Drawings and planning
Rear and side extensions
More room downstairs: a bigger kitchen, a room that opens onto the garden, space that fits the way you live now. I’ll draw it, take it through planning and prepare it for Building Regulations.
Which route it needs
Some single-storey extensions to a house can go ahead under permitted development: the national rules that allow building work without a planning application, within set limits on size, height and position.
A larger single-storey rear extension can use prior approval, a lighter process than a planning application. The council tells your neighbours and considers any objections.
Beyond those limits, including most two-storey extensions, you need a householder planning application.
In a conservation area, or where an Article 4 direction removes some permitted development rights, more of this needs a planning application, and designs need more care.
Where a project is permitted development, a Lawful Development Certificate from the council confirms it. It’s optional, but it gives certainty and is often asked for when you sell.
An informed view of what’s likely, not a promise. The decision always rests with the council.
Other things to plan for
- 01
Building Regulations. A separate approval from planning. It covers structure, fire safety, insulation, drainage and ventilation, and most extensions and structural alterations need it. I prepare the technical drawings.
- 02
A structural engineer. Usually needed for steel beams, new openings in load-bearing walls and foundations. Their calculations go to building control. I bring the engineer in and manage their work for you.
- 03
Party walls. On a terrace or semi, the Party Wall etc. Act 1996 may apply if work is on or near a shared wall or boundary, or digs close to a neighbour’s foundations. Notices must go to the neighbours in good time before work starts.
- 04
Drains. If a public sewer runs under where you want to build, you’ll usually need the water company’s agreement to build over or near it.
- 05
Flood risk. In Flood Zones 2 and 3, a planning application needs a flood risk assessment.
How I work
Measured survey, design options, then planning drawings. I prepare and submit the application, and deal with the council. Then the technical drawings for Building Regulations, with the structural engineer and building control coordinated for you.
More about drawings and planning