TheMitchells

Thats good to know. thanks Jeremy.

Just contacted the planning department and they have said I do not need planning for the driveway.? However, I do need to check with Highways to see if they have any concerns over the footpath. And they are not answering the phone at the moment. While I could just go ahead with a driveway, as we are going for planning for the Wet room, someone will be coming out to check the build and I do not want to have problems later for failing to get authorisation. While others seem to get away with such things, I am one of those people who would get caught out - so its not worth the risk. I am hoping that as others have added driveways and do not appear to have had any strengthing of paths done, we will not need it either. and the kerb is so low, that it would not need lowering at all. Keeping fingers crossed.

Thanks for all the comments and advice. We will have to take some time weighing up the options and seeing what is best for us and parents. But as we are applying for permission for the wet room, it makes sense to add the rest on the same application. Will see if I can get a word with our builder to see what he says about the drains.

Certainly is something worth thinking about, if it avoids issues about planning.?

Thank you Ferdinand for all those comments. And I have to admit that I was a little concerned about that manhole cover. if it stays where it is, it would end up in the utility room of the extension. Is that allowed? Who do I ask? the builder, the council or building inspector? Or start a new post on here? Will get to it later. have some painting to get to now!

When is anything ever simple??☹️ The more I find out the more depressed I become! I shall explain. After realising that we needed planning for the wet room extension and organising that, I now have some time to sort out a driveway nearer the doorway to the bungalow for my elderly parents. The current driveway is about 30-40m from the front door and as neither mum nor dad can walk that quickly, when it was raining and they had shopping, they were both soaked by the time they got into the house. So they have asked for a small driveway alongside the path to the front door. its currently lawn and appears to be fairly free draining but I shall be conducting a permeablility test as described in https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/442889/BR_PDF_AD_H_2015.pdf and as per Jeremy's instructions on another post. The driveway will be 5m by 2.5m so 12.5 metres square. and therefore I believe it needs to be permeable paving. I planned to use concrete block paving so are these all permeable or do I need cerrtain ones? I popped into the local BM and said what I was planning. the chap there did not seem to know anything about permeablility of pavers. He has quoted for Bradstone Driveway Concrete Block Paving. On the Bradstone website, I cannot see if they are permeable or not but as they also have a Driveway Infilta range for use with a permeanle system, i would guess not. Or would the ordinary ones be okay if I use the right sort of sub-base layer? Which leads me onto the next question - the BM quoted for Type 1 but I believe I need Type 3. however, a little look online and the Type 3 looks like being nearly 3 times the price. Is that right? Do I really need Type 3 or can I just plan a nice rain garden to run alongside the non permeable driveway to collect all the run off? that looks like the simplest and cheapest option. But then to cap it all - I now find that I probably need permission for the darn thing after all!!! ? From the Government Document https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/7728/pavingfrontgardens.pdf I found the following. Legal issues – If you are constructing a new access into the garden across the footpath (officially known as the footway) you will need to obtain permission from the local council to drop the kerbs and the public footpath may need strengthening. This is to protect any services buried in the ground such as water pipes. AHHH!!! I can see this getting expensive..... No doubt I will need a specialist contractor to drop the kerb - which is only 5 cm high so we didnt plan to lower it at all. The house opposite has made a driveway and havent bothered wtih the kerb, he just bumps up and we planned to do the same. Should I take the risk and not tell them?? But what if there are pipes below the surface and they get damaged? Photo below shows the current layout, although it was 10 years ago. This is the area. the plan is to take up the box hedging to the right of the path (they are now about 18inches high and very neat) and run the drive alongside the path. 2.5m wide and 5m long.

