Conservatories & extensions plans affected by new drain & sewer adoption rules.

Many households will have had a letter explaining the changes due to come into force from October this year, when Water Authorities take over shared drains and sewers The 'shared' drains effectively become public rather than private.

This means that in the future, should a shared drain or sewer need work, that work will be carried out by the Authority at their expense. Previously, it would have been up to the affected homeowners to arrange repairs and payment between them.

Certain house purchases might have required extra legal documentation to ensure access to and the right to enter land to repair a shared drain. Certainly where work was required on shared facilities, it may have been difficult to get all affected residents to agree to work or pay their share. Hence repair work in the past could easily become a messy and private legal affair, costly for all concerned.

The new adoption rules will do away with all that uncertainty in the future - especially for prospective house purchasers, previously put off by the thought of shared sewers and all the 'legal' problems that could have entailed.

One other effect of the changes will be the building of conservatories and extensions which are sited over shared drains or sewers.

Documents suggest that the permission of the drain owners (in this case the local Water Authority) will have to be gained first but how will that work? Will it delay projects and do the Authorities have any mechanism in place for such 'requests'?.

It sounds like such building work will be extremely limited.

Although it's unclear, it's not unreasonable to expect the Authority to compensate for any damage or demolition to access a shared drain, if the structure was built before the 1st October 2011 date. Property experts are warning homeowners to carefully document build and installation dates of extensions and conservatories etc if they believe their home extends over a shared drain or sewer.

Current legislation states you must not build over a public drain or sewer without permission.

So if your planning a conservatory or extension, and you think it may be built over a shared drain / sewer, then the time to act is now, before the new regulations come into force.

The new bureaucracy could provide lengthy delays to such home improvements, especially as there's little apparent preparation for how such requests, after the 1st October, will be dealt with.

Those installation and building companies that have already tackled projects involving public sewers / drains report that it's normal for a minimum 3mtr easement distance, and that some have been asked to excavate pipes for visual inspection prior to permission being given.

The double glazing industry is already calling for some form of self-governed members scheme to allow 'members' to carry our drain work themselves. Presently, only Water Authority approved contractors can carry out sewer work - expensive and of course you're project's timeframe is then at their mercy rather than your own installation company's.

This story first appeared in our regular weekly homeowner newsletter, dated 11th July 2011. Click here to read the full newsletter.

photo credit: david blackwell

Planning permission for solar panels.

Generally, (your solar panel installer will be able to advise you further), you won't need planning permission for solar panels on the roof of your property, providing they don't extend beyond the original plane of the roof or exceed the height of the original roof at it's highest point.

But what if you live in a conservation area?

You'll have to apply for planning permission, but providing the panels aren't visible from the main highway or thoroughfare and don't extend beyond the original plane of the roof, you shouldn't have too many problems.

Many councils are committed to increasing the usage of renewables and cutting CO2 targets. So if your original application is turned down, it may be worth appealing against the decision.

The appeal process can be lengthy but ultimately rewarding if your application is upheld.

If your property is a listed building, then you'll also need listed buildings consent, which is usually based on whether the panels are detrimental to the appearance or character of the property.

Solar Panel Quoter can help by not only providing you with an instant online installation quote, but also by recommending local installation companies that will have an in-depth knowledge of the areas particular planning issues, and if necessary, be able to help you with your planning application.

*This article first appeared in our weekly homeowner newsletter dated 23 May 2011. Click here to read the full newsletter.

Permeable paving doesn't limit your options

Permeable paving has come very much to the fore as local authorities insist on any new driveway or hard standing surface between your property and the highway being constructed of a permeable surface.

Permeable surfaces allow rainwater to drain through rather than run off into already over-pressed road and verge drainage systems.

Non-permeable surfaces increase the risk of localised flooding and carry any driveway spills of pollutants - oil and other mechanical fluids - directly into local waterways, posing a threat to wildlife and the environment as well as making water filtration plants work harder.

However, being permeable doesn't mean your choice of surface is greatly reduced. These days, there are a number of professionally fitted options including permeable block pavers, concrete blocks and even permeable 'tarmac'.

