01: Introduction
Welcome to the Draw Plan Ground Floor Extension Guide!
Through the course of this guide we will talk you through planning permission, permitted development and building regulations. In addition we’ll provide you with some inspiration to get the most out of your ground floor extension whether it’s by adding a kitchen extension, a work from home office or a garden room.
“Draw Plan helps hundreds of clients extend each year. We believe that home owners deserve high quality design that only the most talented Architects can deliver”
02: Why a ground floor extension?
Most time in the home is spent in the communal areas such as the kitchen and lounge. A ground floor extension allows homeowners to maximise this space creating a versatile and flexible addition to the home.
Why extend your home?:
- Extra space.
- More natural daylight.
- Improved connection to the garden.
- Increased property value.
- Add extra rooms.
- More time with the family in a larger space.
Benefits of a ground floor extension:
- Multiple size options.
- Multiple budget options.
- Permitted development rights can sometimes be applied.
- Great way to create open plan living.
Architects are used to dealing with this type of project.
03: Choosing your ground floor extension?
When it comes to extending your home there are many options for property owners each with their own pros and cons. Each option will vary in price, size and depend on your property type. This is one of the most important decisions a property owner will make when extending their home so it is essential to get it right.
Ground Floor Rear Extension
This is the most common choice and allows you to create an exciting new connection to the garden while opening up some of the existing rooms.
Pros:
Their simple design means that the architectural process is streamlined and the cost can be less. Local builders will also have experience in this type of project as it one of the most common in the United Kingdom.
Cons:
Extending into the rear garden will inevitably reduce the size of the garden. If you have a large enough garden to accommodate this change it shouldn’t be an issue but if external space is tight extending here could devalue the property.
Ground Floor Side Extension
This is usually an option when owners have wasted or under utilised space at the side of their properties and can make the most of alleyways.
Pros:
Using wasted or under utilised space avoids the need to reduce the side of the garden, making this an efficient option.
Cons:
These projects tend to be more complicated and therefore more expensive than rear extensions and you’ll need to be careful not to close off too much light by loss of existing side elevation windows and doors.
Ground Floor Wraparound Extension
If maximising space is important to you then this is a great option to truly transform your home. A wraparound brings the existing property out at both the side and rear.
Pros:
By squaring off your home you won’t need to lose as much garden space and this option allows for some innovative design styles.
Cons:
Being a bigger project costs will be greater whether it’s architectural fees or build cost. You will also need to consider increased structural engineer’s fees should the existing rear and side walls need to be completely removed.
04: Planning permission or Permitted Development?
Before you can start building you will need to obtain the correct approvals from the local authority. This can be done either by obtaining planning permission or utilising your properties permitted development rights.
So what are permitted development rights?
Permitted development allows property owners to to extend their home without the need for planning permission. Created by the government to streamline the planning process, extensions must follow a strict set of requirements.
Please be careful not all properties benefit from permitted development rights and in some cases have had them completely removed. Your Architect will be able to advise you on your ability to utilise these permitted development rights.
Lawful development certificate
If you are planning to extend your home under permitted development it is advised that you obtain what is known as a lawful development certificate. This proves that your home has been extended lawfully and didn’t require planning permission. This is a useful document to obtain as a solicitor may request it should you decide to sell the property in the future.
Applying for planning permission
If you plan on extending beyond the permitted development rights or your property has had the rights removed you’ll need to make a planning application. This process takes 8 weeks and involves the planning department reviewing documents produced by an Architect.
Planning decisions are made based on a range of criteria from design & appearance to privacy, parking, overshadowing, proposed materials and historical significance to name a few.
Once the planning application has been reviewed you’ll either be given an approval letter or a refusal letter from the local authority.
What happens if planning permission is rejected?
The planning department will usually give reasons for refusal. Your Architect can address the comments and resubmit the amended drawings back to the planning authority. The council will offer a free resubmission within 12 months of the original planning application date. Complex refusals may require the appointment of a planning consultant but your Architect will be able to advise on the best course of action.
Building regulations
Once planning approval is granted you’ll need to obtain building regulations approval. While planning covers size, appearance and aesthetics, building control covers the more technical elements of a building. Items sure as, Structure, fire rating, heating and ventilation to name a few. Your Architect at Draw Plan can guide you through this entire process and submit documents for approval on your behalf.
Conclusion
This is a basic introduction to ground floor house extensions however the good news is that Draw Plan takes care of the entire process for you, acting as you agent to take the stress of form filling away.