Planning Your Renovation or Extension — Masters Guide
What permissions you need, how building regulations and party walls work, when CIL or VAT applies, and how Masters keeps your project on track.
Introduction
Embarking on a renovation or extension is a serious undertaking: planning permissions, building regulations, structural issues, budgets, and coordinating many trades. This guide lays out the key stages, what to watch out for, and how Masters helps you along the way.
1. Preparation — Clarify Your Vision & Constraints
Create a Design Brief
- Your requirements: What rooms or spaces will change or be added? How will you use them?
- Your style preferences: modern, traditional, minimal, bold—whatever feels right.
- Your budget range (with buffer): clear parameters reduce costly changes later.
Assemble Your Professional Team
| Role | Why it’s important |
|---|---|
| Architect / Designer | Produces drawings, helps with planning applications, and ensures the design is workable within building regulations. |
| Structural Engineer | Ensures your design is safe—vital for altering load-bearing walls, excavations, or heavy elements. |
| Planning Consultant | Advises on the best route to achieve permission for complex or sensitive projects. |
2. Permissions & Legal Requirements
Permitted Development — The Rules You Must Stick To
Not all projects need a full planning application. Some extensions can be built under “permitted development rights” if you follow limits and conditions:
- Total of all extensions/outbuildings must not cover more than half the land around the original house.
- Extension not higher than the highest part of existing roof; eaves not higher than existing.
- Within 2 m of a boundary, eaves height must not exceed 3 m.
- No building forward of the principal elevation (or side elevation facing a road).
- External materials similar in appearance to the existing house.
- Side extensions: single-storey only, and no wider than half the original house.
- Single-storey rear extensions: typically up to 4 m (detached) or 3 m (others). Larger schemes may need “prior approval”.
- Multi-storey rear additions: max 3 m beyond original rear wall; at least 7 m from rear boundary; roof pitch to match; upper-floor side windows obscure-glazed and non-opening unless high enough.
When Planning Permission Is Required Anyway
- Homes in a conservation area or where an Article 4 direction removes rights.
- Exceeding PD limits (height, depth, bulk, or boundary constraints).
- Features not covered by PD—balconies, substantial roof alterations, or cladding in protected areas.
- Major structural changes or rebuilding.
Community Infrastructure Levy (CIL)
CIL is a local charge to fund infrastructure. Many London boroughs apply it and calculate it per m² of new floor area. Example: 30 m² × £250/m² = £7,500. Some reliefs exist (e.g., extensions under 100 m² that don’t form new dwellings, or certain self-build cases).
Building Regulations Approval
Separate from planning. Regulations ensure safety, energy performance, ventilation, drainage, and fire protection. You must obtain approval and final sign-off.
Main Routes
- Full Plans Application (most thorough): submit detailed drawings to council; they approve or request changes before work starts.
- Building Notice (smaller projects): notify council at least 2 working days before starting; inspector checks on site. Faster but riskier if changes are required later.
- Approved Inspectors (private route): licensed private building control company provides inspections and issues the final certificate.
Key Stages for Inspections
- Start of work (notify before you begin).
- Excavation & foundations (before covering).
- Damp proof course; concrete oversite; underground drainage (before covering).
- Structural elements (beams, joists, roof).
- Insulation (walls, floors, roofs before boarding).
- Fire protection & staircases.
- Completion inspection leading to a Completion/Final Certificate.
Party Wall Agreements
The Party Wall etc. Act 1996 protects both you and neighbours when works affect a shared wall, boundary wall, or involve nearby excavations.
Works That Commonly Trigger the Act
- Cutting into a party wall (e.g., for steel beams).
- Building on the boundary line.
- Excavations near a neighbour’s foundations.
Excavation Rules (simplified)
- Within 3 m and deeper than neighbour’s foundations → notice required.
- Within 6 m where excavation intersects a 45° line down from neighbour’s foundation → notice required.
How to Get Consent
- Written consent: serve a formal Party Wall Notice (with plans/sections). If they consent within 14 days, you can proceed.
- Party Wall Award via surveyors: if they dissent or don’t respond, surveyor(s) prepare an Award defining how the work proceeds and recording conditions.
Who Pays?
Normally the building owner doing the work pays reasonable surveyor costs (both sides). Straightforward awards are often £1,000–£2,000 per surveyor; more complex cases (e.g., basements) cost more.
Best Practice with Neighbours
- Speak early, share clear information and timelines, and document the property condition.
- Use formal notices even with friendly neighbours—it protects everyone.
3. The Build Phase
- Choosing the right builder: look for clarity, references, and proven track record.
- Project manager (if needed): oversee timeline, budget, trades, and quality.
- Schedule: set milestones and review regularly (allow for weather, permits, deliveries).
- Neighbour communication: share working hours and key dates.
- Snagging & defects: walk-through, list items, and verify completion.
- Final inspections & sign-off: confirm building control completion.
- Documentation & warranties: gather certificates, manuals, and as-built drawings.
4. Completion & Handover
Practical completion triggers final payments and move-in; ensure all paperwork and certificates are received and stored for insurance, maintenance, and resale.
5. VAT & Cost Considerations
The Three VAT Rates That May Apply
Standard Rate — 20%
- Default for most renovation/alteration/extension work on occupied dwellings.
- Professional services (architects, engineers, surveyors) typically 20%.
Reduced Rate — 5%
Available only in specific circumstances when supplied and installed by a VAT-registered contractor, such as:
- Conversions: non-residential to residential; changing number of dwellings; certain HMOs; relevant residential purpose (e.g., student accommodation, care homes).
- Empty properties: renovation/alteration where the dwelling has been empty for 2+ years (proof usually via council tax/empty-property officer).
Zero-Rated Works — 0%
- Construction of a genuinely new dwelling (new build on a cleared site).
- Installation of certain energy-saving materials currently 0% until 31 March 2027 (scheduled to revert to 5%).
6. Why Choose Masters
- Detailed estimates: itemised quotes for clarity.
- Proven track record: 25+ years in London; repeat clients and referrals.
- Integrated service: we coordinate architects, engineers, and building control.
- Transparency & trust: regular progress updates and valuations.
- Smooth handover: warranties, documentation, and snagging support.
Ready to get started?
Book a site visit, request a quote, or ask a question—we’ll guide you from first idea to final handover.
Email: buildwithmasters@gmail.com · Tel: 07973711717 / 07886112649 · Site: buildwithmasters.co.uk
