and interior design work begins, including “second fix” electrics, carpentry, flooring, plastering and decorating. Electrics and plumbing are connected and tested. The extension is then refined and quality controlled with special attention to leaks and issues with the plumbing or electrics.

Do I need an architect to design my house extension?

House extensions require homeowners to obtain technical drawings and engineer’s calculations to comply with Building Regulations. It’s essential to work with professional architects and planning services to work out what’s possible with your home while streamlining the process of applying for Planning Permission, Party Wall Agreements, etc.

Fast Plans offers a house extension planning and drawings service that provides you with:

A full measured survey and design consultation.
Professional design and drawing service with unlimited revisions.
Complete engineer's drawings and calculations, ready for submission to Building Control (which we’ll also manage for you).
Fully-managed submission of plans to local planning authorities.

Our process will help you fulfil your dreams and visions while remaining compliant with the law and regulations. By obtaining professional plans, drawings and advice, you’ll sail through the red tape and get work underway as soon as reasonably possible.

Plan your perfect house extension with Fast Plans

A house extension will add extra space to your home while boosting its value now and in the future. House extensions are one of the best investments you can make and are nearly always profitable when selling your home.

By extending, you can rejuvenate and redesign your home without having to up sticks. House extensions are practical but exciting, and we love helping our clients fulfil their visions!

Fast Plans are home extension planning, design and drawings specialists. We provide a fully managed service that will get your ideas into motion. Not only do we produce the technical drawings and calculations required to begin your extension, but we’ll also liaise with the planning authorities and Building Control.

Fast Plans’ design and planning packages come with unlimited revisions and no hidden charges.

Get in contact today to find out how we can help you.

House extension FAQ

Here’s an FAQ of common questions regarding the design process and options of house extensions:

The Cost of Turning Your Loft into a Living Space: An In-Depth Look at Loft Conversion Prices

Sat, 20 Aug 2022 08:56:45 GMT

Creating More Living Space in Your Home: A Comprehensive Guide to Understanding the Costs of a Loft Conversion

Loft conversions are one of the most popular forms of extension. Loft space is often disused - converting it into a liveable area unlocks new space while boosting the value of any home.

There are a few types of loft conversions, but they all achieve the same thing. Loft conversions are ideal for homes that are difficult to extend, which include many city and town terraces. Some loft conversions can even be combined with other forms of extensions to create exciting new spaces.

Here, we’ll be answering the question: how much does a loft conversion cost?

The four main types of loft conversion

There are four main types of loft conversions:

Velux
Dormer
Mansard
Hip-to-gable

Dormer and Mansard conversions are by far the most common forms of loft conversions. These are similar, but Mansards involve additional modifications to the external wall to unlock more volume and headroom.

Mansards also look smoother from the outside. They’re extremely common in cities, and you see them on top of many buildings in London, Paris and other European cities.

Velux loft conversions are the simplest and involve converting the space and installing a Velux window into the roof. Unlike other loft conversions, Velux loft conversions involve virtually no modifications to the roof other than installing the window.

Since the roof isn’t extended, Velux conversions are the cheapest and easiest option. However, they’re relatively confining in terms of headroom and are only recommended for extra-large lofts.

And then we have the hip-to-gable, which is only appropriate for hipped roofs. The hip-to-gable takes the sloping side of a hipped roof and converts it to a vertical gable wall. These loft conversions can look pretty sleek and create large loft spaces that can easily accommodate a large single room or multiple rooms.

The type of loft conversion you choose greatly impacts the cost. Velux conversions are the cheapest, followed by dormers and then the more complex hip-to-gable and Mansard loft conversions.

The average costs of loft conversions

The cost of a loft conversion depends on some of the following variables:

The type of loft conversion and its size.
Location, with loft conversions in London and South East costing considerably more.
The property’s age.
Access to the property and its roof.
Boiler relocation if required, which can cost some £1000 or more.
Plumbing, if wash basins, toilets, showers, or baths are required.
Insulation and windows.
Interior design.
Staircases.

Some loft conversions are straightforward, e.g., when installed in a modern property with easy access. Other projects are more complex, e.g., when installed in an older hard-to-access property that requires structural modifications.

So, naturally, the costs of loft conversions vary considerably.

The only way to obtain accurate costs is to contact an architect or builder who will undertake a site inspection, suggest options and come up with an estimate. Estimates will include everything from material and building fees to scaffolding costs, interior design, and more.

Fast Plans offers a professional drawing and design service that simplifies the process, providing homeowners with architect’s drawings and engineer’s calculations so they can get their project off the ground with minimal fuss or hassle.

We’ve compiled the following average costs of different loft conversions to give you an idea of roughly how much to budget.

As of 2022, most loft conversions cost within the region of £30,000 to £60,000 for most typical single-room projects. Adding en-suites or multiple partitioned rooms will boost the price by some 10 to 25% at least. Larger loft conversions can cost upwards of £75,000 to £100,000.

The value of loft conversions

Loft conversions, like any house extension, involve significant up-front costs. However, up-front costs need to be weighed against:

The value you’ll get out of your loft conversion while using it.
The value your loft conversion creates for your home.

