Many are having lots of problems selling their home. Prices are lot lower than they were a few years ago, the result being that many find themselves in negative equity making it impossible for them to move. More and more are considering loft conversions, extending or renovating their existing homes rather than taking on the uncertainty of relocating to a different home. Whatever work you do to your home – a loft conversion, extension, renovating etc – it will vastly improve your living environment and undoubtedly increase the value of the property in the long run. 

Loft conversions are an ideal option for solving space problems and we at Architects in Belfast . The space could be used for an additional bedroom, study, playroom, gym or whatever you want. They are very cost effective when compared to the cost of selling up and moving to a larger home. 

Many people think that just because they have this large space in the attic they can easily convert it to usable space. This is not always the case as not all roof spaces can be easily converted to useable accommodation! 

A roof structure consisting of roof trusses for example is very difficult to convert. Roof trusses are pre-fabricated roof sections that are made in a factory and transported to the site and placed on the house. The truss roof configuration acts as one, a bit like a “basket”, and therefore very strong. For this reason smaller sections (sizes) of timber can be used for the individual sections of the truss. If compared to a traditional cut type roof, the sizes of the rafters and purlins are much larger. If you start cutting out individual sections of the trusses the whole integrity of the roof structure may be compromised. If fact you may have a hard job getting a designer or builder to take on the job and try to convert it. It generally would be quite expensive.

Typical truss roof structure

Does your roof space look like the photograph above then the roof structure is truss type.

Typical cut roof structure

If your roof structure consists of a traditional cut roof with rafters and purlins (see photo above) then chances are it can be converted in to useable space.

There are a number of other considerations to think about when deciding to convert the roof space. 

Water Storage Tanks 

Normally there are two tanks in the roof space – a smaller tank and a larger one. The smaller tank is known as a header tank and is used to keep the radiators and piping on the heating system topped up with water. The second larger tank is storage water that supplies water to the WC cisterns, the bath and wash hand basins etc. Modern houses do not have these tanks as quite often a pressurised water system is installed negating the need for storage tanks. If you wish to convert your room space, these tanks may have to be removed or relocated in the roof space to make way for the useable room. It might be a good idea to remove them all together and convert the water system to pressurised type. The added benefit is that the reduction of water tanks and water filled pipes in the roof space will reduce the risk of burst pipes in the winter time. 

Staircase 

With a roof space conversion it is preferable to have proper staircase up to the room above for access and means of escape in the event of a fire. Staircases generally take up a considerable amount of room within a home. Depending on the availability of room below, you may have to sacrifice one of the smaller rooms to make space for the new staircase. Headroom above the staircase needs to be sufficient to go up and down the stairs safely. The staircase needs to have a landing at the top with minimum headroom usually about 2m. The landing must not be smaller than the width of the staircase and no part of the landing can have a sloping ceiling with the headroom less than the minimum. 

Floor Joists 

If you plan to use the attic space as living accommodation and not just for storage, the existing joists may not be strong enough to take the load required for a floor. Upgrading the existing joists in this case will be necessary. This may involve installing new deeper floor joists spanning between supporting walls below. Floor decking will be fixed over the top of the new stronger joists to form the floor structure. Additional beams and lintels may be necessary below the roof structure in order to take the load of the additional floor. 

Fire Protection and Means of Escape 

If your home is already two storeys and converting the attic will effectively make it three storeys, then special requirements may be necessary in order to comply with the building code for fire safety. This could involve fitting fire doors to protect the stairwell, early warning devices etc. 

Roof Windows

The most efficient way to allow light and ventilation into a roof space is using roof lights (windows) such as Velux type. These are easy to install and look great. If headroom is insufficient a dormer may be the solution. The construction of a dormer requires a lot more work though as large sections of the roof is removed requiring the installation of the structural members providing additional support to the existing roof structure. 

Conservation of Heating and Energy 

In order to reduce heat loss additional insulation will be required in the roof space area in accordance with the building code. 