Gravel and so called grass pavers (where the grass/soil is contained within a concrete cell structure) are also excellent permeable surface choices.

Some resin-bound surfaces are also permeable.

If you're interested in saving and retaining rainwater, then permeable driveway construction can still include traps to feed into your water storage tanks. If you don't want a permeable surface, then drainage and disposal of surface water will be key elements - especially as you'll need planning permission for a non-permeable surface.

SInce 2008, rules have been in force regarding permeable surfaces. Even if you're replacing an existing area of driveway or hard standing (like a patio), you'll need to use a permeable solution.

Latest guidelines suggest any non permeable hard surface area over 5sq metres will require planning permission - something your preferred paving contractor should be able to help you with quite easily. Permeable surfaces allowing rainwater to drain through naturally will not normally require planning permission but if in doubt, check with your preferred driveway/paving contractor or local planning authority for guidance before starting.

Failure to adhere to planning regulations could come back to haunt you in the future - especially if you come to sell the property.

It's worth noting that Scotland and Wales may have their own regulations - the planning regulations referred to in our article applying to England only. As far as we are aware, the regulations in England only apply to driveways or other hard standing areas on the front of your property or land between the house and the public highway.

Don't forget, you can get an instant online driveway, patio or path quote from Paving Quoter - salesman free quotes.

This article first appeared on our weekly homeowner newsletter dated 16h May 2011. Click here to read the full newsletter.

Adding a conservatory to a listed building

Owners of listed buildings will be well aware that certain restrictions will probably apply to any major home improvement like fitting double glazing etc but there are also regulations in place for conservatories too.

It seems the chief areas of concern are the size of the planned conservatory (in relation to the existing floor-plan of the house barring any previous extensions) and the appearance being in keeping with the overall property and in particular the elevation that the conservatory is joining onto.

You may also find that permission is only given for wooden conservatories, however it's always worth checking with your local planning office in advance or indeed your local conservatory companies. They may have experience of installing on similar properties to yours in the area, and as such may well be able to suggest designs and features that will gain planning consent.

Here are a few tips to consider.

Think about a physical doorway between the conservatory and the rest of the house. If you're thinking of a more open plan, flowing floor space, adding a doorway can help your conservatory be considered as a conservatory rather than a full extension.

Size matters. We've seen articles which suggest that considering the 'flow' of room sizes with a natural progression towards smaller rooms the further back you go can aid a planning application. Lantern style conservatories (where there's a second tier of roof/glass) may also make your application harder.

Don't choose an overly fussy design. Your application will be more successful if your planned conservatory is in keeping with the period appearance and features of your home. Some standard conservatory designs can appear fussy and overly detailed. Wood conservatories are usually favoured more because they usually have slimmer frames, compared to the more 'box-like' construction of a upvc conservatory, and detailing can be smaller in appearance, but modern upvc frames are always progressing and shouldn't be discounted that easily.

Shop around. As we've mentioned, a local conservatory company may have more local knowledge, useful for suggesting designs and features which will help meet planning applications. They may have already installed similar structures on other properties in the area and be uniquely aware of what is usually allowed and what is not.

Be prepared to 'negotiate' on the finished size of your planned conservatory, even if that means changing the build / design style.

Window-Quoter has access to 100's of local conservatory companies, specialising in hardwood, upvc and aluminium. You can get a rough expectation of cost based on your own measurements before having to contact any companies. What's more, you can use our free matching service to locate the very conservatory companies you seek, without obligation.

As with any improvement or alteration work on a listed property or one within a heritage or conservation area, it's vital to get all the proper consents before starting any work.

photo credit: Home Improvement Quotes

This story first appeared in our weekly homeowner newsletter - week beginning Monday 13th December 2010 - click here to read the newsletter in full.

Home Improvements that don't need planning permission (usually)

If you've been thinking about a new porch or a conservatory, or perhaps converting your loft or building an extension, the chances are the thought of having to get planning permission first has put you right off the idea.

What you may not have realised is that many home improvement and building projects don't require planning permission, provided a few simple rules are followed. If in doubt, your local planning office will be able to advise or ask your chosen installer / contractor - they should know what's allowed and what isn't.