A Nationwide study found that loft conversions boost home value by some 20% , and another study of Rightmove properties revealed similar results . Loft conversions are especially valuable in areas where space is at a premium already, e.g. in city centers.

It’s often possible to convert a loft when receiving Planning Permission for other types of extensions is challenging or unlikely.

Converting the loft provides an excellent opportunity to add a creative new space to a home, which is boosted by features like balconies, terraces, and skylight windows.

Summary: How much does a loft conversion cost?

Loft conversions generally cost within the region of £30,000 to £60,000 for basic single-room projects (approximately 20m2 to 30m2). Everything from location and access to material and design choices affects the total cost of a loft conversion.

The cost of a loft conversion should be judged against the value it produces for a home. Loft conversions can boost home value by some 20%, which adds up to hundreds of thousands of pounds across much of the UK.

If you’re considering a loft conversion, Fast Plans can help. We provide highly-rated professional drawings and design services. Our loft conversion process includes:

Measured survey within 1 week
Designs with unlimited revisions
Engineer’s drawings and calculations.
All drawings required for Planning Permission, Building Regulations, etc.
Full planning management.

Navigating Planning Permissions: A Guide to Understanding How Far You Can Extend Your House

Mon, 09 May 2022 07:27:49 GMT

Maximising Your Home's Potential: A Beginner's Guide to Understanding Planning Permissions for House Extensions

Planning Permission is a much-bemoaned part of British planning and development law, but not all extensions require the homeowner to obtain it.

Permitted Development Rights (PDRs) are rights enabling homeowners to make certain changes to their homes without Planning Permission. PDRs have become increasingly relaxed and major extensions are now possible, including two-storey extensions.

Not too long ago, PDRs were extended further with a “Prior Approval” scheme which allows homeowners to perform large extensions by contacting the Local Planning Authority and consulting their neighbours.

So, how much can you extend a house without Planning Permission?

Overview of Permitted Development Rights (PDRs)

PDRs cover numerous home improvement projects ranging from loft conversions and house extensions to building garden outbuildings. Planning authorities would be overrun with applications if PDRs weren’t in place - they provide a legal pathway to changing a house without Planning Permission.

PDRs apply to England and Wales. Scotland has their own rules, available here , which are similar to PDRs.

There are a few jargon terms in PDRs, but they’re mostly straightforward to understand. Firstly, it’s essential to note that PDRs only apply to the “Original Dwellinghouse”, which is the home as it was first built or as it stood on the 1st July 1948.

So, if the home has already been extended as an original dwellinghouse, PDRs won’t apply. In other words, you can’t extend an already-extended home beyond the limits specified by PDRs. So, essentially, once you use all your PDRs up, you can’t reuse them.

Qualifying for PDRs

To qualify for PDRs, homes must meet the following criteria:

The property cannot be a flat or a building containing flats.
No extra storey was previously added to the home.
Home mustn't have changed Use Class. So, for example, if a home was converted from an old shop or warehouse, then PDRs won’t apply.
The home mustn’t have been built under PDRs. For example, it’s sometimes possible to expand existing buildings to add new homes. These homes wouldn’t have access to PDRs.

There are limits for buildings built on Article 2(3) designated land, which includes:

Conservation areas.
National Parks.
Areas of Outstanding Natural Beauty (AONBs).
Norfolk and Suffolk Broads.
World Heritage Sites.

In the above areas, side extensions are not permitted, nor are extensions at the rear of more than one storey. In addition, the exterior cannot be clad. Sites of specific scientific interest (SSSIs) also limit PDRs, by preventing homeowners from building rear extensions to the maximum 8m available with Prior Approval.

Article 4 directions

Moreover, Local Planning Authorities have the right to remove PDRs, which is typical in historic areas or local conservation sites. These are called Article 4 Directions.

Your local council’s website may release a map of areas of relevant local Article 4 directions in your area, and if you fall under one, you’ll need to contact the Local Planning Authority for advice on what you can and can’t do. Here are examples of Direction 4s in Richmond and Epsom council areas. There is significant local interpretation in PDRs, and they vary widely from council to council.

Listed buildings

If your home is Listed, PDRs still apply, but are still subject to obtaining Listed Building Consent . Failure to do so is a criminal offence.

If your home meets all of the relevant criteria above, then you can extend your home to the following limits:

For all extensions:

Only half the total area of land around the "original house" can be covered by extensions or outbuildings.
The extension can’t be built higher than the original roof, higher than the existing eaves, or over 3m high within 2m of a boundary.
Extensions cannot be built forward of the ‘principal elevation’.
Can’t alter the roof, or add the following:
Verandas and balconies
TV aerial or satellite dish
Chimney and flue, or soil and vent pipe.

For side extensions:

Can only extend half of the width of the original house.
Can’t exceed a height of 4m.
Single-storey only.

For single-storey extensions:

Can’t extend beyond the rear wall by more than 4m for a detached house or 3m for any other house.
Can’t exceed a height of 4m.