Statutory Approvals 

Planning permission – Not every roof space conversion needs to go through the planning approval process. We at Belfast Architects can advise you if you require planning permission or not and if you do we can make all the necessary applications on your behalf. 

Building control approval – if you make any alternations to your home you will most likely require building control approval prior to commencement of the works. Roof space conversions, because of the complexities involved, will always require this approval and Architects Belfast will take you through the architecture design process to obtain the necessary approval.

Under no circumstances should you carry out any alternations to your home without obtaining the necessary statutory approvals. Not having the required permission for alternations will be become very apparent if you decide to sell your home in the future. All lending institutions and their lawyers will insist on all the approvals from the various statutory bodies for any alternations to the house from the original prior to the release of funds. Without these approvals you will probably be unable to sell your home in the future. Contact us at Architects in Belfast and we will ensure to get all the necessary statutory approvals you need for your project.

Further reading - If you found this article interesting and you are thinking of organising the building works yourself to convert your attic, then you may want to read a self build guide on construction pre-planning and material costing. Maybe you are thinking of building a brand new home then you will be interested in reading on choosing a building plot.

If you plan to build a new home why don’t you organise the construction yourself. Most people hire the services of a contractor to undertake the building construction phase. There is nothing wrong with this, of course, if you can afford it., but just think of the satisfaction you will have when you tell your friends that you organised and supervised the construction of your new dream home yourself. It just takes a bit of forethought and planning and you will save yourself a lot of money, maybe up to 20-25% of the build costs. If you are particularity good at planning or organising in your work day to day then you could easily apply this to planning the building of your home. 

It’s simply all about planning and being organised! 

Construction Pre-Planning 

This Self Build Guide will provide you with some assistance to building your own home. Architects Belfast is here to help you develop a self build plan and guide you all the way. We at Architectual Services have done it lots of times and will get you to a position with all the necessary statutory approvals, ready to go on site. 

The building control approved drawings that you will receive from Architect Belfast will indicate the various materials, such as brick types, roof materials, timber sizing, steel beams, plasterboards, insulations etc. etc. allowing you construct your house. However, not every finish internally for your home will be indicated on the drawings e.g. doors types, skirtings, kitchen fittings, bathrooms fittings etc. A lot of this will be down to personal taste, for you to select as you go along. You do, however, want to have a general overall idea at the very beginning of the types of fittings and finishes that will be installed in the new house. It is very important to establish early on for example the locations of electrics, plumbing services, the kitchen layout etc, that will be installed which may have an impact on the construction. The last thing you want to do is start removing parts of the construction later to allow fittings to be installed. 

The selection of finishes for second fix, such as doors, skirting etc can wait until later on in the construction phase. Most external finishes are generally established at the beginning for planning approval processes. The planners are not really interested on internal finishes. 

Schedule of Material Costs

As part of the initial organising you want to establish a schedule (or list) of costs from suppliers for materials that will be used in constructing the house shell e.g. timbers, fixings, blocks, brick , concrete, cement and sand etc. Prepare a comprehensive schedule of the materials that will be needed. You could use Microsoft Excel for this. This list should be sent to 3–4 suppliers requesting them to provide unit costs for every component. Don’t send them a copy of the drawings and ask for prices based on the drawings. They will provide all inclusive prices for e.g. the complete roof structure. By all means send them some drawings to give them an indication of the potential orders that could arise during the construction of your house and they can price accordantly. The schedule will provide you with individual unit costs for all the materials required. An example could be the cost for the supply 1 sheet of plywood or 1 meter square of insulation board. When you need these materials you multiply the quantity ordered by the cost. This method will mean that you are in control and can order what materials you need, when you need it knowing that the costs are fixed. You will use this list for cost control throughout the project. When you have agreed prices for every component on the list with a supplier then open up an account with them. All materials ordered can be charged to your account and you pay for them around 30–60 days later. You will find this very useful for cash flow. You will end up with a number of accounts as no one supplier will be able to supply everything you need. 

