Home extension question... How close?

[miniblob]

I'm sure there are a few builders and probably some others than can guide me on this...
We're hoping to do an extension on the house soon and I'm drawing up some rough plans/options before we start getting people to come and do proper quotes (hopefully in the next few weeks).

We're looking at the possibility of a two storey extension on the side of our cottage, with a Garage at the bottom and an additional bedroom above (basically).
There is approx 4.75m to the left of the house which is currently part of the driveway, but I can't seem to find a clear answer on how close the boundary we can build???
I want to leave access at the side, but I assume there is a minimum?
Can we go as close as 0.75m? 1m?

Would appreciate a simple answer if possible, (not holding you to it, I know there are variables, but what's the norm), so I can see how much space we have, what ideas we may be able to execute - and then get someone round to shoot my ideas down

If it makes any difference, neighbours house was extended centuries ago and prob comes within 1.5 to 2 meters of the boundary at one point!
Previous owners had planning approved years back for a similar side extension, but there's no measurements on the plan and we want to go as large as is allowed, if possible.

Any advice welcomed!!!

[Satan]

Check the planning portal to see what has been done in the last few years in your local area to similar properties, you can either have permitted development or need to go full on for planning permission which I believe you will have to go for, may be an idea to have a chat with a local architect who knows the area and has dealt with the planners for advice and can point you in the right direction as what you are allowed, out of interest what is the square meterage of your cottage at the moment?

There are also deciding factors to take in to account as in "right of light" for the neighbours is your cottage in a prominent position etc etc, what may have been allowed 10 years ago may not be allowed now but then again what wasn't allowed may now be allowed, get professional advice and don't waste your time on here looking for advice as every area is different.

If you do it yourself it can be a minefield and professional advice in certain situations is worth its weight in gold.

[Brianmoooore]

AFAIK, there's no restrictions per se as to how close to the boundary you can build. I've certainly been involved in projects that extend right to the boundary line, where we've had to come to agreement with the neighbour over access for working and positioning of scaffolding, etc.
This sounds like a project big enough to need planning permission, so the architect should be able to advise as to what is likely to be granted.
Bare in mind that energy efficiency regs. mean that not only will the extension have to be to the latest regs, but, if the extension is greater than a certain percentage of the original, the original house will have to be brought up to date as well, adding to costs.

[boiliebasher]

Couple things to note.
Few years ago when I was in the trade and we built a new house, I'm pretty sure I remember 1 metre being the closest that we were allowed to build to boundary was specified due to access etc.

Secondly, my sister recently had a loft conversion and the building inspector refused to sign it off unless everything in the WHOLE house came up to modern spec which included fireproof doors through out the entire property.

[Satan]

Couple things to note.
Few years ago when I was in the trade and we built a new house, I'm pretty sure I remember 1 metre being the closest that we were allowed to build to boundary was specified due to access etc.

Secondly, my sister recently had a loft conversion and the building inspector refused to sign it off unless everything in the WHOLE house came up to modern spec which included fireproof doors through out the entire property.

He was being an arse, fit fire proof doors he signs it off fit original doors and sell the fireproof ones on Gumtree,

You can also employ your own BC consultant............ ;o)))

[flybynite]

Secondly, my sister recently had a loft conversion and the building inspector refused to sign it off unless everything in the WHOLE house came up to modern spec which included fireproof doors through out the entire property.

He was being an arse, fit fire proof doors he signs it off fit original doors and sell the fireproof ones on Gumtree,

Not really, it is Part B of the regs. If there is no proper certified 'means of escape' windows from the upper floor then the whole house has to conform to FD30 (30 minutes fire resistance) it is so a fire down stairs does not block your exit from upstairs. Always common sense ways around it but the regs are there.

Which is why...........

If you do it yourself it can be a minefield and professional advice in certain situations is worth its weight in gold.

FWIW we put a building up with the outside of the gutter running along the boundary but lots of reasons why you might not be able to do that.

[Satan]

Secondly, my sister recently had a loft conversion and the building inspector refused to sign it off unless everything in the WHOLE house came up to modern spec which included fireproof doors through out the entire property.

He was being an arse, fit fire proof doors he signs it off fit original doors and sell the fireproof ones on Gumtree,

Not really, it is Part B of the regs. If there is no proper certified 'means of escape' windows from the upper floor then the whole house has to conform to FD30 (30 minutes fire resistance) it is so a fire down stairs does not block your exit from upstairs. Always common sense ways around it but the regs are there.

Which is why...........

If you do it yourself it can be a minefield and professional advice in certain situations is worth its weight in gold.

FWIW we put a building up with the outside of the gutter running along the boundary but lots of reasons why you might not be able to do that.

A friend did a build with the roof drainage within the building as didn't want anything externally, that was a pain to get through especially with the insurance company.

As you must know a lot of the regs are there for the sake of being there,

Wonder what will be the outcome when the gutter is blocked and overflows in to/over the neighbours property and he refuses access for them to be cleaned.

[Satan]

To the OP what is your budget as there are other considerations to thenk about?

[flybynite]

Wonder what will be the outcome when the gutter is blocked and overflows in to/over the neighbours property and he refuses access for them to be cleaned.

It has got 350mm soffit and 150mm of gutter so a good half a metre of access way to do anything needed

[Satan]

Wonder what will be the outcome when the gutter is blocked and overflows in to/over the neighbours property and he refuses access for them to be cleaned.