For more than one storey:

Mustn't extend beyond the rear wall by more than 3m and cannot be within 7m of a boundary.
Upper floor windows on side elevation must be obscure-glazed and non-opening unless more than 1.7m from the floor.
The roof pitch must try to match the original roof.

Through the Prior Approval neighbour consultation scheme (which isn’t Planning Permission), it’s possible to further extend by:

Over 3m and up to 6m for all other houses.
Over 4m and up to 8m for detached houses.
This doesn’t apply to properties in SSSIs or Article 2(3) land as above.

Prior Approval involves informing the Planning Authority of your plans first. This isn’t Planning Permission, but it’s still a good idea to produce accurate architectural drawings and engineer’s calculations for the best chance of success.

Lawful Development Certificates (LDCs)

Lawful Development Certificates enable homeowners to obtain certification that their extension complies with PDRs.

LDCs provide peace of mind that an extension can go ahead without Planning Permission and are highly recommended. In addition, some contractors require the homeowners to obtain LDCs before carrying out work.

Summary: How much can I extend my house without Planning Permission?

Permitted Development Rights give homeowners the power to change and develop their homes without Planning Permission.

The key facts are:

Extensions can be one-storey or two storeys at the side or back of the house.
Extensions can’t exceed the height of the original roof or less if they’re close (2m) to a boundary.
The rear of a home can be extended by 4m for a detached house or 3m otherwise.
This can be extended to 8m for a detached house and 6m otherwise.
Extensions or other buildings can’t cover over half the land.
There are limits for homes in various conservation areas.

Permitted Development is extremely useful for homeowners, but can be tricky to navigate. Fast Plans will help you work out how you can extend your home under PDRs, without Planning Permission. We will even manage the planning application for you and provide you with the professional drawings required to extend under the Neighbour Consultation Scheme.

Our expert advice will enable you to plan and build the extension you’ve always dreamed of!

Building Relationships with Your Neighbours: A Step-by-Step Guide to Party Walls

Tue, 11 Jan 2022 16:48:52 GMT

A Homeowner's Guide to Understanding and Complying with Party Wall Regulations

Whilst most discussions surrounding home extensions and loft conversions revolve around planning permission, there is another important piece of legislation to take into account: The Party Wall Act 1996.

Party walls divide properties and also include garden walls (but not fences). Since any works to or near a party wall impact all those who share the wall, a Party Wall Notice will need to be served to all neighbours party to the wall in question, and a Party Wall Agreement made in-writing prior to any works taking place.

The Party Wall Act is not there to prevent development - on the contrary! Its purpose is to help facilitate development to properties without posing undue risk to those who share a party wall.

Whilst failure to serve and obtain an agreement is not a criminal offence in its own right, it is still a breach of a ‘statutory duty’ and you will risk paying damages in the event of any complaints.

If your neighbours do not agree to the Party Wall Notice, then you will need to obtain a Party Wall Award which requires the services of a surveyor. It’s usually a good idea to carry out a survey regardless to ensure that the condition of the wall(s) is professionally documented.

Without further ado, let’s delve into the many components and nuances of the Party Wall Act.

The Party Wall Act

Party walls are shared walls, dividing many connected and adjacent properties.

Semi-detached houses will typically have one party wall dividing the full height of the property whereas terraced houses will have two party walls.
Flats and apartments may have four or even five party walls; above, below, and on two to three sides of the property.

Whilst many assume that the Party Wall Act only references structural walls within the properties themselves, it actually applies to walls that both:

Form part of the buildings
Don’t form parts of the building, e.g. garden walls (but not wooden fences)

What work is covered by The Party Wall Act?

Broadly speaking, any work that changes, modifies or otherwise impacts the structure of a party wall is notifiable to neighbours (officially called Adjoining Owners) under the Act. Some excavation works within close proximity of a party wall (6m) may also fall under the Act.

Any of the following works will likely require a Party Wall Agreement :

Any works to the shared party walls between semi-detached and terraced houses.
Works that involve ‘party structures’ which include the floors between flats.
Loft and attic conversions that involve party walls
Inserting damp-proof materials or insulation into the wall where cutting into the wall is required, or the wall needs to be repaired following the works.
Building extensions above shared walls or floors.
Works to garden boundary walls.
Excavations within 6m of the party wall where the excavation intersects with a 45-degree downward angle from the bottom of the neighbour’s foundation.
Excavations within 3m to the wall and deeper than the neighbour’s foundations.
Inserting beams or padstones into the party walls.
Changes to chimney breasts.
Increasing the thickness or demolishing and rebuilding the wall.

The Party Wall Act and garden walls

One confusing aspect of the Party Wall Act is that it also applies to garden walls; walls that “don’t form parts of the building, e.g. garden walls (but not wooden fences)”. So when does a garden wall come under the Act?

In the Act, garden walls are referred to as ‘party fence walls’ and many property deeds refer to both garden walls and fences as 'party fences'. The wording ‘party fences’ here is not relevant to the Act and often means garden fences that are jointly maintained by neighbours.

If you and your neighbours share a concrete or brick wall and it straddles both property’s boundaries then this does fall under the Act and relevant works to or near the wall will require a Party Wall Agreement.