Insurance

Before starting any actual work, or allowing tradesmen onto your property, make sure you arrange appropriate insurance. There are insurance packages available for self build projects which protect you against claims from the tradesmen and members of the public coming onto the site. Each of your sub contractors should have their own employers and public liability insurance. Insist that they produce a copy of their policy. 

Tradesmen

When it comes to the trades, start by establishing a list of possible candidates for each trade and organise some costs. Don’t worry if you do not know someone for each of the trades required at the beginning. Most trades work alongside other trades and are always willing to recommend the services of others that they know and have worked with in the past. This is the best way to obtain labour. When a building site starts you will find various trades and suppliers will call into the site and offer their services. Before using them, obtain some references. The whole trade industry really works on references with each trade recommending each other.

There will be trades men available for every part of the construction. Some will specialise in the site works, foundations, bricklaying, drainage, floor screeds, joinery, electrical, plumbing etc. Each will have their own way in pricing, but you will want the price broken down as much as possible. Try and obtain prices for individual components of the overall works. This is useful if you want to delete or change a section without having to renegotiate. Never pay up front for any works. Arrange payment terms weekly, monthly, various agreed stages or simply upon completion. 

Health and Safety On Site

Health and safety is a very important consideration. Keeping a tidy site for instance will help towards possible tripping hazards. When obtaining costs for the various trades make sure they agree to tidy up after each day’s work. If you don’t agree this with them, they will assume you will do it and generally leave the place in a mess. Scaffolding will be required and the bricklayers will guide you as to when it will be required. Make sure no one removes sections of the scaffolding after erection unless it is reinstated immediately. 

Preparation

The above are some of the areas you must consider in preparing for the construction phase. Preparation is everything. If you are not prepared do not start. You are better delaying for a week or so to get everything in place. We at Architects in Belfast can help you get organised so please contact us and we will be only too glad to help you out. 

Belfast Architects Wishes You Good Luck With Your Project……..

It’s a great way to save on the construction costs!

At Architects in Belfast we have helped many of our clients to achieve their goal of building their own home. You do not need to have a construction background, just a bit of hard work, planning, organisation and common sense will do it. 

One of the major benefits is cost saving. By organising the delivery of all the various materials and labour at the correct time you are essentially taking on the role of a main contractor. The costs that a main contractor will normally charge for their role and expertise you can keep yourself. 

Don’t be thinking that it will be easy, especially if you have not done this before, as there are so many things that can go wrong. It’s all about being organised. It’s about having the right materials and the right labour on site at the right time and in the right order. So much money is lost on building sites, even by experienced builders, by having materials delivered to early. This means they are left on site and can potentially become damaged or be stolen. Having the materials arrive too late is just as bad, with labour not being able to get on with the works due to lack of materials. So be organised! 

Schedule of Material Costs

A major part of organising is cost setting. You want to set your material costs at an early stage and use these fixed costs throughout the build process. Get together a list of all the materials you need to build the shell of the structure. This list, or “schedule of material costs”, consists of the recurring materials that you will need e.g. brick, sand, cement, timber products, plasterboards, fixings etc. Try and make the list as comprehensive as possible, it’s worth taking the time. The advantage of having pre determined costs for each material component is that during the build period, which could be 6–8 months, you will continually be ordering the same, or similar, materials all the time. You do not want to waste time renegotiating the costs at each reorder.

The schedule or table can be quite simple. Consider a table with the following headings:

Explanation of each column heading in the following table: 

Remember you are trying to establish fixed costs for each component of material. Of course during construction you will need many numbers of each component so it’s a matter of multiplying the unit cost by the quantity used. 

Try to break your schedule into categories rather than have a long list of items. There may be different departments within the suppliers that will price the schedule. Some examples of categories are as follows:

When you have the list complete, send it to 3 or 4 suppliers for pricing. It’s probably a good idea to also provide some drawings of the house to give the supplier the size of the property you are building. If the supplier thinks you are only buying one of each product his price may be a lot different than if they thinks you will be buying 200 number of a specific product. 

