What size extension can I build without planning permission 2022?

Permitted development rights Width: the width must be less than 50% of the width of the existing house. Length: the max length of rear extensions is 3m for terraced or semi-detached houses, up to 4m for detached houses. Height: for 2 storey extensions, the height must not exceed the height of the existing house eaves.

houseup.co.uk - Double Storey Extension [2022 Guide]: Cost, Planning, & Design Tips

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What fees can I expect to pay?

Beyond the construction cost, there are fees you need to consider and budget for when planning a double storey extension.

Planning fees

Double storey house extensions may, in some circumstances, proceed without planning permission.

In the case that you need planning permission, the cost for householder applications can vary from between £200-£400, depending on your local Council If your planning permission comes with planning conditions, you will pay £34 for their discharge. If planning is not required because your 2 storey extension is built under permitted development, you may still want to get a Certificate of Lawfulness from your council (approx fees £100). You can visit the official government page that explains planning related fees and the method of calculating them.

Design fees

Architectural fees are usually between 3% and 7% of the construction cost but are typically higher in London, around 15%. For a double extension, you will need to produce at least a set of building regulation drawings, with design fees between £3,500 and £6,500. Planning drawings will be in a similar price range. Furthermore, you will need to budget for structural calculation. The fee for the structural design can vary from £1,500 to £2,500 for a standard structural design. Keep in mind that the design costs vary a lot, depending on the architects you appoint and the complexity of the design. Hiring a consultant, rather than directly appointing an architectural studio may save you money.. Another cost effective option is to hire a design and build company that will quote your double extension, including all the design fees. Some design and build companies may include planning fees in their quotes.

Party wall fees

If your extension includes building or excavating astride or close to a boundary, you will need a party wall agreement with your adjacent neighbours. The cost of a party wall agreement depends on whether your neighbours and you will want or need to appoint a party wall surveyor.

Typically party wall agreements will cost between £1,000 to £1,800 per neighbour.

Keep in mind that you can serve the notices yourself and won’t need to pay for a surveyor if your neighbour agrees on the proposed work and don’t seek to appoint a surveyor themselves. If you prefer to appoint a party wall surveyor, you can visit RICS website.

Building control fees

You will need a building control certificate at completion, which certifies that all the work is in compliance of building regulations. The average cost for a double storey extension is £950, depending on the size and the nature of the works. You can liaise directly with the local authority building control services or contact a government-approved inspection company. For more information you can visit the official government pages on building regulations approval.

Other consultants’ fees

It is possible that you may need to appoint other consultants, according to the circumstances, for example:

a survey of the existing building

a tree report: if you need to move, remove or replace a tree flood risk assessment: if you are in an area where floods are possible ecology report: if the authorities think your construction work may affect the local wildlife archeological report: if your house is inside or close to an archeological area historic building report: if your house is a listed building or is located inside a conservation area The cost may vary, depending on the agency or the consultants you will hire.

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