Thinking of building an extension? Read this before you pay for the bricks

In response to the recent Bacon report on housing, the Minister for the Environment and Local Government, Mr Dempsey, introduced…

In response to the recent Bacon report on housing, the Minister for the Environment and Local Government, Mr Dempsey, introduced new regulations extending the exemption limits of house extensions from 23 sq m (247 sq ft) to 40 sq m (430 sq ft).

Because of the high cost of moving house in the current inflated market, people are deciding to extend their homes upwards and outwards. A casualty of this trend is an over-stretched planning system, where planners have to process an ever-increasing mountain of planning applications, with each case taking up to three months to come through (barring appeals).

It is hoped that these new measures will make life easier for both the beleaguered planners and people wishing to extend their homes.

As the local development plan and standards vary between different local authorities, it would be advisable to employ an architect to guide you through the regulations. It is important to note that in all cases, building regulations must be strictly adhered to.

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The following questions and answers should help to clarify some of the issues.

What type of domestic work is covered by these new regulations?

The construction of an extension (including a conservatory) or conversion of a garage, store, shed or other structure to domestic use at the rear or side of the house.

First-time extensions

What is the permitted floor area?

40 sq m (430 sq ft) as a single or two-storey extension.

Is there a limit on the floor area at first floor level in terraced and semi-detached houses?

Yes, the floor area of the first-floor extension shall not exceed 12 sq m (129 sq ft)

What about detached two-storey houses?

The first floor area can only extend to 20 sq m (215 sq ft).

When a house has a previous extension

Can you increase the floor area by 40 sq m (430 sq ft)?

No, the new floor area and the existing one, including those for which planning permission was obtained, together must not exceed 40 sq m (430 sq ft).

Are there different permitted sizes of first floor areas for semi-detached, terraced and detached houses?

Yes there are. At first floor level in a semi-detached or terraced house, the new area must not exceed the existing extension or 12 sq m (129 sq ft), whichever is the greater. In detached properties, the limit is 20 sq m (215 sq ft).

Is there a height restriction?

There are certain restrictions to the height of side and rear walls, exclusive of gable walls. These walls shall not exceed the height of the existing walls.

Must you retain the rear garden?

The garden cannot be reduced in size to less than 25 sq m (269 sq ft).

Where can windows be positioned?

The ground floor windows cannot be less than one metre and first floor level windows cannot be less than seven metres from the boundary they face. In a detached property where the first floor extension exceeds 12 sq m (129 sq ft) any proposed windows shall not be less than 15 m (41 sq ft) from the boundary they face.

Can a balcony or roof garden be incorporated at the first floor level extension?

No.