Price Comparison

When the prices come back then you are in a position to compare the costs of each item between suppliers. It is preferably to buy as much of the list as possible from the one supplier. This may guarantee a betters. Always approach the supplier and negotiate for better prices. Don’t worry about this they are generall used to it. 

If you need any help with preparing this schedule we at Architects Belfast are only too glad to help you out. We also can obtain all the necessary statutory approvals such as planning and building control approval on your behalf. 

Also refer to Self Build Guide on construction pre-planning. 

Belfast Architects Wish You The Best of luck…..

Residential building plots can be in an urban environment or can be in the open countryside. It may be small accommodating the proposed house and no more or it may be part of a larger ground area providing plenty of room around the new house for driveways and gardens etc. 

However before you buy a plot it is important to consider the following: 

Planning – What is planning permission? The planning authorities usually dictate the types of structures and finishes they would prefer for particular locations. The Planners are in charge of all developments within the cities, town and countryside. The planning approval process decides what you can build and what you can’t. Building plots with planning permission is by far the best option. Usually single building plots are put on the market for sale with outline planning permission already in place. Purchasing a building plot of land without planning permission is extremely risky. Outline planning permission is approval in principle and the details provided at this stage are minimal. Outline permission will quite often set conditions for the proposed development such as overall size of the house, the height (i.e. number of floors), positioning on the plot, finishes, access, draining requirement etc. Outline is only the first part of a two stage process to obtaining final approval before you can start building. The second stage involves making an application for detailed design approval (reserved matters). This time you will have to provide information of the proposal in detail. The planners will want to see the proposed plans, elevations, types of finishes to be used, topology levels of the existing ground, landscape proposals, drainage facilities and any other details they deem necessary to consider the application. When detailed planning is achieve then you can proceed and secure approvals from the other statutory bodies involved. REFER TO PLANNING APPROVAL PROCESS FREQUENTLY ASKED QUESTIONS.

Other statutory bodies – there are a number of other statutory bodies that you will have to satisfy before construction can start. The main one is Building Control Approval. They set the rules that specify the minimum acceptable level of safety for constructing buildings. Its main purpose is to protect the public health, safety and general welfare of the building occupants. 

House accommodation – consideration must be given to the level of accommodation required i.e. the number of bedrooms, living rooms, bathrooms, utility room, garage and storage requirements etc. Is the plot large enough for the size of house you wish to build? The plot size will determine the size of the finished house. You should also allow for possible expansion in the future.  

Views from the site – Rural building plots probably provide the best views. The plot may be located in an open area or elevated providing nice views overlooking the countryside. People generally desire a view from their new home. The down side with a house located in an open country side is that it may be draughty and more difficult to heat. Although with modern materials nowadays there are adequate solutions to this particular problem. Never the less the house will be subjected to the elements therefore increasing the need for continual maintenance. The maintenance can be reduced somewhat with careful selection of low maintenance materials. 

Low ground – Is the plot in low ground or in a hollow that may be subject to floating. Make some research to determine if the ground was flooded in the past. If it flooded in the past it may again in the future even if it was very dry when you purchase it. Disturbing the ground during construction may affect it natural ability to self drain effectively. 

Existing trees – Having mature trees and hedging etc…. around a plot provides natural screening and shelter and is generally pleasing to the eye. Building plots of land with natural screening is considered an advantage allowing the house to blend in with the surroundings. However, what one considers to be advantage can sometimes also be a disadvantage. For example – having lots of trees around a house means lots of leaves falling off in the autumn time blocking gutters, drains etc….and require clearing. The presence of trees can also cause discolouration to the house surface finishes. Also depending how close the trees are to the house may require reinforcement of the foundations. There is also the risk of trees blowing down during storm conditions and causing damage to the buildings. Generally speaking most people welcome mature trees and vegetation on the plot and put up the nuisance. It may be possible to position the house to avoid the trees. In fact the planning department may impose restrictions that certain trees cannot be removed. 

