Many buyers are looking for properties with potential for development. In fact, especially in London and the southeast, it’s getting harder and harder to find doorpers that haven’t been evaluated for development potential.
But it is also one of the best ways to increase fairness and fund the move up the property ladder.
Prices aside, it can be difficult to know what you’re crazy about before making an offer. How do you know what kind of work is allowed after purchase?
Do I have to contract with an architect before offering to buy an unrepairable upper? What is the difference between permitted development and planning approval?
Is the side return entry always a shoe-in? How much does the council teach you?
We are trying to solve these problems for up-and-coming home improvers.
Options should be carefully considered before planning a new home expansion
The property list on the online portal often has the bullet point “May be extended for building permits (STPP)”. And realtors love telling prospects how real estate has a bag of potential.
Purchase Homes that can accommodate rear extensions and loft mods are often attractive prospects to add space and increase fairness.
But if this is the main reason to buy real estate, it is clearly wise to investigate what is possible and what is not possible before making an offer, or at least during the research phase.
Fortunately, in May 2019, the planning rules for extensions were slightly relaxed.
The maximum length that a one-story extension can be built without a complete planning application has doubled to 3-6 meters for terraced or semi-detached homes and 4-8 meters for single-family homes.
However, it must be submitted for “pre-approval”. This is to inform the council of its intention to build a larger extension.
Work on such an extension should not begin until the local planning authorities have made a decision. This can take up to 8 weeks.
Buying a home on the premise that you have prior approval is a risk, as Congress can decline your request at any time.
Extensions designed by Architect RESI built within allowed development rules
However, if you look at the other homes in the area and the extensions they are allowed to do, you can see what is likely to be accepted.
You can also seek advice from a planning consultant or architect.
However, if you’re not careful, it’s a good idea to plan an extension that meets a rule called “permitted development.”
Extensions built within these rules do not require any prior approval or plan submission. What is allowed depends on the dimensions of the proposed extension, where it is, and its proximity to adjacent land.
“Anyone who provides real estate with the intention of making an extension should do so based on what can be achieved within the limits of the permitted development rules,” said Greg Toon, an architectural designer such as Potential. It was.
“The only thing that guarantees permitted development, but anything that requires planning permission is risk.
“Expert advice from an architect or planning consultant may reduce this risk, but permitted development provides at least some certainty.”
What is allowed development?
The rules of permitted development are set by the central government and depend on whether you are in England, Wales, Scotland or Northern Ireland.
Local governments can also modify the development rights granted within the area. This means that an extension in one place requires planning permission and may not be required in another.
It is also important to note that the granted development rights that apply to many common housing projects do not always apply to apartments and maisonettes.
“Allowed development represents the greatest thing we can do without planning permission,” said Rhys Govier, Associate Director of Planning at Savills.
“There is a very clear starting point at the national level, but it is always wise to make sure that the local government has not changed the rules before proceeding.”
What can I do under licensed development?
Before you start planning an authorized project under development, you need to do three things.
First, find out if the house you want to buy is in a protected area, national park, Area of Outstanding Natural Beauty, or a UNESCO World Heritage Site.
Second, find out if the direction of Article 4 was created by the local planning authorities.
These can limit the scope of development rights granted in a particular area within a municipality, or can limit a particular type of development across the municipality.
Finally, check if the original home was extended by the previous owner.
The original house is the first house built or the house built before July 1, 1948.
Permitted development rules for the expansion of all homes in the UK
1) Only half the area of land around the original house can be expanded or covered by other buildings
2) The extension cannot be higher than the highest part of the existing roof.Eaves are higher than existing eaves
3) If the extension is within 2 meters of the land boundary, the height of the eaves cannot exceed 3 meters.
4) Extensions cannot be built in front of the main elevation, or in front of the side elevation if facing the highway.
5) The following cannot be included in the work.
Veranda, balcony, or raised platform
Microwave antenna (eg TV antenna or satellite dish)
Chimney, flue or soil and vent pipe
Modifying the roof of an existing house
6) On the land designated in Article 2 (3), exterior coverings cannot be included in the construction.