However, party fences made from timber or timber panels connected via concrete posts do not count as party fence walls under the Act.

Just because a garden wall divides you and your neighbour doesn’t mean that it’s a party wall - if the wall sits wholly within your boundary, then the act doesn't apply.

The Party Wall Act and loft conversions

The Party Wall Act will apply to most loft conversions in terraced houses and many in semi-detached houses.

Loft conversions are a particularly attractive proposition in cities where vertical space is available and can add considerable space and value to any home.

Lof t conversions are likely relevant to the Act if they involve:

Cutting into the wall and installing load-bearing beams.
Inserting a damp course proof within the wall.
Removing chimney breasts from the wall.
Increasing the thickness or height of the wall, or otherwise demolishing and replacing the wall.
Cutting into the wall to install some types of insulation.

Works that wouldn’t typically involve the Act include:

Installing or removing electrical sockets and fittings.
Removing plaster.
Drilling into the wall to install she lves and fittings.

It’s vital to gain a professional opinion on whether or not a loft conversion will require a Party Wall Agreement.

The Party Wall Act and home extensions

Home extensions in terraced and semi-detached houses will involve the Act where works to a party wall are included in the plans, but may also apply to detached houses where excavation is required close to a party wall.

Home extensions are likely relevant to the Act if they involve:

Cutting into the wall and installing load-bearing beams.
Inserting a damp course proof within the structural or garden party wall.
Increasing the thickness or height of the structural or garden party wall.
Demolishing and replacing the structural or garden party wall.
Cutting into the wall to install some types of insulation.
Excavating within 6m of the party wall where the excavation intersects with a 45-degree downward angle from the bottom of the neighbour’s foundation.
Excavating within 3m to the party wall and deeper than the neighbour’s foundations.

Works that wouldn’t typically involve the Act include:

Minor modifications to the wall, e.g. drilling or removing plaster.
Works to garden walls that are fully within your boundaries.
Works to timber or other temporary fences.

Who does the Act apply to? Building owner vs adjoining owners

There are at least two parties involved in the Act; the Building Owner and the Adjoining Owner.

The Building Owner is more or less self-explanatory - this is the party that plans to carry out works on a building they own, either on a leasehold or freehold basis.

The Building Owner has the responsibility of finding out whether their works involve the Act and must then serve the correct notice at least two months prior to works taking place, unless the Notice is a Section 1 notice or Section 6 Notice where just one month's notice is required.

The Adjoining Owners are a little more complex to define and include:

A person in receipt of rents or profits from the land, which may either be a leaseholder or freeholder.
A person in possession of the land, i.e. the freeholder or a tenant, but not one on an Assured Shorthold Tenancy (AST) , which is the most common short-term tenancy. The lease agreement must typically be longer than one year.
A person who is entered into a contract to purchase the adjoining property, either freehold or leasehold.

For homes, locating the Adjoining Owners is usually quite straightforward. For flats and apartments, it may be necessary to check freehold and lease documents available from the Land Registry.

Party wall notices

A Party Wall Notice is served by the Building Owner to the relevant Adjoining Owner(s). The document should contain a complete description of the works as advised and drafted by a professional.

At least two months’ notice must be given from the proposed start of the works, unless the Notice is a Section 1 Notice or Section 6 Notice where just one month’s notice is required.

The notice will expire within a year, but once served, the Adjoining Owners have 14-days to provide a written agreement, or otherwise, the notice will automatically fall into dispute. The notice will also obviously fall into dispute if the Adjoining Owners refuse to agree.

The exact contents of a Party Wall Notice depend on the type of notice, there are 3 main types:

Section 1 - Line of Junction Notice
Section 3 - Party Structure Notice
Section 6 - Adjacent Excavation Notice

Section 1 - Line of Junction Notice

The Section 1 Line of Junction Notice applies where the boundary forms a junction with the Adjoining Owners but where there is no building or structure present on the boundary.

This applies when the Building Owner intends to build on or up to the line of junction - or boundary, and typically involves a separating brick wall. Timber fences are not relevant here.

Section 1 Notices would typically apply to the construction of a new wall on the boundary.

Section 2 - Party Structure Notice

The most common notice, which involves any changes, works or structural modifications made to an existing party structure and party fence walls.

Section 3 Notices also require a longer two month notice period.

Section 6 - Adjacent Excavation Notice

Section 6 Adjacent Excavation Notices apply to excavation works within 6m of the party wall where the excavation intersects with a 45-degree downward angle from the bottom of the neighbour’s foundation or excavations within 3m of the wall and deeper than the neighbour’s current foundations.

This type of notice must explain how the proposed works will not interfere or weaken the neighbour’s foundations and usually apply to house extensions.

What should the notice include?

The Notice should include at least the following:

The name of those planning and undertaking the work, including contact numbers and addresses.
The date the notice has been delivered.
A detailed description of the work and any professional supporting documents and drawings.
Any access requirements.
The planned commencement date of the work.
Enlisting professional help will ensure the validity of the Notice, otherwise, it might have no legal meaning

Reaching a Party Wall Agreement

Once the Notice has been served, it’s usually a matter of holding one’s breath and hopefully awaiting a Party Wall Agreement.