Direction of the sun – The sun rises the east and sets in the west for European locations. Generally it is preferable to orientate the house if possible to maximum the benefits of the sun particularly in the evening time. Generally, people like to use the rear of their house in the evening time during the summer months. This may mean (space permitting) rotating the house so that the rear is pointing in southwards direction. This facility may enhance the value of the property in years to come. It is sometimes difficult to find building plots with a south facing option. 

Access – Check what is required for vehicular access in and out of the plot by the planning authorities. They usually indicate the access requirements on the approval notice. It may involve the provision of sight lines either site of the access gate so that the driver of a vehicle has a clear view of the public road in either direction. The sight lines are for safety purposes for the ingress and egress of vehicular traffic into the plot from a public road. It is important to ensure that there is sufficient land available within your ownership to accommodate the sight lines. Always obtain the services of a suitably qualified person to check out the details of the outline approval in particular the sight lines provision before you purchase. It has happened that people purchase a plot of land to build a house and discover later that they do not control a sufficient amount of land to accommodate the sight lines for access. In this case they are forced to negotiate with the neighbours to obtain additional land for the sight lines which can end up being very expensive. This is usually referred to a ransom strip. 

House type – single or two storey house. Check if there is height restriction condition placed in the planning approval. This height restriction could prevent you from building a two story traditional type house? If there is a height restriction and you want a two storey house type it is possible to construct a chalet type house. The upper floor is accommodated within the main roof structure giving the appearance externally of a single storey structure. This type of design, however, does place limitations on ceiling heights internally. 

Proximity of utilities – How far away are the utilities services to the building plot e.g. electrical power, gas, water, communications and drainage? The greater the distance, the greater the cost. If a public sewer connection is not available it may be possible to gain approval for the construction of below ground sewage treatment system. This will incorporate a holding tank and an irrigation network system. The irrigation network consists of a pipes leading away from the tank to form a soakaway. Approval in the form of ‘Consent to Discharge’ is generally required for this type of installation. The building plot must be suitably sized to accommodate the sewage system. 

Is the plot level – Sloping building plots can provide for interesting split level structures but can be more expensive to construct. The development may involve the movement of a large amount of earth and the construction of retaining walls. 

Ground conditions – The presence of rock is difficult to cut out and soft ground may require special foundations. In both cases it will be expensive. It is worth while having a suitably qualified person inspect the soil conditions and advise on what to expect. 

Drainage – Is the plot self draining or is there standing water which may require additional drainage to remove surface water. The presence of a below ground culvert or manmade drain to discharge surface water into would be desirable. 

Utility services running through the site – You need to be aware of any utilities e.g. electrical, water mains, sewer pipes, gas and telecoms either below or above running through the site. If diversion is required it will be expensive. Building over these services is possible in certain circumstances but generally not recommended. 

Purchase price – Like everything it will come down to cost. Building plot prices do vary considerably for different locations. Generally the better the plot the higher the price. 

Contact Architects Belfast if you require any assistance in choosing a building site and they will assist you through the whole architecture design process including all the necessary architectural detail drawings for your project.

The architecture design process will vary depending on the extent of the construction works involved. We at Architects Belfast will make the process as simple as possible for you.

Below are a couple of examples of the typical architectural design process for homes.