It is defined as the following land:
Conservation Areas; Areas of Outstanding Natural Beauty; Areas designated by the Secretary of State for the purpose of improving and protecting the natural beauty and comfort of the countryside.Or Broads; or National Parks; or UNESCO World Heritage Sites
7) The materials used for exterior work must have the same appearance as the exterior of an existing house.
If any of these are true, the granted development rights may be further restricted and the consent of the plan may be required.
However, if none of these restrictions apply, current rules allow you to build a rear extension that extends up to 4 meters beyond the rear wall of the original house without a building permit.
This is reduced to 3 meters for apartments and maisonettes.
The height of the one-story rear extension cannot exceed 4 meters. Also, if the extension is within 2 meters of the owner’s land boundary, the height of the eaves cannot exceed 3 meters.
The side extension is a one-story building only, the height should not exceed 4 meters and it can only be used up to half the width of the original house.
Building permits are required for all side extensions on multiple floors.
It is also important to note that only half of the land around the original house can be covered by extensions or other buildings.
For example, if you have a small garden in your city, this can undermine the amount of development you are allowed to carry out.
Loft transformations in your home are considered licensed for development as long as they meet certain conditions.
For example, the additional roof space created should not exceed 40 cubic meters for a terraced house and 50 cubic meters for a single or semi-detached house.
The materials should be similar in appearance to existing homes, and balconies, balconies and raised platforms are not considered licensed for development.
For this reason, it may be wise to consult with an architect or surveyor before proceeding.
Anything that exceeds these parameters may require a building permit. You can apply for a building permit for a house you don’t own by notifying the current owner.
But the house you’re considering buying is already on the market, so it wouldn’t be feasible to wait up to eight weeks after making a plan to make a decision-and you spend a lot of money. A plan created for a home that you may not want to buy.
Therefore, if your extension is outside the scope of allowed development, you may have to buy it without knowing for sure what is allowed.
Is it possible to predict the verdict of a plan?
Building permits are by no means certain, but buyers can know if they are allowed or may be denied.
According to CVC Architecture architect Conrad Cherniavsky, a good place to start is to look at the municipal planning database.
“This will be freely accessible online and will be a great place to understand if what you want to do is already done by someone else,” Cherniavsky said.
“If your neighbor already has permission to do a similar job, you will.
“The decision notification for each application explains why it was allowed or denied and provides a very clear idea of what you can do.”
According to Cherniavsky, the available head height is important when it comes to loft conversion. There are two ways to find out if you have enough height.
“First, if a similar neighborhood house modifies the loft, it’s likely that the loft can be expanded,” he said.
‘Second, if the attic head height is 2.4 meters or more, there will be enough space to install a new floor and roof buildup.
“If you don’t have this head height, you can consider lowering the ceiling downstairs. This requires consideration of construction costs.”
Last but not least, another option is to knock on the door of your neighbor who looks like you’ve done a recent job.
“Talk to your neighbors and ask if you can tour to see for yourself what’s possible and perhaps working for you,” Cherniavsky added.
“If the owners take on the job, they can talk directly to you about the planning process and the experience of the house itself, regarding costly and unexpected issues.”
Loft renovation of British homes and licensed development rights
1) Loft conversion of houses on designated lands (national parks and blows, Area of Outstanding Natural Beauty, protected areas, World Heritage Sites) is not permitted.
2) To allow development, when creating additional roof space, it must not exceed 40 cubic meters for terraced houses and 50 cubic meters for detached and semi-detached houses.Previous roof space additions should be included in this volume capacity
3) The material should be similar in appearance to the existing house
4) No part of the extension can be higher than the highest part of the existing roof
5) Verandas, balconies, or raised platforms are not allowed to be developed
6) Side-facing windows should be discreet glazed and not open, unless the part that can be opened is at least 1.7 meters above the floor of the room in which it is installed.
7) The extension of the roof from the hips to the gable should be retracted as much as possible (at least 20 cm) from the original eaves. A distance of 20 cm is measured along the roof surface.Roof enlargement cannot overhang the exterior of the walls of the original house
8) Working on lofts and roofs can affect bats. Protected species should be considered when planning this type of work.Investigation may be required and if the bat is using the building, a license may be required
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Would you like to buy a house that has the potential to expand?Description of permitted development and planning permits
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