Size and Shape of the building or extension

Front and side extensions are more carefully controlled that rear extension for this criteria. Extensions shouls be in scale and sympathy to the dwelling and the surrounding area.

Two storey and side extensions generally must be either set back from the orginal dwelling to appear subserviant.

If the extension is flush with the dwelling it must balance the dwelling as a whole whick may require additional features such as feature roofs and porch extensions.

Two srorey side extensions should if possible be 1m from the bounday, this is to prevent a terracing effect. This also helps to maintain the demarcation between properties without the tendency for the properties to merge into a single mass.

Some Authorities will allow one side of the semi detached property to extend two storey onto the boundary. However, this means that the other side can only extend single storey. Using this policy the separaton is provided at first floor level.

External Appearance

The shape of the roof is a key factor on both appearance and neighbour impact.

Most of the time a balance between the two is necessary to ensure the extension is pleasing to the eye, but does not through its size overburden the neighbouring property.

Choice of external materials are generally to match the existing. However , with the careful use of more modern materials a pleasing appearance can be achieved.

Size and Position of Windows

WIndows to the front of the property must be in scale and propportion to the existing extension and the original building.

Windows to the rear of the property are less controlled. The large fashionable bi fold doors to the rear of the property are acceptable providing they dont effect the stability and thermal efficiency of the building or extension. These are both Building Regulation issues but if a considerable amount of glazing is proposed it should be considered at this stage as there could be cost implications to ensure overal stability and a reasonable heat loss.

Siide windows facing neighbouring properties should be avoided where possible or restricted to non habitable rooms and fitted with obsquere glazing.

Side windows serving habitable rooms of your neighbour facing your property can be a problem and in certain circumstances prevent development of that side of the house. Each case is different and if this is your situation it must be considered before plans are formalised.

Proximity to Protected Trees

Trees with protection orders are common. If you have a large tree or smaller rarer trees that are in good condition it is always best to check with the Local Authority if the tree is subject to an order. Sometimes the Council will blanket protect a group of trees. This practice was supposed to be an emergency measure to allow the Council time to survey each tree and designate accordingly but they never got round to it.

Having a protected tree within your or your neighbours property may not be a problem. If the extension is outside 12 times the diametre of the trunk this space will be adequate space to prevent damage.

If your proposal is within the specified distance the Council will require the engagement of an Arborilculturist to ensure the tree is not harmed by the proposed building work. This generally requires a special foundation.

Conservation Area and Listed Buildings.

If your property is located within a conservation area further controls are imposed on the external design. Materials must, as a general rule, closely match the existing. This may requires the re use of existing and second hand materials. The design must be of a high standard and reflect the period.

There is a greater control of trees and hedges, for all intensive purposes they are treated as protected.

Off Road Car Parking

Off-street car parking is a planning consideration taken into account when an application is made. The amount of car parking spaces is determined in relation to the amount of bedrooms the property will have, as extended. Therefore as a general rule, ground floor extensions will not affect this issue unless it occupies any space that was originally dedicated to car parking (i.e front or side extensions). Two storey and first floor extensions will normally be affected by this policy. If you are extending a three bedroom property to four bedrooms, an additional car parking space will generally be required. The policies vary between Authorities, but usually follow a general pattern.

Flood Zones

The Environment Agency have designated area within the country in relation to the severity of the flood risk. In the event of your property being located within a flood zone 2 or 3 it will need a report that we will carry out for £50+vat on your original quote.

It basically identifies where the flood risk is coming from and how we intend to construct your extension. We tend to design the extension to be flood resilient, which means if your extension floods the types of materials used will dry out quicker than most. It is pointless designing to flood resistant standards if the existing dwelling has no flood defence.

Small Dewllings

Small dwellings in the countryside are sometimes difficult to extend, depending upon the policy of the Local Authority. The definition of a small dwelling differs from Authority to Authority, in fact, some Councils do not have a policy at all, but if they do they are generally about 85m2. Common reasons for this are to retain the character of the countryside and living accommodation for people who work in the countryside. An extension can reduce the skylight, sunlight and solar radiation to a neighbouring property. If this is suspected to an unacceptable standard, calculations can be carried out in accordance with an authoritative document to provide a definitive answer.