Design process for a new dream home 

The design process is as follows:

• A member of our team will call to your building site to determine your design requirements
• If you wish to proceed a detailed measured survey of the site is carried out including levels
• We then consult with you to decide on the layout of your new dream home
• Initial sketch proposals are prepared and a final decision is made on the proposals
• Final drawings are prepared and presented for your approval
• Apply for planning permission and await the outcome
• When planning is approval the process moves on to the preparation of full working drawings
• Working drawings including a SAP report, structural calculations etc is prepared and submitted to Building Control for approval
• Modifications to the drawings as necessary to meet with planning approval process or building control approval requirements and resubmitted
• Await approvals from the statutory bodies

ONCE PLANNING AND BUILDING APPROVALS ARE THROUGH YOU ARE READY TO PROCEED TO THE CONSTRUCTION PHASE 

Design process for extending an existing house

The design process is as follows: 

• A member of our team will call to you home to determine your design requirements
• If you wish to proceed a detailed measured survey is carried out of the existing house layout
• We then consult with you to decide on the best options for extending, altering or upgrading
• Initial sketch proposals are prepared and a final decision is made on the proposals
• Final drawings are prepared and presented for your approval
• If planning is required an application is prepared and submitted to await the outcome
• If the proposed extension complies with planning parameters and approval should be forthcoming, then full working drawings could be prepared at this stage and submitted to Building Control for approval. Both applications to run concurrently.
• If planning permission is not guarantee then the preparation of full working drawings should be delayed until planning was through. This is important in the event that the Planners requested major changes to the proposal. Preparation of working drawings in this case prior to planning approval may be wasted if the Planners requested major changes or refuse the application.
• ifications to the drawings as necessary to meet with planning approval process or building control approval requirements and resubmitted
• Await approvals from the statutory bodies

ONCE PLANNING AND BUILDING APPROVALS ARE THROUGH YOU ARE READY TO PROCEED TO THE CONSTRUCTION PHASE

Not every project will be the same and the architectural drawing package will vary between projects.  A typical construction phase design package could include the following documents types: 

• Detailed drawings
• Maps
• Structural calculations
• Specifications
• Energy reports 

A typical design package for each project will include a set of architectural working drawings and other necessary documents allowing you to commence with your project on site. 

NEW HOME DESIGN PACKAGE 

The minimum design documents included for new home package includes the following: 

• Proposed plans and elevations
• Site plan with levels
• Location plan (usually from Ordnance Survey)
• Sectional drawings
• Construction details
• Drainage layout including details of a septic tank location (if applicable)
• Drawing notes
• SAP (Standard Assessment Procedure) Energy Rating Report
• Structural calculations as required
• Application forms for planning approval (we will submit this application for you)
• Application forms for building control approval (We will submit this application for you) 

ALTERNATIONS TO EXISTING HOMES DESIGN PACKAGE 

The package for projects involving alternations or extensions to an existing home will include the following documents: 

• Existing plans and elevations
• Proposed plans and elevations
• Site plan
• Location plan (usually from Ordnance Survey)
• Sectional drawings
• Construction details
• Drainage layout
• Drawing notes
• SAP (Standard Assessment Procedure) Energy Rating Report (if requested by building control)
• Structural calculations as required
• Application forms for Planning approval (we will submit this application for you)
• Application forms for Building Control approval (We will submit this application for you) 

Sometimes during the construction phase the contractor may request guidance or additional information. Upon request we will quickly produce any additional architectural design drawings or details as required to support the original designs at no additional fees.

Why do we need planning permission? 

This approval is a legal requirement should you wish to construct a new home or make significant modifications to your existing home. 

What happens if I do not obtain planning approval? 

If you proceed and construct a building on a building plot or make alterations to your home without permission you could be breaking the law and may be prosecuted and also enforced to remove the new addition at your expense. 

Will I be able to sell my house after it has been altered without permission? 

No, very unlikely as solicitors very often nowadays look for all planning approvals during property searches and usually advise their clients not to proceed with the purchase until the necessary approvals have been obtained. 

When is permission required? 

Permission is required for the following: 

• A new dwelling
• Extensions to existing dwellings
• You want to make additions or extensions to a flat or maisonette
• You want to divide off part of your house for use as a separate home e.g. a self-contained flat or bed-sit
• Use a caravan in your garden as a home
• You want to build a separate house in your garden
• You want to divide off part of your home for business or commercial use
• You want to build a parking place for a commercial vehicle at your home
• You want to build something which goes against the terms of the original planning e.g. fencing in an open plan development
• The work you want to do might obstruct the view of road users 

Do you need permission to carry out internal alternations? 

