J Mason Associates Ltd
Guidance for Homeowners
This guidance provides an introduction to the permissions process and the main considerations
when planning works to your home. More definitive advice is available from the Planning Portal. Links to the Planning Portal are included below for ease of reference, alternatively contact J Mason Associates and we will be pleased to provide specific advice and guidance on your proposals.
Planning Permission
Planning Permission, Listed Building and Conservation Area Consent are separate statutory requirements. They are granted by the Local Authority, who control development in their geographical area. Approval is based on national standards and local considerations.
Not all projects will require Planning Permission. House Extensions can often be carried out under Permitted Development Rights. The links to the Planning Portal pages below give guidance on requirements for different types of house extension.
Extensions.pdf
Lofts.pdf
Porches.pdf
Whilst it is impossible to guarantee the success of a Planning Application, going through the pre application consultation process with the Local Authority before lodging an application can improve the likelihood of gaining approval. All Local Authorities have guidlines for the design of house extensions and working closely with the planning department to provide all the required information can significantly improve the prospect of success.
Building Regulations
The Building Regulations apply to most building projects and are subject to a continuous process of revision. It is imperative that your project receives professional advice and is designed to the latest standards if it is to avoid potential conflict with the Regulations.
Party Wall Act
The Party Wall Act may apply to your project. This Act protects the rights of neighbours when construction projects take place. Whether the Act applies will be dependant upon the project in question.
J Mason Associates can advise on the Act and perform the duties of Party Wall Surveyor if required on your project.
Ecology Surveys
Ecology surveys are sometimes required before a planning application can be submitted to assess any protected species such as Bats are present. The Local Authority will advise of requirements on a site specific basis, and early consultation can allow any requirement to maintain protected species to be designed into the proposals.
Building costs
It is impossible to accurately predict costs without understanding fully what is involved in a project. Costs can vary significantly depending upon the size of the project and the specifiaction used.
However as a very rough guide to the budget for your project it would be reasonable to use £1300 per square metre for the building cost including normal finishes, all fees and vat. This figure should be treated as a guide only and if the project is complex, specifiactions are high quality or works within the existing building are required costs over and above this figure should be allowed.
Sustainability
J Mason Associates are licenced assessors for the Code for Sustainable Homes and we can offer advice on sustainable design such as upgrading of insulation, rainwater and greywater harvesting, the utilisation of green materials and renewable energy systems such as ground or air source heat pumps. Use of these technologies can benefit the Environment and provide savings on energy bills.
Homeowners are now able to install microgeneration eg. Solar Panels and Ground Source Heat Pumps without the need for planning permission, subject to there being no impact on others.
Water usage and drainage has become a major focus with risk of both flooding and droughts increasing. Reduction of water use and control of surface drainage systems are becoming major design factors and J Mason Associates can actively assist in helping you to evaluate which proprietary systems are suitable for your project.
General Advice from the RIBA
If you would like more information about using an Architect and the benefits this can bring to your project, the RIBA has published a useful guide for homeowners. Please click on the link below to view or download the guide.
WorkingWithAnArchitectForYourHome.pdf