The plans are quite straighforward and will give a good amount of space in the wetroom. I think they will be fine. Now I just need to keep fingers crossed that they get passed!? New plan.pdf New elevations.pdf

Yes, thats certainly something that we'd like to do. We had a good chat with the guy today and he came up with some interesting ideas and advice. he said he would suggest we apply for permission for the Wetroom only, moving the wall of the porch back in line with the wet room so the roof was regular. it will mean a slightly larger porch but would allow us to move the door to the side nearest the road, which for some reason would just feel better inside and use the space better, allow a ramp to the door etc. Then once (!) we get permission, we could go back and make a seond application for the whole side extension and thats free. he would include that in his fee and the council allow a free go (aparently). we could just impliment the first scheme now with the second started so it could be done in the future. I didnt know we could do that. Having talked to my parents, we alla gree that the whole extension would be too much for them to cope with and would make getting in and out fo the place, very difficult so thats something for the future, as well as your idea for opening up the kitchen to the lounge. He has measured up for the plans so will share once I have them.?

That would certainly be helpful if it could be done. I gather the builder did say he should be able to do the wet room using ladders to get in and out till the roof went on. He didnt look too keen but understood the reasons for it, particularly as it will be winter during the build. The Planning Officer said it would need planning. And unfortunately the porch was added about 10 years ago so not origonal and the main reason for any building work, is to provide a toilet and wet room close to Mums room, so it has to go in the planned position. I have arranged to see the Architectural technician chap tomorrow and will see what he says about the likelihood of gaining planning. Fingers crossed!?

There is a bungalow opposite on a corner which has had an extension somilar to the one we would like. And another one on another corner has just had a large extension added so I am hopeful that there should not be a problem. But then I have been wrong before .......? However, you may be right in thinking about a larger extension. If we can get the money together, a full width extension would maybe make more sense. My only concern would be the disruption to elderly parents. So it may be up to them. What about this plan? it would enlarge the porch, giving a large coat and shoe cupboard, and the rear could be a utility and larger kitchen. I'm thinking of extending out 2-2.5m. The wet room and porch could be done first before giving parents a break. then in the summer, the wall could be taken out of the kitchen to create a much larger room with a utility too. Its all stuff we would have done eventually anyway, so why not do it now and my parents can enjoy to space too, once the disruption is over.?

One other thought. In the future, after my parents no longer need the place, its highly possible that we'd move in ourselves and make a few changes to the layout. If we make an applicaiton now, would it best to consider what we may want to do in a few years time, which would include the wet room, and make an application for it all now? we would start the work but only add the wet room. would it mean we would not have to make another application later? (unless we change our mind). hmm. Probably a silly idea as we'd then have to come up with a future plan and we'd really need an architect to help us make the best use of the space. I think I have talked myself out of that plan - gosh, this forum is good! Its good to talk......

Just had a look and it costs £35.64 to order the two relevant maps and if I use the first chap, he's only quoted £38.50 so I can cope with that. I think I will go with him but will have a chat with him tomorrow and see if there is anything else I need add to the costs. And he did say that he could get it all done this week so the application would get sent in sooner than I'd be able to do it. re building regs - the link above says that the Building Notice cannot be used; For work which will be built close to or over the top of rain water and foul drains shown on the 'map of sewers' I am not sure if that would mean us - You may be able to see the drain cover to the right of the garden in the photograph, and just to the left of the porch - it looks as if the porch outer wall was built along the foul drain line. would our drain , be classed as being on 'map of sewers'? What does that mean?? we plan to move the wall outwards by 50cm to avoid the drain and ensure plenty of space inside which will be handy should a wheelchair be used in the future. I really hope we dont need to do more plans for Building Regs too!?

Thats much cheaper! Thanks, will get them ordered. Maybe I should have a go at the Sketchup again. AS it is such a simple extension, I cannot see them needing too much. I hope the Building regs can be done under a Building Notice - will check that out. thanks for the advice.

