I'm looking at getting an extension built at the back of my house which would not need planning permission.
Can anyone please confirm a couple of things for me...
(a) what approvals/cerificates do I need for my own benefit if selling the place later?
(b) who exactly can give me these things?
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Before saying anything let me advise you - accept nothing and always check advice freely given.
Exempted Development
There are a lot of factors to consider when extending a property.
To start the ball rolling; -
- Have you designed it yet?
- Have you commissioned a set of drawings for it yet?
- How do you know it will be compliant with the Building Regulations?
- Are there any specialist forms of construction/problems in the existing house you need to take account of?
The first thing to do is establish that what you intend to do is in fact exempted development.
There are a lot of qualifications as to what constitutes exampted development that can wrong-foot the unwary, so first ask yourself; -
- How do you know your extension doesn't need planning permission?
- Have you shown the drawings of the proposed extension to the local planning officer and he's confirmed its exempted?
If not, you should do so, or approach an architect who is competent to advise on what constitues exempted development and instruct him to do so. The most damaging decisions are those based on obsolete assumptions.
Issues to bear in mind include; -
Are there any previous extensions/conversions that have increased the habitable area of the dwelling that was originally permitted?
[40sq.m. max only applies to the originally permitted house plan]
Assuming the house has not been extended/converted previously; -
Is any of it on 1st floor?
[12 sq.m. semi-detached, 20 sq.m. detached]
How close it it to the side boundary?
How close it is to the rear boundary?
Are there windows facing either?
Is the roof hipped/gabled/flat?
If its flat roofed with a pediment and the original is single storey pitched, it probably won't comply, believe it or not.
Even flat roofed with a straight out eaves it probably won't comply, even if you are within the floor areas, if the original is single storey pitched.
Its an eaves height thing.
If the original is two storey with no gable to the rear and you extend out on 1st floor as well and put a gable on your extension, it probably won't comply.
Its an existing wall height thing.
If your roof exceeds a certain height it won't comply.
See?
There's a whole mountain of trouble awaiting unqualified "experts" extending their home without taking proper professional advice.
And the worst thing for the client is when the architect doesn't know his stuff on planning exemption, so:
Always discuss it with the planning officer.
Time well, spent, believe me.
Certification:
Solicitors usually carry the ball on conveyancing.
A diligent purchaser will retain a good solicitor who will ask for the building to be surveyed, either by an architect or chartered surveyor.
The purchaser's solicitor will then request the relevant Certification.
You may be in a position to offer the original house's Opinions of Compliance with Planning Permission and Building Regulations.
Assuming the original house was compliant and recently built, with a properly sized downstairs WC, front door width, level or sloped approach of the correct fall and width for disabled persons, the architect/surveyor will probably spot the extension and note this to the solicitor.
He may then ask for certification of that part of the building by a competent architect.
[Engineers do structure and/or services, depending on their speciality, they don't do the rest of the building regulations as a rule]
Architects may be unwilling to certify work that hasn't been designed or taken to site by them/their office.
In other words, don't ring one up after the fact and expect him to issue certs for you.
If he agrees to do that, ask for proof of qualification from an accredited course, Bolton Street D.I.T, UCD/NUI, or Queens or RIBA Equivalent.
Given the current legislation requiring Architecs to Register with the RIAI, the qualification from an accredited course is an absolute minimum requirement for accepting certification.
The typical set of Architect's Certificates should normally contain; -
- An Opinion on Compliance with Planning Permission and/or confirmation of the exemption of the development from the requirement to obtain Planning Permission, and
- An Opinion on Compliance with Building Regulations
The Opinion on Compliance with Building Regulations should contain Schedule A assurances from your engineer, builder, plumber, electrician and anyone else who supplied specialist services, materials or equipment to you for the extension, confirming that the parts they designed or built comply with the relevant regulations.
I think you are obliged from Janaury 2009 to furnish a Building Energy Rating Certificate with any building for sale or rent but check that.
There is also currently a move to do away with the existing derogation in the Safety Health and Welfare at Work Regulations from needing a Preliminary Health and Safety Plan for work done to private dwellings, which may have implications for sell on in the future.
The provision of a simple Preliminary Plan handed it to the builder for his files may future-proof your work and you should discuss this with the architect.
Conclusion and Caveat
This isn't exhaustive advice, but I hope it broadens your appreciation of what may be involved so that you don't just see developing an extension as merely "getting in a builder" and expecting him to deliver to you your heart's desire.
Cutting corners at the preliminary stages has cost one couple I know over a year in applications for appeals and retention and significant costs in terms of legal and professional fees.
It started because someone didn't correctly assess the proposed, supposedly exempted, development in terms of either its detail design or the timing of its delivery on site in relation to other work that for which permission had been applied for.
Anyway, hope this helps.