how it

works

Stand Alone Buildings

If you are looking for a drawing or a quotation for a stand alone building such as a garage, annex, home office, poolside building or stable then the easiest option is to fill in the quote form. You can choose the style of building you are looking for and we will produce an initial drawing which can be modified later. If you choose the oak frame option we will also organise a quotation from Albion Oak Ltd We can give advice on builders if required or we can forward the drawing on to our recommended builder for those in the midlands area.

Attached Structures

We can also produce drawings remotely for attached buildings although this will be an initial design on to a blank wall. For a garden room attached to a house we would usually expect to work from a survey and photographs. This can be done from a few photos that you would need to send along with some basic dimensions. If you fill in the quote form and we don’t have photos or a basic survey, we will assume that it is a stand alone building and draw something to the dimensions supplied on the quote form. Once you are happy with the general design and wish to apply for planning permission (if required) we would need a more comprehensive survey of the property as most local authorities now require proper scaled drawings - in the past it was sometimes possible to submit a ‘fag packet sketch’ but it would now be most unusual if this was acceptable to any local authority. Most local authorities now also require full house plans, these do not need to be 100% accurate plans as in every broom cupboard or toilet needs to be measured. We would normally create these from a rough sketch and size similar to those you would see on sales particulars for houses for sale. If necessary, we can attend site to do a full survey but with limitations - some costs may need to be covered such as if ferries or flights are necessary! We are happy to meet you via Zoom, Teams or Google Meet to discuss any amendments, we can show you the 3d model and spin the building around to show all aspects of the proposed extension.

Planning and

Regulations in the UK

In the UK, a domestic extension project involves two main legal considerations: Planning Permission and Building Regulations. We can supply planning drawings to you or if you require us to submit a planning application we can do this for you - see our packages for costs.

1. Planning Permission

Many smaller extensions can be built under "Permitted Development Rights," which means they do not require a full planning application, as long as they meet a set of strict criteria. These criteria include: • Size and Height: There are limits on how far the extension can project from the original house (typically 3-4 metres for single-storey) and its height (e.g., no higher than the existing roof ridge). • Location: Extensions cannot be built forward of the main elevation of the house, and there are restrictions on side extensions, particularly in designated areas like Conservation Areas. • Area: The extension, along with any other outbuildings, cannot cover more than half the area of land around the "original house" (as it was first built or stood on 1 July 1948). • Materials: External materials should be similar in appearance to the existing house. If your proposed extension exceeds any of these limits, you will need to apply for full planning permission from your local council. It is highly recommended to seek professional advice to determine if your project falls under permitted development or requires a formal application. We can take the stress out of the process.

2. Building Regulations

Regardless of whether you need planning permission, almost all domestic extensions must comply with Building Regulations. These are a set of standards for the design and construction of buildings to ensure safety, health and energy efficiency. They cover aspects such as: • Structural Integrity: Foundations, walls and roof structure. • Insulation: Thermal performance of the walls, floors and roof. • Fire Safety: Means of escape and fire-resistant materials. • Ventilation and Drainage: Proper air circulation and waste management. • Electrics and Glazing: Safety standards for wiring, windows and doors. Building Control, either through your local authority or an approved independent inspector, will inspect the work at various stages to ensure it meets these standards. A final certificate of compliance will be issued upon completion, which is a crucial document for selling the property in the future. Your builder would usually look after building regulations as they are on site and able to easily organise dates for the building inspector to visit site, this is most important when the foundations are being dug as getting inspections afterwards is obviously not easy! We would supply all the necessary information and drawings liaising with the builder and sometimes building reg officer if required.