Damn, damn, damn! While planning to build a small wet room extention on the side of a bungalow for my elderly parents, I had assumed we would not need full planning as its on the side of the house and not that large. But I was wrong! As it sits on a corner with two roads, there is no Permitted development on the side either! I should not have assumed, I know. If I had checked, I would have been able to apply at least a montha go. https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/606669/170405_Householder_Technical_Guidance__-April_2017_FINAL.pdf Page 13 to 16 shows our side extension is outside the permitted area. So I am now looking at local architectural technicians to draw up some plans, as I would not have a clue how to do them myself. I did have a look at Sketchup but think it would take hours for me to become anywhere near proficient enough to do the plans. The extension consists of a small rectange added to the side of the bungalow, making it level with the front wall, sticking a little further out than the porch (avoiding the drain run which is currently under the porch wall) and the roof line would match in with the main roof. Here are my plans - dont laugh at their simplicity - I did my best. ? IMG.pdf and a picture of the corner where it will go. So the quotes have come back and are both around £300-400. The first is this one. Drawings: Survey Existing Buildings £ 75.00 Prepare existing CAD digital Plans and Elevations. £ 125.00 Prepare outline Sketch Scheme Plans for approval £ 50.00 Prepare all necessary Plans, Elevations Sections and Detailed Final Plans, and all necessary required to make a formal Applications. £25.00 including all site / home / Council office visits / meetings and to liaise with all other parties as necessary, printing rates as below Survey and all Drawing Work Total £ 275.00 Fees: (All Printing is inclusive) Digital Location Plan 1:1250, 1:500 scale £ 38.50 Preparation of Digital PDF plans and make on-line Planning Portal Submission £ 26.25 That seems quite reasonable. He also included a nice document explaining all about the planning process and how he can help me through it. The other quote is as follows; Conduct a physical survey of the property. The production of architectural drawings which will include: survey plans & elevations, proposed plans & elevations, location, block and site layout plans. £350.00 Licensed Ordinance Survey map download which is an external fee and a requirement for all planning applications. £45.00 The preparation of a Health and Safety file and to act as Principal Designer as laid out in the CDM Regulations 2015. (For further information please see CDM guide that accompanies this quote). £40.00 Additional design work will be charged at hourly rate VAT £0.0 TOTAL £435.00 Note: Any works outside of that quoted above will be charged at £35 an hour. Drawings supplied in digital PDF format, paper copies available at additional charge. The first appears to be cheaper and does the on-line application for me but does not mention of H&S files and CDM regulations. I am tempted to go with that one but would be grateful for any comments/advice. Have i missed anything that will be needed? Could I do the Health and Safety file myself or is £40 a good price for it? Funnily enough - both chaps live just round the corner from our bungalow in different directions. At least they know the area well and as there are loads of other bungalows with a multitude of varied extensions, I am not worried that it will get refused. Its just a shame about the time it will take to apply and that will put us into winter for the building work. Poor Mum and Dad will just have to cope without any bathing facilities for another few months. I can't even bring them to our house as Mum cant do stairs up to our shower room.

I may be coming in late to the blog - but I love the look of the place, especially the stonework! I want that house! At least I know where to come when/if eventually find my piece of land. ? I'm just going to copy yours.....

It looks huge! What size is the ground floor? just catching up on the blog.? Enjoying the read.

Just foun your blog - am reading it backwards but wanted to say I love the look of the house. smashing! We are all feeling for you - all the hold-ups and shoddy work. I am sure it will be worth it in the end.?

Next two questions - how much and what sort of insulation should I be looking at for the floor, under the Impey Aqua Mat, if thats what we use? and when looking at the external wall build up, would Building Regs standards be okay or should I push for more insulation? Thanks in advance. I did look at jeremy's floor insulation comparison too but I cant even get it to work, never mind understand how to use it! ?

will keep watching the post! Though still not at the end yet - dont tell me - - I hate knowing the end!?

will go the thermostatic route! with a pump for better power?? OH doesnt want to do an electric shower due to the required power load needed, I think. But I am leaving that to him. Aquaseal system it is or something similar for the waterproofing. I'll see what patrick the builder says tomorrow. But I think the plan is that he will leave the actual fit out, including the waterproofing and tiling to us. And I will suggest the Aqua Mat for the heating.

