Building Regulations Article

Darren was recently invited by Ideal Home Magazine to share his expert advice about meeting building regulations for an extension. His article covers which building regulations might apply to extensions, if you might need just a building notice or full planning application, if it is possible to build an extension without building regulations and what other permissions you might need for building an extension.

Which Building Regs apply to extensions?

Building Regulations are need for all building work, these are legally binding requirements that ensure all construction work meets regulatory standards for safety, energy efficiency and accessibility and is fit for purpose.

Depending on the scope of the extension you might need to get Planning Permission before you start work. This applies if the project is a significant addition or alternation, it affects the external appearance or if the property is listed or in a conservation area.

Permitted Development is often an option for smaller extensions that meet specific criteria and don’t need Planning Permission. These are usually minor changes like adding a small conservatory or extending a kitchen. However, this can vary depending on the location and type of property so it is always best to double check with your local authority before you start work.

If you live in a terrace property, or want to build onto a neighbour’s adjoining wall, you will need to get a Party Wall Agreement in place. This ensures that both you and your neighbour are aware of and agree to the work, protecting both parties’ interests and addressing any potential disputes.

Do you need a Building Notice or full plans application?

This largely depends on the complexity of a scheme. For a larger, more arduous project we would always suggest you apply for a full planning application, as this route is a more detailed approach. As part of the submission, you include full architectural drawings, specifications and other documentation specific to the scheme. This careful approach ensures everything is pre-approved, reducing any risk of potential issues or costly changes later on in the build.

Building Notice is a simplified route, with only the essential details getting submitted. This can allow for flexibility during the build and can allow you to get started onsite quicker. However, during the construction phase the Building Control Officers would regularly conduct on-site inspections and recommendations which could involve additional unexpected changes as there are no set detailed plans in place. This route can work well for smaller, less complex projects.

Is it possible to build an extension without Building Regs?

No, it might be possible to build an extension without planning permission but not without building regulations as these are legal binding requirement in place to ensure the construction work meets regulatory standards and the building and fixtures are fit for purpose.

Building regulations apply to almost all types of building work, from small porches, a loft conversion or a large rear extension, they all must meet the minimum standards. If you go ahead without these necessary approvals in place, your local council could require you to remove it, or rebuild it to the meet the standards, it would also complicate a future sale of your property.

What other permissions or approvals do you need to build an extension?

Depending on the work needed and the property you are extending, there might be some other approvals you need to get in place before starting work.

When working on a listed building, any alterations—including extensions—require Listed Building Consent from the local planning authority. Listed buildings are protected for their historical and architectural significance, and any changes need to preserve their integrity. Doing work without this consent can lead to serious consequences, including fines or criminal charges.

If you don’t own the freehold of the property, such as in a leasehold arrangement, you must get Freehold Consent from the freeholder or landlord to clarify everything before proceeding with the extension. Lease agreements can have clauses that restrict modifications, so it’s crucial to carefully review the lease. This consent ensures you are legally allowed to make changes to the property, including building or extending.

A Party Wall Agreements are needed when the work involves a shared wall, fence or structure, often found with terrace or semi-detached properties. This agreement outlines how the work will be carried out, including when access is required and any potential impacts on the neighbour’s property. It protects both parties and can help avoid future disputes. If there’s no agreement in place and work starts, you may face legal action, especially if the work causes damage or encroachment on the neighbouring property.

Finally, we would always recommend using approved building inspectors for your project, as we often find this route is quicker, easier and better value for money.

 

The full article can be found here, or get in touch if you want to speak to the team directly about your extension project.

April Practice Update

With the start of the second quarter we wanted to take an opportunity to briefly share a practice update some of our project news,  thoughts and advice.

Regency Villa Starts Onsite

Work has started on the Regency Villa, a Grade II Listed townhouse in central Southampton. Our design will sympathetically refurbish,extend and reimagine this beautiful period property, to create a wonderful family home.

The four-storey listed townhouse had previously been subdivided into a House of Multiple Occupancy (HMO), our project strips back the modern and out of place additions, to restore the home back into a a stunning single dwelling.

The design will deliver a scheme that enhances the rich, historic personality of the original dwelling, upgrading the energy efficiency of the property, to create a functional and joyful home for the owners and their young family.

You can find full project details here.

How to Start a Self-Build Project.

If you are thinking of starting a self-build project, we understand that it can often feel daunting.

The team here at Studio BAD have over 50 years’ collective architectural experience, designing self-build houses and extensions. We are perfectly placed to help you understand the process and have recently answered some key FAQ’s on this topic to help you get your project started.

You can read the full article here.

Planning secured in National Park

We are thrilled to have secured planning for The Granary, a beautiful heritage building set within the New Forest National Park, and also located within listed building curtilage.

The interesting scheme converts and infills an existing open carport space. Our design has places an emphasis on celebrating the original character of the building, highlighted through contemporary interventions.

You can find full project details here.