It has got 350mm soffit and 150mm of gutter so a good half a metre of access way to do anything needed

So the H+S rules will be fine for the placement of the access ladder to reach the guttering?

[Satan]

Anyways...... back to the OP, Croydon, I'd move to somewhere nicer ;o))))))

[miniblob]

Thanks for all the replies/input...

I'm no longer in Croydon - our cottage is in a village down near Uckfield, an hour south!!! Couldn't wait to get out!!!

I had a quick look at the planning portal, but read as different options for single storey, rear, etc and couldn't see a clear answer for two storey on the side!!

Will definitely need planning permission - but the previous owners were granted planning for similar ideas... maybe 5/6 years ago... so expired, but we don't expect too much agg with that.
Neighbours are good too (so far!).

Right of light has confused me, but will be taking advice on that!

Currently somewhere around 40 sq m I think - haven't finished taking proper measurements yet!
Side extension probably adding roughly 25/30 sq m.

I spoke to someone local at the weekend who also believes we could possibly build to the boundary - I still want to leave access, but at least I can play with the sizes and see what options may be there.

Energy efficiency is an interesting one - I hadn't considered that. It will be big enough to mean the rest needs doing I would think, but I believe that was mostly taken care of by the previous owners, apart from the side we will hopefully be building on. Something I need to look into though. Think it'll mainly be doors and we're planning on replacing them all anyway!

The budget is decent - though slightly less than a few months back! We had a large mortgage we thought was agreed to release more equity and HSBC filled their pants and pulled out at the last minute!!! Just awaiting underwriters to approve the new one from Halifax.

I didn't mention in the first post that we're possibly going to extend back as well - there is a brick conservatory that may potentially be removed, so we can open the kitchen up.
I'm hopeful we can still afford both, but we'll see what people start quoting!
As with cars though, as soon as you start looking at one bit, you think 'maybe we should add that at the same time'!!!!

We've had a lot of local recommendations for builders, etc on a local village forum, so I'll be hoping to get people round to advise & start quoting in the next few weeks. Following other advice, I'll make sure to get at least four quotes.
We'll see how accurate my online research and almost educated ish guesses at cost are!!!
I'm thinking the side should stay within a £60k budget, hopefully well within that - we'll assess from there whether we can do the rear at the same time.
It's a huge project for us!

Really appreciate the input/advice - nice to have some hints that what I'm thinking could be possible - and nice to have an idea what I'm talking about when I discuss with architects & builders.

[Brianmoooore]

Don't worry about the 'right to light' bit. It gives a right to light, but not very much light. If you pushed this bit of legislation to anywhere near to its limit, you would seriously p*ss off the neighbour affected.

[Satan]

I assumed you where still in Croydon so the "right to light" issue is usually for a built up area where your build may have an affect of the neighbouring property and the amount of light it gets.

[DanThe]

There are some houses near me that have been extended over the boundary, the extended wall is touching the neighbours guttering and the new guttering is overhanging their roof! Not a situation id want to be in...

[rix313]

Secondly, my sister recently had a loft conversion and the building inspector refused to sign it off unless everything in the WHOLE house came up to modern spec which included fireproof doors through out the entire property.

This to me is lunacy. Also is it fairly recent? I watched a Grand Designs episode not long ago and they heavily modified a bungalow. One thing they kept harping on about was the original building didn't have to be brought up to spec with regards insulation etc but the new part of the building did.

[Brianmoooore]

Energy stuff is all in here: https://assets.publishing.service.gov.u ... cure-1.pdf
The fire door thing applies to two storey dwellings being converted into three (or more) dwellings where there are unenclosed staircases. I've seen the odd loft conversions left with a loft hatch and ladder before the building inspector has signed off, then the staircase slotted in the following week.
Various things have been done in the spirit of the above - in one of mine, planning refused to let us have an internal door between the dwelling and a room with its own external door, designated a 'boot room'. We simply left a 900mm gap in the blockwork where we wanted the door, with lintel over, boarded across the gap both sides, fitted light switches both sides in the appropriate place and left the skirting board off on that wall. As soon as it was all signed off, the board was cut out with a jigsaw, liner, door and architrave fitted and the skirting added both sides.

[Satan]

Energy stuff is all in here: https://assets.publishing.service.gov.u ... cure-1.pdf
The fire door thing applies to two storey dwellings being converted into three (or more) dwellings where there are unenclosed staircases. I've seen the odd loft conversions left with a loft hatch and ladder before the building inspector has signed off, then the staircase slotted in the following week.
Various things have been done in the spirit of the above - in one of mine, planning refused to let us have an internal door between the dwelling and a room with its own external door, designated a 'boot room'. We simply left a 900mm gap in the blockwork where we wanted the door, with lintel over, boarded across the gap both sides, fitted light switches both sides in the appropriate place and left the skirting board off on that wall. As soon as it was all signed off, the board was cut out with a jigsaw, liner, door and architrave fitted and the skirting added both sides.

Done that many a time............ you just need to play the game......

[miniblob]

Don't think the right to light thing will be an issue anyway - neighbours nearest window will be a good few meters away and our new extension would never cause any additional shade really.

What you say about your 'boot room', I pretty much suggested to someone recently! We may have one or two things like that in place, ready for further work in a couple of years - silly to not put the steelwork in when it's easy!