The Government has relaxed the planning rules on what is 'permitted development', in an effort to remove much of the red tape surrounding home improvements. You'll still need to comply with building regulations though.

For example, you've probably noticed one or two new porches appearing in your neighbourhood. The good news is that for any porch that's under 3 square meters in floor size, planning isn't required. The rule used to be that it couldn't project more than a metre from the front of the house - that may have changed but always check with your preferred installer.

Converting your loft into a usable everyday family room also doesn't require planning permission. This includes fitting Velux windows, although check with your conversion company as these may have to face away from the street facing side of your home.

If you need a little more room and have been thinking about an extension, then you'll be pleasantly surprised to know that a single storey extension doesn't require planning permission if you're extending up to 15% (70 cubic metres) or less of your home's original floor space. This doesn't include previous extensions. You can't build higher than 4 metres (for a pitched roof) or 3 metres (for a flat roof) and the extension shouldn't 'move' your home closer to a road.

You can also build on top of an existing garage as long as it doesn't go any higher than your existing roof, and obeys the same boundary restrictions.

Dreaming of new windows and doors? They don't need planning permission either, including turning existing windows into bay or bow windows. If you're after a conservatory, then the rules are usually the same for a single storey extension, particularly regarding nearness to surrounding boundaries. Again, your installer will be able to advise you further.

So, there's lots of improvements you can get straight on with, although it should be noted that if you live in a listed building or a conservation area etc, then there may well be a few 'hoops to jump through' in order to get permission to carry out any of the improvements we've mentioned above as well as a few we haven't. And because there's no guarantee that permission will be forthcoming, you should never engage a contractor or start work before obtaining permission.

You've heard the story of the Farmer who applied for permission to build a home on the site of a static caravan and who was refused permission? He surrounded the caravan with bales of straw and secretly demolished the caravan and built the house in its place. Much later, he removed the bales of straw.

It was only when he was overheard bragging about his achievement by a local planning officer that he was 'found out' and ordered to knock down the bungalow.

photo credit: gareth davies

Why you should use an Architect

From a modest remodelling of your home to doubling it's size with an extension or a complete new build / barn conversion etc, you'll find your project goes a lot more smoothly with an architect involved.

An architect will discuss your ideas and transpose them onto paper in a set of drawings that will satisfy both council planning departments and the contractor who has the job of turning the drawing into bricks and mortar.

Architects will be aware of all the relevant building regulations, so their involvement at the start will hopefully smooth out any planning wrinkles later on, including issues arising out of building inspections, which happen at crucial stages of a build / re-model.

And having an architect on your side means you've got an extra voice when discussing any issues with your contractors.

Most people think of an architect as just someone to draw up the plans but get a good one and you'll see just why they're so good. They'll be able to offer their own suggestions on your ideas and hopefully inspire you with what's possible within the space you're adding. As well as keeping up to date with planning issues and suitable materials, they'll also have loads of knowledge on fittings and latest trends.

Decide to do it yourself and if the plans fail to get approval or your contractor runs into trouble during the build / remodel, then you'll probably end up having to hire an architect anyway, to fix the problems. With no architect on board, It'll also be up to you to liaise with your contractors and keep the project on schedule (and budget).

So hiring an architect could actually save you money. Money you can spend on better fittings or a nice holiday whilst the builders get on with it back home.

Recent changes in planning laws meant you may not need planning permission for a straightforward loft conversion and very often those conversion companies will be able to provide their own design drawings anyway but for any project that's not going to be 'off the shelf' or involves planning applications, then time taken to find the right architect for you will be time well spent.

Planning your own Extension? Start by clicking here and getting that instant online quote. Genuine online quotes there and then, based on current UK prices where you live.

Click here to get your Garage Conversion quote now.

New Driveway? How to apply for a dropped kerb

How do I go about getting a dropped kerb for my driveway?

It's a question we're often asked in conversations between homeowners and our customer advisors (here in Derby) when they're enquiring after having a driveway laid or re-surfaced. A 'dropped kerb' is the crossing over a footpath or verge from the highway to gain access to your property and as such will be required to be built to certain local authority standards and may require planning permission.

