Building an Extension (Preparation Stage)

[Andrew]

Dear All

I have posted questions before and had many good answers, also I hope I have managed to help a few people with some answer of my own. My latest problem is big though, and I expect will take many years to complete. Basically I plan to build an L shaped building round the back and one side of my house.

One part of the L shape will be for non-living accommodation. It will in fact go where many people have built garages.

The main part of the building will be right across the back of the house and other part of the L shape, and will be used for living in.

I know I cannot expect every answer; I need to complete this building from this newsgroup now (however help and interest from other will be much appreciated as this project moves forward). What I am looking for are reference points. Can any one name a good book for building extensions to homes (in the UK) for the self builder/architect as I intend to do all the work my self. Looked at quite a few books but none of them seem to cover every thing. To be honest the building regulations have proved most helpful so far.

Any other locations for information would be appreciated to for example newsgroups specifically for self-builders or good websites.

I know I have a lot to think about and do. Before I really get started I can already think of the following

Planning permissions

Building over drains which run the entire length of the street about 3-4 feet from the back door, so re re-routing the drains is not an option.

Definition of buildings. I know their are strict regulation for the living quarters, and I intend to follow all regulations and add where I think is appropriate. The section I have referred to as non-living quarters, I am looking for the best definition for, as I know the building regs are different for garages. What I would ideally like for this section is a garage style build, but with out the extra fire precautions, as I don?t won?t be able to park a car in the new building as it will be too narrow. In this section of the building I could like to maximise space and security, with the option of putting a combi boiler in when the building is complete.

There are many many more considerations to consider as well

Finally has any one attempted something like this before, and had any helpful experiences? Please don?t just reply with hire and architect and builder with out some very very good reasons. I believe if I take this project one step at a time and the length of time to complete this project is not an issue then I can do this.

Many Thanks

Andrew

[Hugo Nebula]

On Mon, 29 Dec 2003 10:56:08 +0000, a particular chimpanzee named Andrew randomly hit the keyboard and produced:

If the houses were built before 1937, then the drain is deemed to be a 'public' sewer. If it's post 1937 it could also be a public sewer if it has been adopted. Building over a public sewer as opposed to a private sewer will require the permission of the local sewerage undertaker usually your local Water Company. If it's not public, then building over will be covered by the Building Regulations. Ask at your Building Control section or your Water Co to see the sewer map for your street.

IMHO depending on the diameter you may be able to build over the public sewer. Anything over 150mm diameter, and the Water Co usually want it diverted.

A 'building' is a structure with a roof on. Any building that is attached to a dwelling, no matter what size and what it's used for, requires a Building Regulations application (with the exception of a porch or a conservatory). A 'garage' or storeroom would require an application. The Building Regulations are the same, but how you meet the requirements differ (a subtle but important distinction). Let me explain:

Matters like the structure, combustion appliances, safety glazing, etc will be the same, as these are not affected by how the building is used. Some matters do not impose any requirements because they do not adversely affect anyone's health & safety (such as providing damp-proofing) or because it's not reasonable to do so (if the space is unheated, then insulation is not required and ventilation to prevent the build-up of condensation is not necessary). The only requirement that would be more onerous would be fire safety, in particular forming a compartment wall between the two buildings. This would require that any door between the dwelling and the 'garage' be a fire door, and any other openings greater than a 40mm diameter pipe be blocked up or otherwise fire-protected. This would apply whether the building is a garage or a store, as the main risk to the dwelling is of a fire going undetected for longer, and the quantity of combustible material in a store is usually greater than in a dwelling.

[Andrew]

Hugo

Thank you for your help

My property is in fact a 1960s property and the drain passing the row of houses is a private drain, So I assume that if I following the building regulations this would mean bridging the drain with a lintel.

ON the garage/storeroom front I assume you are saying that I can build a single skinned building with no insulation, but with fire doors where the storeroom joins the house. There are currently two holes larger that

40 mm, which will need rerouting, I was thinking of through the roof of the new building (with the appropriate fire protection). One is the vent from the extractor for the cooker; the other is simply an air vent in the existing wall (being used to extract heat from the back of the fridge (as per manufactures recommendations).

Andrew

Hugo Nebula wrote:

[Nick Finnigan]

Where does such a drain start to be a 'public' sewer - is it the entire length, or downstream of the first junction?

[Set Square]

AIUI, it has to serve two or more properties to be deemed a public sewer. This suggests that it becomes "public" where the first 2 private spurs join.

[Andrew]

I'm not sure is that is always true.

I'm sure the > >

[Niall]

This is more or less the Scottish situation (tenement properties are different) but AFAIK England is more complicated.

[Niall]

Following up to owm post, forgot that in Scotland it becomes public when it leaves your property even if only serving your property.