A Party Wall Agreement will either involve the Adjoining Owners signing off on your works and agreeing for them to take place, or issuing a counter-notice which makes provisions for extra simultaneous works that benefit them, e.g. repairs (which they will pay for).

What does a Party Wall Agreement include?

If the Adjoining Owners agree (also called assent), they will provide written consent and work with the homeowner to agree on the finer details of the plans, as well as documenting the condition of the wall with regards to any pre-existing cracks or issues.

It’s usually a good idea for a surveyor to create a schedule of condition on the party wall to officially document any cracks, damp or other issues prior to work taking place.

Can a neighbour refuse the Party Wall Agreement?

If the Adjoining Owners either fail to reply within 14-days or provide written objection, then a Party Wall Award will be required.

A Party Wall Award is an official survey of the wall(s) and the proposed works by a Party Wall surveyor.

Do I need a party wall surveyor?

In the event of an objection, the only path forward is to obtain a Party Wall Award which requires the service of a surveyor.

You cannot be your own surveyor, but one surveyor can act on behalf of both parties. It is the Building Owner’s responsibility to pay for the surveyor.

What happens if I proceed with no Party Wall Agreement?

To do so would be a breach of ‘Statutory duty’ and any subsequent issues, like damages to the neighbour's property, will be extremely hard to defend in court. You will also not have any access rights to the property.

How much does a Party Wall Agreement cost?

A Party Wall Agreement will only cost as much as it does to submit plans to the neighbour(s) and receive permission, which will likely include a survey and architectural drawings.

Party Wall Awards

Party Wall Awards are only required in the event of objection (or refusal) to the Party Wall Notice. They must be drawn up and submitted by a surveyor. The Party Wall Award can be appealed at a County Court by either party.

What are Party Wall Awards?

Party Wall Awards are objective evaluations of the wall(s) and the proposed works. The purpose of the Award is to provide a mediated path towards an agreement.

What will a Party Wall Award say?

Party Wall Awards do the following:

State the details of the work.
State when the work is to be carried out, including limitations on noisy work.
State the risk involved and how this can be mitigated.
Include a schedule of condition that documents the party wall from all sides.
Detail access requirements for contractors and the surveyor.

Common mistakes when dealing with a Party Wall Award

Planning: If you’re considering works that involve a party wall, it’s vital to plan well ahead. Obtaining all the necessary evidence, drawings, plans and other supporting documents prior to submitting a Notice ensures that your neighbours are equipped with the information they need to either approve or object to your plans in a timely fashion. It’s also not as easy as some people expect to actually locate neighbours in the first place - budget time for digging through the Land Registry, etc.

Budgeting: Party Wall Agreements will always cost something, but costs can rise to around the £1,000 mark if an Award is required. Budget for the costs of a Party Wall surveyor.

Not Obtaining a Schedule of Condition: If any damage is caused to the neighbour’s property then this will be incredibly hard to disprove without a professional schedule of condition which documents the wall on both sides. A court will likely automatically decide against the building owner without one.

Not Asking for Professional Help: Not all Party Wall Notices will be considered valid and the content will likely be insufficient if it hasn’t been drafted with the assistance of a professional. Seek professional help to save money and avoid possible injunctions lodged against the works.

Carrying Out Works Outside of the Award: If an Award is granted, it’s imperative to carry out works within the scope of the Award.

Not Acting Cooperatively: Party walls are an inevitability of many building projects and the point is that both parties own the wall, hence why they both have certain rights to use it. The law makes provision for the building owner to make modifications to the party wall, but these must not be wielded without due care and attention to the neighbour and the disruption works might cause them.

Summary: The Ultimate Guide to Party Walls

Party Wall Agreements usually run smoothly, providing professional guidance is followed and adequate supporting information is provided, including detailed drawings, a description of the works and schedule of condition.

If you fail to plan then you plan to fail with your Party Wall Agreement. This is not something that can be rushed - it must be taken seriously!

All things considered, most Party Wall Agreements do run smoothly without major issues or hiccups. The trick is in executing your Party Wall Notice professionally and with due consideration to neighbours.

Always make provisions for how a party wall might affect your plans - you will likely need to plan further ahead if your proposed works involve a party wall.

How Fast Plans can help

Fast Plans is a leading provider of loft conversion and house extension planning, designs and drawings.

We have built an extensive network of contractors, builders and surveyors and can point you in the direction of those required to realise your project, including Party Wall Surveyors.

We possess a deep knowledge of Party Wall legislation and understand the ins and outs of all relevant legislation, including the Party Walls Act. If a party wall is involved in your loft conversion or home extensions plans, we will assist you in obtaining the professional advice you need to move your designs forward.

Get in touch with one of our team members to discuss your project today!