Your local council are responsible for ensuring that any 'crossings' are strong enough to take the weight or permitted vehicles without risk to underlying services or pedestrians. They have the power to remove a crossing if it's constructed without permission.

To get a dropped kerb, you'll need to apply to your local council, who will either charge you for doing the work themselves or direct you to a list of council approved contractors who meet their legal requirements. It may be worth checking with your paving / driveway company if they're registered to handle the drop kerb. In such cases, they may even be able to make the application on your behalf.

Generally, a dropped kerb will only require planning permission if the property fronts directly onto a classified road, is a listed building or is other than a house or family dwelling.

There are also rules regarding the parking space available once the kerb has been dropped. Remember, you won't be allowed to overhang onto the pavement or verge area with any part of a vehicle. There are also strict rules on the measurements allowed for a single or double entrance dropped kerb. It's not possible to simply extend the dropped area by an extra segment to make life easier.

Did you know that if you have a skip delivered (or other heavy load) and the delivery vehicle damages the crossing area, you're responsible for the repair costs?

If you're thinking of solving your off road parking problems by having a driveway installed and you don't have a dropped kerb already, then unless permission is denied, it's relatively straightforward to have arranged.

Check with your paving companies when they're quoting - they may already be on the councils approved contractors list which will save you having to organise another company to come and complete that part.

The first step is to get a quote for your paving project, whether that's in block paving, impressed concrete or tarmac and get a rough idea of cost. We can then conduct a search of local paving contractors for you to contact yourself and enquire further or simply confirm your online quote in writing.

You'll find more information on having a kerb dropped from your local council. Local councils conditions and application processes may vary. Always check with them or an approved contractor before starting any work. It's no good having a nice new driveway if you can't access it to park your car on, oh and in case you were wondering, blocks of wood etc to make driving up the kerb possible are also illegal.

Listed Buildings: What are your double glazing options?

Listed Buildings: What are your options?

Buildings which are listed, or are within a conservation area, can sometimes seem like a headache to improve or renovate. Strict planning laws often prevent modern renovations being made, or specific materials being used.

When it comes to installing double glazing on a listed building, it seems the advice that English Heritage are happiest to give out is “don’t”. Clearly, the benefits of double glazing are numerous, particularly in terms of increasing the energy efficiency of your home, reducing your heating bills and indeed pushing up the value of your house.

So what options are available to you, if you wish to install more energy efficient windows in your listed home?

Try to match the style

Nowadays, double glazed windows are available in a wide range of frame styles, including sash and mock Georgian, which have the appearance of traditional windows. These can be constructed from hardwood, to help give the appearance of the original wood frames, and window manufacturers are increasingly able to replicate the original styles.

Make sure you enquire with your local planning office before considering taking this approach, however, as they need to be notified whenever you change anything – especially if it involves replacing window frames. Explain what frame styles and materials you’re looking at, and if possible who you’ve found to supply them.

Re-use the old materials

You can score points with your local planning office by attempting to use the materials – particularly original cylinder and crown glass panes – if your house already has them. Changing out rotten or draughty frames around the original glass can give surprisingly large energy savings, but may require a specialist.

If you’re looking for a fitter you can ask about frames, we can help you find local double glazing suppliers as well as guide prices – our network of suppliers crosses the entire UK, and includes small, independent companies as well as nation wide brands. Just go to WindowQuoter.co.uk to get started straight away.

Secondary Glazing

If you’re unable to match the style of your original windows, either because they are an unusual style or because you can’t find a supplier, one common way of getting around this issue is to simply leave the old windows in place, preserving the listed building’s façade, and install secondary glazing. This is an extra window placed directly behind the existing frame, giving effective double glazing, and all the benefits it provides, without altering or even touching the building’s existing façade.

Secondary Glazing is an excellent way to improve your listed home’s energy efficiency whilst staying within all but the harshest of planning regulations, but can take up space on the windowsill, and is far harder to open. If possible, .

Making efficiency gains elsewhere in the house

If you can’t have secondary glazing or find a suitable way to have double glazing fitted, In many old houses and cottages, the windows do not cover a large proportion of the outside of the building. When this is the case, efficiency savings from installing double glazing can be smaller than you might expect, and greater gains could be made by sealing up draughty holes and window frames.