No, you do not need planning permission to carry out internal alterations or work which does not affect the external appearance of the building. 

Do you need permission to let out rooms in your house? 

No, you do not need planning permission to let one or two of your rooms to lodgers so long as the main use remains that of a private residence. 

What are the different types of approvals and the planning approval process? 

There are three types of approvals applicable to dwelling houses: 

Outline Planning Approval 

This building plan approval establishes the principle of a development and as such detailed plans will not normally be required. Outline permission applications can only be made when the proposal involves the erection of a new dwelling. 

Reserved Matters 

Once outline is approved you should then apply for Reserved Matters approval. This application provides the architectural detail drawings for the proposal and should comply with the conditions of the outline approval and should be submitted within 3 years. Details include detailed plans and drawings to show location, design and external appearance of the development, the means of access to the development and landscaping. 

Full Planning Permission 

Full planning applications must be made for the following types of development: 

• Extensions outside the scope of permitted development
• Applications for retrospective planning permission
• For a change of use of land or buildings
• The carrying out of mining, engineering or operations other than building operations
• Full applications are also appropriate when the principle of the proposed development is acceptable in planning terms

Belfast Architects can help determine the type of planning application you should make.

How long does it take to get permission? 

Depending on the type of application a decision could take up to several months. The Planning Service should be able to give an idea about what the likely timetable will be. 

When is permission required for an extension to a house? 

You will need to apply for permission to extend or add to your house in the following circumstances: 

• You want to build an extension which would be nearer to any road than the original house was
• More than half the area of land around the original house would be covered by the new extension or any other buildings
• The extension is higher than the highest part of the roof of the “original house”
• Any part of the extension is more than 4 metres high and is within 3 metres of the boundary of your property
• For a terraced house (including an end of terrace house) where the volume of the “original house” would be increased by more than 10% or 50 cubic metres (whichever is the greater)
• For any house in a Conservation Area where the volume of the “original house” would be increased by more than 10% or 50 cubic metres (whichever is the greater);
• For any other house outside those areas, the volume of the “original house” would be increased by more than 15% or 70 cubic metres (whichever is the greater) 

Do I need permission for a front porch? 

Yes, if the proposed has: 

• A ground area (measured externally) exceeding 2M2
• Higher than 3M above ground level
• Less than 2M away from the boundary of a dwelling house with a public highway 

Do I need permission to erect a fence or wall? 

Yes, if: 

• The fence or wall is above 1M next to a vehicular road
• The fence or wall above 2 metres elsewhere
• Your house is listed or close to a listed type building

What is permitted development? 

In some cases it is possible to construct an extension or alternation to your home without the need for permission provided you meet specific requirements. These requirements are more restrictive in designated areas e.g. conservation areas. This legislation is quite complex and we at Architects in Belfast can consult with the planning authorities to be sure that you are not contravening planning legislation.

In addition to planning approval your project may require building control approval.  

Please CONTACT US at Architects Belfast for any architectural services we can offer you or discuss any Planning issues you may have.

It is a legal requirement should you wish to construct a new home on a building plot or make significant modifications to your existing home. Building Control is a set of rules that specify the minimum acceptable level of safety for constructed buildings. Its purpose is to protect the public health, safety and general welfare to the occupancy of buildings. The rules can be quite complex and we at Architects in Belfast can help you out. 

What happens if I do not obtain building control approval? 

If you proceed and construct a building or make alterations to your home without approval you could be breaking the law and may be prosecuted and also enforced to remove or improve on what has been constructed. 

Will I be able to sell my house after it has been altered without approval? 

No, very unlikely as solicitors often look for all approvals relating to alternations during property searches and usually advise their clients not to proceed with the purchase until approval has been obtained. 

Is approval required for loft conversions? 