Some commonly asked questions about the Party Wall process:

A Duplex Living Experience: An In-Depth Look at Maisonettes - The Ultimate Guide

Tue, 03 Aug 2021 12:46:07 GMT

Maisonettes 101: An In-Depth Look at Achieving the Duplex Living Experience

If you live in the UK, then a maisonette comprises a self-contained living area within another building that has a separate entrance and staircase (if on the upper floors). Frequently, a maisonette will be spread over more than one floor. The maisonette may be a conversion of a larger property or could have been built that way; this is often the case with older maisonettes.

Things are a little different if you live in Scotland as there, a maisonette is referred to as several flats, sitting on top of each other. This is usually in the form of a housing block and it has a communal entrance.

As for the word ‘maisonette’ you may be wondering where it comes from, as it doesn’t sound entirely English. It is a French word meaning ‘little house’.

What is it like living in a maisonette?

Now that you understand what a maisonette is, you may be concerned about living in one, feeling that privacy may be restricted. However, this is not the case as you will have a separate front door and won’t have to share it with anyone else. Unlike a flat where you often share a corridor or staircase, with a maisonette your front door exits to the street. Some people refer to them as a duplex but this is incorrect as this is an American term. Many maisonettes in the UK are located over shops or can even be a standard house that has been converted into two entirely separate dwellings.

Maisonettes vs. Houses

Size-wise, maisonettes can be as big as a normal house and with several floors. However, because they are adjoined, you pay less than if you were purchasing a house of any description. There should be an outdoor area that belongs solely to the residence and sometimes a private garage or parking area is included. It’s easy to see why maisonettes are good value, particularly for young people or families trying to get onto the property ladder.

Maisonettes vs. Flats

Maisonettes are often confused with flats, but they do come with advantages. As an example, if you compare a maisonette and a flat of similar size, the maisonette would be as much as 25% cheaper. As well as saving money, you should also find that you have a lot more privacy when compared to a flat. In flats, you are often plagued by noises from neighbours filtering through the walls whereas, with a maisonette, life is more private, particularly if you have several floors to spread across.

Things to consider

Of course, maisonettes do carry a cheaper price tag because they have some downsides. Let’s look at them, as these need to be considered if you are thinking about purchasing a maisonette home:

Limited size

Maisonettes can be sizeable but will not provide the same spaciousness as a house. Whether this is a problem or not will depend upon the size of your family group – single people, couples or those with just one child might find a maisonette perfectly suited to their needs space-wise. Often used as starter homes, as your family begins to grow, a move to somewhere larger may be required. Overall, whether the size of the maisonette suits you or not is down to budget and personal preference.

Permitted Development rights

If you are purchasing a maisonette intending to carry out building work to improve it, remember that it will not benefit from permitted development. This doesn’t mean that you won't be able to extend or improve it, but planning permission will be necessary. You would need to work with an architectural technician to create planning drawings, reflecting the type of design that would be easily accepted by the local authority. If you think you will expand in the future, this is worth noting. Where maisonettes have two floors, loft space is often an added extra and this can be a huge benefit if you know that your family group will grow. By working with an architectural technician who has good knowledge of what the local planning department is likely to accept, there is no reason why you should not extend into the loft as the number of people living in the maisonette increases. Even unconverted lofts bring with them lots of storage space so this alone may clinch your deal to purchase a maisonette.

With houses, permitted development rights normally apply so this provides a big advantage. For instance, if you wish to extend or convert the lofts, permitted development would usually allow this without planning permission being required.

For those buying a maisonette knowing that the family is going to grow, it will be a case of going down the planning permission route or moving home, unless you can make do with the current amount of space.

Renovations

When carrying out exterior renovations or maintenance works to maisonettes, you may need to involve the neighbours. This is because very often the exterior walls are shared. You will be responsible for the cost of renovating your section, but do take account of the fact that the work may spill over into space not belonging to you. Where you have a good relationship with neighbours, this is not usually a problem. Much will depend upon the extent of work being carried out and the cost.

Noise level

Depending upon the design and layout of your maisonette, noise may or may not be a problem. Because of the way maisonettes are constructed, the noise levels should not be as high as when living in a flat. As with most neighbours, much will depend upon the lifestyle and leisure activities of the people living in the maisonettes. Young children can be as noisy as someone playing loud music. If your maisonette is above a shop, think about how you will deal with the hustle and bustle as well as the noise or smells if it is a food-related establishment. Takeaways and restaurants are often open late into the night, so the noise caused by customers may create an issue.

Before completing your maisonette purchase, carry out research. Visit the area at different times of the day and see what the environment is like. For some people, noise may not be an issue, so much depends upon the makeup of your family. Most modern maisonettes have high levels of insulation, which will automatically reduce the amount of noise that carries over.

Parking limitations

If the door of your maisonette leads straight out onto the street and you are in a city or town centre, parking may be problematic. Look around and see what other residents without garages or parking spaces do. Is there on-street parking nearby or even a car park? If you don’t own a car, look out for the close availability of bus stops.

In conclusion

Generally, you can think of a maisonette as a small house, with a similar amount of space. Privacy is not an issue, as you will always have direct access, not having to share cluttered hallways or stairwells with neighbours. Add in the fact that most have two floors and you can see why the prices are so attractive when compared to a traditional flat or house.