Find a window supplier who can help you get started by going to WindowQuoter.co.uk for a free online double glazing quotation.

NB: This article applies mainly to Grade II listed buildings, the category which covers 93% of listed buildings in the UK. For Grade I and Grade II* listed buildings, the planning office restrictions also cover changes to the inside of the building, meaning that secondary glazing will also require permission. For more information contact your local planning office.


Solar panel quoter: http://www.solarpanelquoter.co.uk/?s_eng=Reactivated-20140324
Roof quoter: http://www.roofquoter.co.uk/
Window quoter: http://www.windowquoter.co.uk/
Extension quoter: http://www.extensionquoter.co.uk/?s_eng=blog
Heat pump quoter: http://www.heatpumpquoter.co.uk/?s_eng=blog

Better to Ask Forgiveness?

You might have thought that you would need planning permission to add a conservatory to your house, and until October 1st 2008 you would have been absolutely right. Since then, however, planning regulations have been altered so that you no longer need to secure planning permission before building a conservatory.

The new rules are subject to some limitations, however. You’ll still need to check with your local planning authority before adding a conservatory to a listed building or one in a conservation area. What’s more, there are a few rules concerning the size and construction of the conservatory.

You may need to seek planning permission if your planned conservatory will be taller than the tallest part of your house. It also cannot be built on the front face of a house which faces a highway without permission.

A single storey conservatory must be less than 4 metres deep and 4 metres tall to be built without requiring permission. A two storey conservatory should extend no further than 3 metres from the rear of the house

The conservatory must also not take up more than half of the area of land around the original house. One thing to be careful of is that if your house has been extended since it was built (or since 1948 , if it was built before then), then this refers to the house as it was originally built. Be sure to check the records for your house to make sure it hasn’t been extended recently, you don’t want to get caught out.

- - -

The great thing about conservatories is how flexible they are. They have many of the advantages of garage conversions or extensions, and they also let a lot of light into your house whether in summer or winter.

Conservatories make great spaces in which to a host party or barbecue, to watch the birds in the garden, or just relax and put your feet up.

With a few well chosen plants and other decorations they could even become an indoor extension of your garden.

The new planning rules make it quicker, easier and cheaper to plan and build a conservatory, and with the summer on its way there has never been a better time to get an instant online quote from WindowQuoter.co.uk.

Did you Know? - planning permission for loft conversions

Did You Know?

At the moment you don’t need planning permission for a loft conversion, provided it does not exceed 15 per cent of your property’s original living space. Every house is currently entitled to a certain amount of “permitted development”. The only exceptions so far are listed buildings and houses in conservation areas, so if you are unsure, it’s still best to check with the local planning office.

Every conversion does currently need Building Regulations approval, which you can get from your local building control department before you begin the conversion.

However a recent Government White Paper unveiled by Ruth Kelly, Secretary of State for Communities and Local Government, outlines changes in the system which could mean that all loft conversions will now need authorised planning permission. So if you are thinking about converting your loft in the near future, it’s probably best to contact your local planning department before you begin, to check that you comply with the new regulations.

You can get an instant online quote for a loft conversion at Loft Quoter - click here to get your online loft conversion quote now.

Car turntables - the parking solution

Car turntable quoter – the parking solution

If your planning application for a driveway has been refused and you can't get permission to drop the kerb, then a car turntable might provide the answer.

Local planning decisions vary from one area to another, but recent personal experience is that if you can find a way around the objections, then a further decision may be made in your favour.

With regards driveways or exits onto roads from private property, there are a number of rules and guidelines planning departments use. In most cases, they will refer to the highways department, particularly if there is any commercial aspect to the property.

They will look at certain factors – is the exit going to be on a blind bend? Is there good visibility of the road (in both directions) when pulling off the intended driveway and is there equal good visibility for road users of the exit point?

Factors like bends in the road, dips and inclines, surrounding properties, the 'class' of road etc all affect decisions, and are usually based on such factors as reversing off of an intended driveway – how safe is it to other road users (and pedestrians) as well as ease of entering the driveway. If you have to make a broad swing to get into a tight entrance etc.