 

To join our mailing list for monthly practice updates, please contact us directly at darren@studiobad.co.uk

Planning success

We are pleased to have secured planning for a new Girl Guides Hall for the Portswood area of Southampton, Hampshire. Our sensitive design will create a new hub for the local Guides Association, to enable them to promote outdoor based actives for young people in the city, on the site of a previously demolished hall.

We now look forward to working with the client to secure funding and deliver this wonderful building in the heart of the City, you can read full details about the project here.

Achieving planning permission within a National Park

Last week we won unanimous approval at planning committee for a replacement dwelling in Burley, right at the heart of the New Forest National Park. This was a brilliant win for our client and for our design, it also got us thinking about the process of achieving permission when your property is located within a UK National Park.

If you are looking to build a new property, make a significant change to a building (like an extension) or make a change of use (for example from agricultural barn to residential house) you will probably need planning permission before you start any construction on site. If you are luck enough to live within a National Park this can sometimes add another layer of complexity to be taken into account.

How to get planning in a National Park

To account for the sensitively of each National Park, they all have their own planning policy document and rather than submitting planning to your local authority (as you would with a standard planning application) you have to submit the planning to the individual National Park Authority.

If your design proposal is relatively straightforward then planning might not be too difficult to achieve, however an experienced architect who understands the local planning policy document can really push your design and maximise the potential of the site.

Successful planning approval

In the instances where the project is slightly more daring, working with an experienced architect can really pay off to help you see your designs come to life. To have the knowledge of articulating design to third parties, can help to enable planners to fully understand the concept behind your project. Often it is a collaborative effort to get tricky planning approvals, a good architect should have a network of specialist and trusted collaborators such as Planning Consultants, Energy Consultants, Landscape Designers and Structural Engineers to name a few. By working together, the expert team can demonstrate how the design preserves the unique, natural beauty of the National Park.

New Forest and South Downs design

The team at Studio BAD have successfully achieved planning permission for schemes within the South Downs National Park and the New Forest National Park, including an extensive extension to a bungalow, a contemporary extension to a Listed building and a new build replacement home.

The concept of National Parks is relatively new, with the government only having established National Parks in 1949 with a purpose to conserve, enhance their natural beauty and provide recreation opportunities for the public. There are now ten National Parks across England, and we are fortunate to be located between the New Forest and the South Downs National Park, both situated on the south coast where our studio is located.

If you have a project you would like to discuss, get in touch with our team today.

 

 

 

 

 

Celebrating design success

It is wonderful to see our designs for St Luke’s Church celebrated by the Diocese of Portsmouth, featuring on their website and social platforms. We are thrilled the scheme was recently given planning permission, and we are looking forward to seeing the project start onsite later this year.

This design concentrates on the courtyard area, creating an inviting space between the church and the main road that breaks down the threshold resistance to attract the whole community in from the street. A second phase, which looks at the interior space of the church, will be looked at once this project has been completed.

The vicar, the Rev Annie McCabe, commented: “We’ve already done a lot of work to create The Host as a welcoming space for workers during the day, to repair the church roof and make the building sound, and to open up these spaces to the local community.

“We hope the work to create the courtyard, revamp the church hall and create the garden space will take place over the next three years, and give our buildings a sense of being a ‘campus’ where all sorts of groups meet.”

St Luke’s is the second church renovation and re-imagination project that we have gained planning permission for with the Diocese of Portsmouth, following on from St Margaret’s Church which had phase one completed in 2021 and we have some of their others properties on the drawing board

Planning successes

We are thrilled to have been awarded planning for three quite different projects over the last few weeks – a re-imagination of a community church, a low energy house renovation and a town house reconfiguration. To get planning is such a positive milestone in the design process, it definitely is something we like to celebrate.

At St Lukes Church in Portsmouth, Hampshire, our design will enhance the engagement of the church building with the local community, making the space more welcoming and restful for visitors. Our scheme has been specifically designed to embrace a phased build, so the work is achievable in stages as the church is able to raise funds.

In Brixham, Devon, we have been granted our second planning approval, this time for Courtyard House, a traditional townhouse that needed some work to rationalise the layout and maximise the coastal views. The design focuses on reworking the internal space, to draw in natural daylight and help make the tall, thin house feel more spacious, a key design feature is the introduction of an internal courtyard to bring landscaping into the home whilst making sense of the steep site.

Our final approval to celebrate is for Cedarwood, a low energy home in Twyford, Hampshire set within the South Downs National Park. The project will reconfigure the existing home, making the space more suitable for the needs of the growing family. The design also concentrates on upgrading the sustainability of the home, to create a low energy dwelling, work includes increased insulation throughout, replacement glazing and a new roof. An external colonnade is to be added to the south side, to help mitigate overheating during the warmer summer months, which also creates a covered outdoor space that extends the time the clients can use the garden.

We are looking forward to sharing further updates of these three projects as they progress onsite soon.