Some commonly asked questions about the loft conversion process:

Lofty Ambitions: A Guide to Understanding the Different Types of Loft Conversions

Wed, 21 Jul 2021 12:46:07 GMT

Lofty Goals? A Guide to Understanding the Different Types of Loft Conversions

If you are running out of space in your home and have a loft, converting it into living accommodation is a great way of expanding. Because you already have the outer walls in place, converting the inside is usually less expensive than building an extension. If you need an extra bedroom, home office or even a bedroom with ensuite, converting the loft is the way to go. Let’s check out the types of loft conversions available, approximate costs and planning regulations.

1a. Dormer loft conversion

Popular because of its simplicity and affordability is the dormer type of loft conversion. Structurally, the extension will project out vertically from the roof slope, resulting in a box shape. There are no major changes to be made when producing this sort of conversion and the ability to use standard windows keeps the cost down.

The advantages of a dormer style loft conversion:

Provides plenty of headroom
Walls remain straight with flat ceilings
Creates plenty of room internally
Plenty of ventilation and light
Inexpensive when compared to other types
Should suit most types of houses in the UK
Frequently comes under permitted development

The disadvantages of a dormer style loft conversion:

Might not be the most aesthetically pleasing

Other variations on this theme are the L-shaped dormer, which wraps around the rear and side of the property and the gabled dormer – this has a v-shaped roof. The latter will cost more whilst reducing headroom but may be preferred for the front of a property.

1b. Mansard loft conversion

With this type of loft conversion, the party wall shared with your neighbour has to be raised. The roof will still be flat but the outer wall will slope inwards. Most mansards are located at the rear of terraced houses.

The advantages of a mansard style loft conversion:

Felt to be more aesthetically pleasing in design than the dormer
Looks good with older buildings
Provides more headroom than other conversions
Let’s plenty of light in

The disadvantages of a mansard style loft conversion:

Planning permission will likely be required
A party wall agreement will need to be issued
Construction time takes longer
More expensive than other styles of loft conversions

1c. Hip-to-gable loft conversion

For those living in detached or end-terraced homes, a hip to gable conversion of the loft will straighten the end roof, leaving a vertical wall. This opens up the space and makes it feel much larger.

The advantages of a hip-to-gable loft conversion:

Blends well with the existing property
To give maximum space, it can be combined with a rear dormer conversion
Great for chalets and bungalows

The disadvantages of a hip-to-gable loft conversion:

Cannot be used for mid-terraced properties
Costs more than a dormer loft conversion
If the neighbouring property doesn’t have a hip to gable, the building can look imbalanced

1d. Roof light / Velux loft conversion

If your budget is tight, how about considering a roof light loft conversion? The space will remain as it is with just windows added and the floor reinforced.

The advantages of a roof light loft conversion design:

Can be as much as 25% less expensive than other loft conversion types
A high approval rate in conservation areas
The eaves area provides plenty of storage space

The disadvantages of a roof light loft conversion:

There needs to be a minimum head height of 2.25m in the middle of the room
The space will remain the same so additional room is not provided
Headroom is limited
May require planning permission if the windows are at the front

2. Establishing if your property is suitable for a loft conversion

Just because your home has a loft, this doesn’t automatically mean that it can be converted. Before you start talking to builders, it’s a good idea to contact an architectural technician and ask them to carry out a survey (which is usually free of charge).

They will visit your property and check the following:

Roof structure – is it a modern trussed roof or a traditional one with rafters and purlins?
Height – the minimum height required for a traditional roof is 2.2 metres and 2.4 metres for a trussed roof.
Useable space – will the loft space provide enough useable space to make it practical?
Chimney – ideally, the chimney does not pass through the loft so will not need to be relocated.
Roofing felt – does your roof have felt below the tiles? If not, you will see the tiles and the wooden battens. Unless the house is very old, it should have felt.

Once the survey is completed, the architectural technician will let you know whether your loft is suitable to convert. It’s then just a matter of choosing the most suitable style of conversion to suit your budget. Should the survey throw up a problem, don’t worry as most of the time, this can be handled with a little extra work.

3. What will my loft conversion cost?

It’s very hard to give an estimate as much depends upon where you live, the type of conversion and any extras included. The most basic of loft conversions can be provided for £1700 per Sq. Metre with more elaborate and complex designs costing approximately £2000 per Sq. Metre.

4. Why convert my loft?

If you live in a property that has a loft, converting it is a great way of providing more space cost-effectively. Many homeowners find that by using space that is already available, they don’t have to spend nearly as much as when building an extension. Whether your home is old or modern, if you have a loft and are running out of space in the main living area, considering getting your loft converted makes so much sense. There are also many advantages obtained when you convert your existing loft space:

Create more space

You get more space without having to move home or build new external walls with a roof (as with an extension). The unused space in your loft is ready and waiting to be converted, providing you with all of the additional space that you need. Look at other completed loft conversions and you will see that they are regularly used as bedrooms, gyms, reading rooms, playrooms, home offices and even music rooms. Whatever you need, your loft can provide it, ensuring that your family has plenty of space to live in and move around.