A car turntable, manual or remote controlled, can help overcome many objections. It's the ideal parking solution as you can remove the objection of having to reverse out onto the main road.

Councils are keen to get vehicles off the streets – themselves a hazard and particularly so for emergency services on narrow lanes as well as public transport and community transport iniatives.

Car turntables come in all sizes to fit all cars. From super minis to SUV's and people carriers, and the costs of installing or installing it yourself are not as expensive as you might think with installed prices starting from around £7000. Average installation costs are around £2,500, more if the electricity supply for an automatic system has to be re-directed over a large distance from the house.

Five stages to building a home extension

Timeline: Building an extension

Extending your property must seem like a daunting task, but it’s worth it in terms of adding space and value to your home. With property prices rising, now is the time to invest – here are five essential stages to making your investment work:

Stage 1 – Finding an architect and making a plan
Hiring an architect is crucial in drawing up the plans and confirming what is feasible to build on the land you have available. When it comes to obtaining planning permission and liaising with builders, an architect may do this on your behalf, but check what is covered in the fee you have agreed. Most charge an extra ten percent for this service. When choosing an architect it’s advisable to meet with at least three for comparison and to see examples of their previous projects. It may also be beneficial to pick a local architect – one who is familiar with the local area, the council and regulations. Finally make sure that any architect you choose is registered with the Royal Institute of British Architects (RIBA).

Stage 2 – Getting planning permission
It is vital to check with your local planning authority before you begin – if you don’t you could be forced to demolish all or part of your extension. More often than not permission is required, but there are exceptions – generally speaking you won’t need permission if the extension does not exceed 15 per cent of the size of your house or 70 cubic metres, whichever is larger. Your plans will need to be in keeping with the area, no taller than four metres and no closer to the road than your existing property. As well as having planning permission your extension needs to comply with current building regulations, which monitor standards for the design and construction of projects, as well as their fuel efficiency - your local Building Control Body (BCB) will have more information. Planning applications can take up to eight weeks, more if the initial application is opposed or refused.

Stage 3 – Getting your quotes and choosing your builder
The most important aspect of choosing a builder is reputation – word of mouth is by far the best indicator. Ask family or friends about builders they have used and get quotes from at least three to compare. Unlike estimates, quotes are binding and are usually valid for three months. Just as with the architect it helps to see examples of builders’ previous work and determine what is included in the price – such as materials, VAT and insurance. Check that the insurance covers potential damage to properties, as well as any accidents which may occur. Some policies also cover guarantees for their entire duration – usually ten years – and protect you if the builder goes out of business. Finally agree to hire on your terms – negotiate the times the builders will be working, their access to the site and the condition in which they will leave your home at the end of each day. Remember you still have to live there during the build! When choosing a builder make sure they are members of the Federation of Master Builders and are registered with the National House Building Council (NHBC).

Stage 4 – Building and paying for the thing!
Once everyone has been hired it’s time to begin the work! This is the most stressful and time-consuming part of the process. Try not to get disheartened with the mess and disruption of your home life – envisage the extra space you’ll have once the work is complete! Take your mind off things by planning the décor and furnishings of your new room. Now is also the time to think about paying your workforce. Most builders prefer to be paid in stages – if the extension is small, pay one instalment after the foundations are laid and the rest after completion. If the project is larger, split the payments into more instalments.

Stage 5 – Completion!
The end is near! All that’s left is the inspection. If your builder is NHBC registered they should be able to inspect the work themselves, otherwise arranging the inspection should be your architect’s final task. Make sure whoever inspects the build is an Approved Inspector registered with the Construction Industry Council (CIC). Once they have approved the extension, the room is yours to decorate, furnish and enjoy!

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Did you know...Planning Permission

Did you know:
You don’t necessarily need planning permission for an extension to your property. If you don’t live near a major road, or the building work is going to increase your house by less than 15 per cent, then you might not be required to get planning permission. In any case – make sure you check with your local council’s planning department first!

For new ideas and quotes on an extension, visit homeimprovementquotes.co.uk