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Planning application costs (in south west)

russdx1

russdx1

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Bristol
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russdx
I want to convert my single attached garage into a large double (so 2 doors and the pillar in the middle but the interior is one large double space) The garage has our bed room en suite on top of it so when converted would need a large beam added etc...

I would need all application drawings / surveys / planning permission / builders drawings sorted etc..
I found a local company with loads of great reviews but the quote was £2k + VAT! is this how much just these drawings cost?

Just curious how much you guys paid for your drawings for your various pin extensions? did you sort out the planning submission your self?

Of course I will fill it with pins once complete :D Going up stairs way to much hassle :( And not allowed any more in dinning room :(


and yes @Neil McRae it will have planning permission :D
 

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I had an extension done on the house 8 years ago in Dorset roughly doubled the size of the house, It was about £300 for planning and £350 for building control. I think I paid about £600 for drawings all with no VAT. Are you sure you need planning and its not permitted development particularly if its only a single story ? Obviously you will need building control.
 
I have no idea if I need planning permission or not? I have measured and it will come about 1 foot of my boundary (which is a little lay-by on our street, the house is in the end of our row) I assumed it would need it?
 
im no expert but I believe it works by you are not in a conservation area and you do not build over more than 50% of your garden, also it depends on the size of the extension of course like a certain percentage increase in your house size. Your local council should be able to guide you before handing over monies.
 
Yeah doing some basic research and it does appear you don’t need it.... but would still need all the drawings etc... you would hope who ever does that would tell you if you need planning or not.
 
I've just instructed a builder that includes the plans + submission etc. I think the council bit is about £1k all in. I need quite a bit of building work but my highest quote for the plans alone + some minor project management (1 site visit per week) was £35k.

Can only dream of planning etc costing £2k. Seems pretty good to me.
 
Your local authority website should have links to planning, but all follow the guidance on the gov.uk website "Permitted Development Rights for Householders; technical guidance" There are some basic rules, but the technical guidance is the go to document. I had an (old school) architect do some plans for a single storey 600 sq. ft. extension on a house in Coombe Down near Bath, in a conservation area which also included a complete rejig of the house and he charged a bit over £2K for all plans, submitting applications and dealing with planning through to getting the permission. I felt that was a bargain price - old school architect, close to retirement, loved his work.
 
Guess it’s one of those get what you pay for situations and this company has great reviews. But will get a few more as well :)

what’s the advantage of not needing planning permission? You don’t have to pay for it? And don’t need the initial drawings drawn up? Can just jump straight to the survey / builders drawings?
 
If you don't need planning permission it takes away the effort, cost and sometimes pain of getting it. But you will still need plans and must follow building regulations. And some people are uncomfortable not having planning permission paperwork, so apply for a Lawful Development Certificate anyway for peace of mind (and it helps when coming to sell the house on). You can ask to talk to your local planning office about it but almost all charge a fee (which may be as low as £50 or could be a few hundred. each planning office sets its own fees.
 
One thing to consider is that the drawings needed to get planning and the drawings needed to build the extension, particularly if it is complicated, will be different. We got planning to build our house from scratch on the basis of drawings that costed us less than £500. There was no way we could have built the house on the basis of those drawings. We paid someone else another £1.5k to develop the details to define how to build the house.
So maybe £2k to get detailed drawings and planning is not miles off. And it sounds like they have a good reputation. Probably for a good reason. You don't get a good reputation by ripping people off.
 
For smallish extensions I generally charge my clients a package price 2/3k + vat depending on how complex the design is. That includes the initial drawings to get the Outline planning, submission (client pays council fee separately), full building control drawings upon granted permission and the structural calcs for any beams etc. Any planning conditions that need to be discharged are subject to a separate fee depending on the work involved.
hope that helps 😀
 
I had an architect draw up my extension a few years back. I thought he would just draw the extension and part of the house where it touched. Well, he came in and spent about 2 hours measuring all over the house. Result was I had a full set of drawings for existing state and planned state. These included plan, front and side elevations and a cross section front to back showing stairs and different floor/ceiling heights (even a profile of existing garden and planned patio).
I was playing about with sketch up at the time and have been able to produce a very accurate 3D model of the house.
They did the full planning permission application as well, all up around £3k. Structural engineer was another £600 an he specified a steel goalpost that would hold up a motorway bridge and a couple of ton H frame for the rooflight (4m x 2m)

(at the time of building I didn’t have any pins at all and only a hazy notion that I would like to own one some day. So, having spent a considerable sum ensuring there is maximum sunshine, I’m now looking at various options to keep it out. Funny how things turn out.
 
Pretty sure I need planning as I go within under a foot of my boundaries


Yeah the quote was for
  • Stage 1 Measured survey, draw the ‘as existing’ sheet/s
  • Stage 3 Planning application
  • Stage 4 Building plans
  • submitting a building regulations application
£1950 + VAT.

Excludes local authority fees re planning and building control
Plus VAT.