Improve the residual value of your property

It’s truly a win-win situation when you convert a loft. Not only do you get the additional space you were so craving but also the value of your home will go up. In addition, the great thing is, it is usually by much more than the cost of the conversion. By getting your loft designed by experts, your home will stand out from others in the same area and will be more valuable. If you decide to move in the future, potential buyers will be attracted by the creative use of the extra space. Think of the money that you spend on the conversion as an investment rather than a cost with no return.

Take advantage of the view

Once you get up into the roof, the chances are that you will see views that you didn’t know existed! Whether you live in the city or the countryside, the extra height is sure to make the most of the surrounding landscape. When placing your windows in the converted loft, don’t forget to make the most of those stunning views. Irrespective of how you are going to use the space, taking advantage of the available views is a sure-fire way to make your property more attractive.

Some commonly asked questions about the loft conversion process:

Navigating Planning Permissions: A Homeowner's Guide to Understanding Permitted Development Rights

Tue, 08 Jun 2021 12:46:07 GMT

Permitted Development Rights for Homeowners: A Guide to Navigating Planning Permissions

Permitted development rights enable homeowners to undertake many significant improvements to their homes without needing planning permission. These include things like converting the loft, adding another bedroom or two, and making your kitchen bigger - all of which can be done with minimal fuss thanks to permitted development. But there are limitations and restrictions in place that should be taken into consideration before undertaking any such work on a property. To make sure you take advantage of this scheme it's worth keeping these points in mind when considering if an improvement fall within the realm of permitted development.

What is permitted development?

Permitted development grants homeowners the opportunity to undertake construction and improvement projects without having to go through a lengthy, expensive process of planning permission. Permitted development consent is awarded as a General Development Planning Order.

Types of permitted development rights

New There are various types of permitted development rights. These fall into a variety of different categories according to the type of work being carried out by the homeowner, Class A and Class B.

Class A – Extensions (enlargement, improvement or alteration)

Extensions are one of the most popular modifications homeowners make to their homes. Homeowners can create a single-storey side extension as large as half the width of the existing building. Class A allows for a single-storey rear extension up to 4m long for detached properties and 3m long for semi/terraced houses. Class A was made more flexible for people looking to extend under new amendments that took effect on May 30th 2019 with large single-storey rear extensions being allowed up to 8m (or 6m for semi/terraced) but requiring prior notification first in accordance with council development rules.

Class B – Additions to the roof

Rear dormers and hip-to-gable extensions are permitted providing the total volume is not more than 50m3 (40m3 for semis/terraced). Outbuildings can be built within a residential curtilage long as they are behind the principal residence and do not cover the curtilage by more than 50%, being no more than 3m high.

Types of projects & works that can be carried out under a permitted development

Many projects can proceed under permitted development rights, both internally and externally. However, strict design criteria must be complied with. If this is not the case, planning will be required. Here are just a few of the usual types of projects permitted:

Constructing a porch
Alterations internally
Converting a loft
Installing solar panels
Fitting satellite dishes
Adding dormers or rooflights

Types of projects & works that cannot be carried out under a permitted development

It's always best to check in with your local planning authority before starting any work on a property. For example, if you plan on building a new house or creating a new dwelling by subdividing another property, it is likely that you will not be covered under permitted development rights and need to make an application for permission - this also goes for making changes to listed buildings located within designated areas.

Types of projects covered by permitted development rights

So, you may be wondering what kind of project is possible with permitted development rights. There are many things that are acceptable but the most common request for projects that have these permissions includes; changing from one home into two or more homes, adding an annexe or extension or converting unused space in your property like garage spaces into living/bedroom areas. However, there are always limitations so make sure to consult your local authority or an architectural designer before starting any building work.

Types of projects not covered by permitted development rights

You should find that your local authority planning portal provides a useful tool that enables you to check which types of projects are not covered by permitted development. If after using this, you are still not clear, consult with an architectural designer, such as Fast Plans, or speak directly to your area’s planning control department.

Permitted developments & conservation areas

Properties located within conservation areas or shown as listed buildings have much stricter rules when it comes to permitted development. In conservation areas, you will need to gain consent to demolish or change the structure of the buildings. In particular, listed buildings require consent for building work both internally and externally. Contact your local authority if you are not sure of the property’s status.

Can permitted development rights be restricted or withdrawn?

With regard to permitted development rights, they may be restricted or withdrawn when building or renovating a house in England. This is particularly relevant if the proposed work will have any impact on neighbouring properties; of course, this is particularly relevant for flats, maisonettes and other multi-occupancy buildings as alterations to these may affect many people at once. If building within designated areas such as national parks, AOB or conservation areas then what was previously considered permissible development could now be prohibited to maintain the character under an Article 4 direction.

How do I know if my proposed work falls within the scope of permitted development?

Always check with an architectural designer (such as Fast Plans) or your local authority to be sure that your intended work is covered by permitted development rules. For full peace of mind, it is also worthwhile applying for a Lawful Development Certificate from the local authority. This guarantees that there will be no problem in the future. Work not covered by permitted development will require planning permission.