Yes. A roof space conversion is generally a structural alteration and you should seek professional advice. 

Do I need approval to build a house extension? 

Yes, extensions will involve structural alternations and you should seek professional advice.

Do I need approval to build a porch to the front of my house? 

No, if the area of the porch does not exceed 30m2 and it protects an external access door to a house, however the glazing must comply with Part V of the regulations. 

Do I need approval to build a garden or boundary wall including building a retaining wall? 

No. The construction of all walls should be built with care and may require to be designed by a structural engineer. 

Do I need approval to remove for example internal walls, a chimney breast or make internal structural alterations? 

Yes, alterations of a structural nature will generally require the installation of steel supporting beams therefore approval is required. 

Do I need approval to install a new WC facility? 

Yes, you must indicate the location and how the WC is connected to the foul drainage system and how the toilet room is ventilated. 

Do I need approval to install replacement windows? 

No, however the work of replacement i.e. installation, draft proofing, damp proofing, ventilation etc must meet with the relevant requirements of the building regulations. 

Do I need authorisation for a garage conversion into a room? 

Yes, generally the authorities will at least require details of damp proofing, ventilation facilities, the means of escape, fire detection facility etc. 

Do I need approval for a conservatory or a porch? 

No, providing it is an extension to a building at ground floor level, and has a floor area not exceeding 30m2. Conservatories must have at least 75% of the roof and 50% of the external walls constructed of translucent material. Glazing must conform to with Part V of the regulations and all heating must have control mechanisms installed. 

Do I need approval to carry out repairs to my house? 

No, providing the repairs are of a minor nature and you are replacing like for like. Structural alterations require approval prior to commencement. 

Do I need authorisation to insert cavity wall insulation into an existing wall? 

Yes, you should confirm the type of insulation to be used. 

Do I need approval for building a garage? 

Yes, however a carport that is open on at least two sides, or a covered drive way or similar structure at ground level is exempt, provided it does not exceed 30m2 in area. 

Do I need approval for building a garage? 

No, provided it does not exceed 30m2 in area and provided it is not less than one metre from a dwelling or boundary of the site and that it is constructed of non-combustible materials. 

Do I need approval to install a heating appliance? 

Yes, unless it is the replacement of an existing appliance where no structural alterations will be carried out. 

Do I need approval to install a new roof window? 

Yes, because you are cutting out sections of a structural element i.e. the roof members.

In addition to building control approval your project may require you to go through planning approval process and Belfast Architects can help you. 

If you have any queries on approvals or any architectural services please contact Architects Belfast and we will take you through the whole architecture design process including all the necessary architectural detail drawings.

The new policy PPS21 which came about in 2008 is to replace that old policy PPS14. The rural planning policy in the old one up until then refused everything in sight in the countryside and was instigated solely to reduce the numbers of houses built in the countryside. 

Between November 2008 and March 2009 only 25 applications out of 1,778 or so for houses in the country side were refused with the succession planning policy. The figures included for single dwellings and for replacement dwellings. The reason for the high number of approvals given by the planners to the assembly was simple – they were looking around the office one day and came across a bunch of applications deferred from the old policy and decided to more or less approve the lot. These included farm dwellings and replacement dwellings. 

Assembly spokesman Mr McGlone wants everyone from the country side to keep living there and with these new planning policies swing it seems that may be happening. This in turn may provide additional jobs in the building industry. 

Meanwhile Environment Minister Mr. Edwin Poots has said the figures appear to show that new policy 21 is delivering a vibrant and sustainable development planning for the countryside. He also said that planning approvals on replacement dwellings meant that older buildings are being reused. What a clever guy. He said more – if Policy 14 (which was introduced by direct rule in London) had been allowed to continue this effectively meant a “blanket ban” on development in the countryside. 

It would appear that the approval figures demonstrate the positive effect of the new policy for rural areas. Many of the applications that would normally have been rejected under the old policy are now given a least of life under the new policy and approved. Isn’t that wonderful.