Is a garage as complex as a normal extension? It will just have a basic wooden pitched roof with a rear door and x2 front electric roller doors rest can just be basic breeze blocks etc.. and a concrete floor (will carpet little area for pins though :D) Only thing that makes it a little complex is our en suite sits above so that needs to be supported correctly and our gas/electric meters are on the wall that will need to be knocked down so they need to be moved.


EDIT i miss read the document its saying the eaves cant be higher then 3m if within 2m not you just cant do it.
"8 Within two metres of the boundary
If the extension is within 2m of a boundary, maximum eaves height should be no higher than 3m to be permitted development. "
 

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I’d be amazed if you could get away with permitted development on a front aspect change and something so close to the boundary - reading that other doc (is that from the land registry?) it makes me wonder if you can even do what you want even with planning. Also estates like yours often have covenants in them that prevent what you are trying to do - it probably won’t stop you entirely but if you get a dick neighbour that can make it difficult if your deeds have such a covenant (and will make the solicitor of the next buyer of that house foam at the mouth and want all sorts of liability cover!)

The cost of the build will not be cheap either and given it will be propping up the rest of the house I’d want to get proper architectural drawings done in any case and go for planning to be safe as if you don’t and someone moans it could
be painful if they rule not in favour and pull it down.

I probably could have built my shed and got away with under PD but as it was going to cost a decent amount of wedge it just made sense to go for planning - it then allowed me to go higher roof wise.

Have a look at the planning portal for permissions given/rejected in your area and see if there are anything of similar size/design.

The local neighbourhood society where I live just successfully got an extension to create a flat pulled down that had no planning.

Neil.


Sent from my iPhone using Tapatalk Pro
 
Yeah iv been on the planning portal and seen quite a few local extensions some of them go within inches of the pavement, this would go within about a foot of a lay-by then another meter and bit is the road it self so it should not upset any neighbors. Not sure of any covenants certainly nothing was found by solicitors when buying the house. But will mention this to the architect :)

By sounds of it the price looks good and the reviews are good so maybe just GO FOR IT :D
 
Top of Page 16 of the "Permitted Development Rights for Householders; technical guidance" (which is a guide published by the Ministry for Housing) shows that you would need planning permission due to being a corner plot.

Before you start, you may want to contact the Local Planning Office to get their views on whether planning would be granted. You can't just call them up ; you will have to pay for a "Pre-application advice" consultation and they will have set fees but it is typically £150 and takes up to 4 weeks for them to answer. You should give them as much info as you can about what you want to do and ask them specific questions and they will answer and you can ask them for a view on whether your plans would likely be approved and what changes you may need to make to make that more likely. You will not get any commitment about approval but It might be best making this sense check before paying £2K in fees to draw up plans for something that may be a non-starter.

And on the building it is a massive job to take out 16ft of an external wall and support the wall above and move electric and gas meters and it would be substantially cheaper to have side by side singles with a 3ft doorway through and leave the electric and gas as is. If you put the new doorway right in the middle through in the middle, you will be able to get 6 pins in the new single garage (3 either side of the new doorway) and still be able to get the glass off for servicing. I would ask a builder the difference in cost; it will be substantial.
 
russdx1 said:
P

Yeah the quote was for
  • Stage 1 Measured survey, draw the ‘as existing’ sheet/s
  • Stage 3 Planning application
  • Stage 4 Building plans
  • submitting a building regulations application
£1950 + VAT.

Excludes local authority fees re planning and building control
Plus VAT.
Click to expand...

£2K seems very reasonable if it includes what you describe.

My pin room extension last year cost:
£234 for a full measured site survey using specialist surveying company.

£775 for initial drawings, pre-planning consultation and submission of the plans for planning and liaising with the Local Authority, a bit of to-ing and fro-ing resulting in a successful planning app. The architect also drew up a really good 'Design and access statement' which I believe was key to the success of the planning app.
This was a bargain price as done by Clare's Son , Chris, who was still at Uni studying Architecture at the time. He and a couple of his course buddies, set up a company to do work whist they were still studying. They did a fantastic job.
PM me and I'll sent you to Design and access statement.
If I'd used a well established local firm of architects the cost would have been £1.2k-2.4k just for the initial drawings and submitting the planning app (I know cos I got a couple of quotes).

£206 Council planning Application

£800 for structural engineer calcs

£600 to employ an Architect technician to draw us a full spec of building regs and builders specification drawings. He also helped be review all the builders quotes and liasied with each of them when they had questions and queries. This was dirt cheap - I used a guy who did it as a job on the side. His company would have charged £2k+

£774 Building control



In a previous extension in 2008 I moved both gas and electric meters, The gas and Electricity suppliers have a pretty std charge for this, based on how far you are moving. It's easy to do - just adds to the costs. in 2008: Gas meter move £545 Electric Meter move £345 I guess will be more like £800-£1k each now.