I have just been watching the Impey Waterguard Wetroom tankingvideo which looks great and with care, is something I could do. I assume it would be installed onto the plastered walls. But I also have seen Aquaseal wet room system recommended on this site. Is one better than the other? I can see the Aquaseal is about £45 and have not priced up the Impey system but it looks more expensive. The Aquaseal also looks easier for me to use. If OnOff can use it, I am sure I'll be able to do it.!!? I am working my way through the rest of his bathroom post - I may be busy for a few days......

Thanks Nick - that Impey Aqua mat sounds ideal. we may get one for our own bathroom when we get round to it. The mains pressure hot water device is something I shall get the OH to look at. I think he was looking at a New Team NT1000 power shower which gives a good pressure but still runs off the hot and cold water. its the same as ours and that works well. I shall let you know how we get on with the builder tomorrow.

it should be about 4.5 m square. porch wall is currently 1.6m and the side of the bedroom wall is 2.96m. I am not sure if the extension will extend to match the front and roof of the existing building or if it will be set back slightly. there are both in extensions around the area. and if we extend further than the porch wall, to avoid the drains, the extrnal width is likely to be about 2m. I am also thinking about what sort of heating we could include. The bungalow still has night storage heating and a rather large hot water tank which is heated up with night time economy seven electricity. there is gas in the nearby road but its not connected to the house. so any heating in the wet room will be electricity and probably underfloor heating. while it would be nice to change the ehating to gas, that is a few years away.

I have spent the last two days reading lots of posts about wet rooms and waterproofing, so its time to now ask for advice. we have bought a bungalow for my elderly parents and while most of it is ideal for them, the bathroom leaves a lot to be desired. it is small with a bath, which neither of them can use as they cannot safely get in and out. we are not easily able to remove the bath and replace with a shower as there is a large window which would need to be moved/made smaller, it would be a small shower and what would they use while the work was being carried out? so the other option is to add a wet room on the side of the building. it gives a second loo, which is always a good idea, and hopefully will add to the value. we have plenty of land around as it is a corner plot and looking round the estate, it seems the council allow pretty much whatever anyone asks for. The porch will form one wall of the wet room and the side window (seen just peeping out on the right) will be removed from the bedroom and a door inserted. then the room will fill that corner on the right. the roof will extend upwards to link or be just below the origonal and it will come out a little past the porch wall. the reason for that is it appeared that the main drain runs under the wall of the porch?. the inspection cover can be seen on the bottom left of the photo and it runs straight towards my builder. so if we move the new wall further out, it will give us extra space inside and hopefully avoid too much bridging of the drain. We plan to have the usual loo, basin and shower but to leave it all open, so no screens, thinking of the future when they may need to use the room in a wheelchair. The builder has said he plans to build it with a concrete floor and then use a 70/90mm screed to form the floor, draining to a drain. But in most of the BuildHub posts, I am reading about formers. is this needed here when he is building the floor from scratch? Included in the quote is;- *To extend existing porch by approximately 4.5m2, exterior bricks and roof tiles to match existing; - *New soil drainage to connect into existing manhole; - *Existing porch window to be converted into wet room door opening and the supply and fit of new door to match existing; - *Window to be re-used in new extension; - We actually just want a small velux in the roof and no windows. also it would be nice to make use of the whole roof space, to add to the spacious feel of the room. *Plastering works to be carried out in associated areas; - *Removal of associated waste. The OH and I plan to do the fit out ourselves once the plumbing, drains, walls etc are done. we can do tiling and plumbing but I have not done waterproofing before. We have used the builder before and know he does a good job, once he starts - the hard part is getting him! I am meeting him on Friday to discuss the build and find out when he can start. Are there any questions I should ask? Any suggestions I could consider? ?

This isnt the one I was thinking about but it may be worth a read.