FAQs


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FREQUENTLY ASKED QUESTIONS

Note: All the following information is offered in good faith - it is not comprehensive but is designed to help give an overall picture of the processes involved. Each project is unique and needs assessing individually. Richard Twinch RIBA, Richard Twinch Design Associates take no responsibility for any errors or omissions in the information supplied on this website.


Will an extension require planning?

		Small developments can often be carried out under Permitted Development. There are a couple of interactive videos on this government website.To find out if your project is likely to fall under this follow the link Permitted Development . Planning requirements will be looked at during the Feasibility Process.

How much will it cost?

		These costs will all be budgeted during a Feasibility Study.

What about Building Regulations?
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		See Building Regulations explanatory booklet Building Regulations Fee information is available at the end of the Application Form that can be downloaded form the local authority - for instance follow the link for the form fromOxford City Council Building Control Fees

How long will it take?

		A small job (up to £60K), if it all goes smoothly, can be completed in 9 months including fitting out - a year is more likely particularly if builders are hard to get. Larger projects can to take up 2 years - particularly if there are complex planning issues to deal with. Planning applications themselves take 2 months minimum.

What about the neighbours?
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		Always expect that neighbours will object, as nobody likes change very much and building work is messy and disruptive to daily life. If your neighbours are supportive throughout then you have been very lucky. The most important thing to do is to get your neighbours 'on side' as early as possible - by letting them know your plans. It is the fear of the unknown which is foremost. Neighbours' misgivings and fears tend to dissolve with time. The planners deal with issues such as rights of light and privacy. Structural issues are dealt with under the Party Wall Act of 1996 which allows work to continue even if your neighbours refuse to talk!

Can I convert my loft?
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		It is easy to stick a velux roof window in and put down some chipboard and create what will remain as an 'illegal loft conversion' - but difficult to meet the Building Regulations which require: (a) stringent Fire Escape requirements - both through the house and from the loft. (b) Upgrading the fire resistance of ceilings below the loft and to the landings etc. (c) Upgrading of the floor structure (d) Adequate access (e) Upgrading insulation & ventilation of roof The planners are concerned with any volumetric increase - such as dormers and/or view from the road. This is particularly so in conservation areas. In addition you must identify the space you are going to lose on the first floor to get in the stair. All this is very disruptive on the house as a whole as every level is involved. Converting your loft is only worthwhile if you have no other options and the space in the roof is large enough to make the effort and cost worthwhile.

What about Listed Buildings?
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		Anything you do to a Listed Building, or to buildings immediately surrounding it, are subject to Listed Building Consent. This includes basic repairs to rotten timber etc. Conservation Planners are knowledgeable people who are helpful in working out what is valuable to keep and how to best integrate the new with the old. Their advice is free, as is Listed Building Consent which must be applied for - either in conjunction with a planning application or by itself. It is important to note that ALL work to a Listed Building or to the buildings adjacent to it are subject to Listed Building Consent.

Can I save VAT on Listed Building?

		As it currently stands repairs are VAT-rated and conversions and extensions are VAT exempt. This seems back to front - but is the way things work at present. The VAT levied is a matter between the contractor and Inland Revenue. The contractor will allocate a reasonable proportion of the development as 'repair' and a proportion to 'development'. Development items included on the listed building consent (even including kitchens - but not cookers/fridges) tend to be VAT exempt.

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