I also built a similar garage extension like you are planning, it involved removing a large part of the external gable wall so that we have the new garage open with the exiting integral garage (hence the need to the move the meters). Looking at your plans, its the way to go, and pretty straightforward to do.
 
when I had my extension on the side of my house,I didn't need to move the meters,as they were still on an outside wall,but we did have to have the mains gas pipe moved that fed the meter from the road,as building regs did not like the gas pipe running under the new foundations(strangely enough the electric meter cable taking the same route was fine to be buried under them),it cost us £1200 for british gas to move the pipe,and it held up the build as it took them ages to turn up and do it
 
Thanks for all the advice guys

My heart is set on a proper open double as i want the full open space (for all my garage stuff plus the pins) and I just like big open spaces and want the room to be able to repair pins properly (not crammed in a single) Talking to the planning office and paying the £150 for some preliminary advice is the way to go i think :) I will work on this next. If all checks out I'll probably go with this company as local and have great reviews from what I can find.

We did have my gf friends bf brother LOL who is a local builder come out and he said he cant see any major red arrows why it cant be done, the work it self can certainly be done (he said around £27k as a very very rough quote, not inc moving the gas / electric like mentioned above this is about 1k each) But it would be down to planning etc... I send my basic above plans to that company as well they also said planning would most likely be granted as well but that's also a guess. So no one has flat out said no yet.... Planning office next step i think if they don't flat out say no "sooo there is a chanceeeee" I will proceed :)

If what for ever reason its a none goer I will finish off the house (we bought cheap to slowly do it up) then sell and move and just buy a house with a double lol. This house is in a fantastic area as close to the M4/M5 and 2min from the kids school and a really nice park and just is a very nice area in general so moving would be last resort BUT I WANT MY DOUBLE GARAGE :D I now work from home full time (office is closed for good by the looks of it, thx covid19 lol) so technically can move any where (hello wales.... @M4carp lol) as we have a few friends there. But we will see.

I will keep you all updated with the progress :)
 
Hmm phoned the local planning guidance number
https://www.bristol.gov.uk/planning-and-building-regulations/guidance-on-planning-for-householders

And they just say we Bristol does not have a planning officer, just submit and hope it works out... Nice... lol You can ask for lawful development but seeing as this goes right to the boundary that would be out the question. Look like will just have to get some plans drawn up and get the bare minimum i need just to submit and see what happens.
 
russdx1 said:
Yeah iv been on the planning portal and seen quite a few local extensions some of them go within inches of the pavement, this would go within about a foot of a lay-by then another meter and bit is the road it self so it should not upset any neighbors. Not sure of any covenants certainly nothing was found by solicitors when buying the house. But will mention this to the architect :)

By sounds of it the price looks good and the reviews are good so maybe just GO FOR IT :D
Click to expand...

Does your land registry actually say you own that land? on that other photo you posted it didn't look so clear.

WRT the covenants it might not be there, and often solicitors are lazy bastards and don't tell you about anything like that, but if you have a copy of your deeds have a read, if you don't have a copy of your deeds I'd suggest getting one anyway.
 
Came across this so which pretty much says you need planning permission, as I am on the end i basically have two "highways" as they call them and you cant extend towards them without planning permission.
1597756362816.png
 
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Neil McRae said:
Does your land registry actually say you own that land? on that other photo you posted it didn't look so clear.

WRT the covenants it might not be there, and often solicitors are lazy bastards and don't tell you about anything like that, but if you have a copy of your deeds have a read, if you don't have a copy of your deeds I'd suggest getting one anyway.
Click to expand...

Yeah everything in red is mine (so neighbors owns about a foot of my front lawn!!!), the full pdf is much clearer then the little snippet i posted. Read the deed's and can't see any strange covenants mentioned nothing more then the usual **** about if u damage a drain pipe you fix it etc..
 
Surveyors came out Monday to create existing house drawings and sent me the drawn plans yesterday (that's quick lol) They are now creating all the proposed drawings for me to confirm will post some pictures once complete :) From looking at the proper plans there is deffo enough room which is good but the gas/electric/house fowl pipes all need moving which is making it a bit of a nightmare. Its all doable but just takes that much more effort and adds on a big chunk of change to the project :( But has to be done!
 
Plans have been drawn up for submission to planning permission.
Hopefully goes through ok, lets see if they can live up to there 100% success rate :D Get a few pins in there i reken.

WISH ME LUCK

garage-plans.png
 
Just received builders drawings which look great, now waiting for structural engineer to do the beams calculations :)

Then should just be a matter of getting building quotes which will be next year now. Aiming to start work around March/April.
 
Got quote for structural engineer, that **** ain't cheap either but needed as i still want a house left after this :D costs are mounting and not even laid one brick yet :D Could of bought a nice stern with the cost of all these plans LOL then quite a few NIB's with the actual cost of the building work. But would have no where to put them so sort of chicken and egg haha. All be worth it once done :)

Cavity walls have been added and loads of roof insulation as well so it should keep its heat and be quite warm, i'll add a radiator as well so not machines are kept at a nice temp and its not cold to be out there when playing / working on them :)
 
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