Betternest is staffed by an expert team who have an intimate knowledge of planning regulations throughout the country and how these can be used to develop properties within little understood Permitted Development (PD) Rights; these can be applied without the need to resort to time consuming planning applications that are expensive to initiate and can often be denied.

Betternest was founded to provide home movers and improvers with information on the potential of any terraced, semi-detached or detached property in England and Wales. The objective is to give tangible reasons for choosing between properties and to make purchasing decisions simpler, or in the case of a vendor, to give a selling advantage over similar properties for sale in the area.

Click here to see The Betternest Story

What Betternest is not

A Planning Authority... The Betternest service deals only with changes that can be made to a property that fall within the realms of PD Rights, i.e. without the need for formal planning permission. The development opportunities we identify may not be all that could be done with your property, for example in some cases you can convert a terraced property into flats or demolish a property to create a larger new-build. At Betternest we do not yet cover developments that would require a full planning application. We help you capitalise and benefit from the Permitted Development rights attached to the property. To read details of the difference between Permitted Development and a full local authority planning application Click here.

A full Architectural Service... This means we cannot provide you with fully detailed plans and elevations; this may be something you consider after you've got your report with a local architect. Click here to view our recommended next steps if you choose to realise the potential revealed by Betternest.

A Builder... If we identify that you can extend your house, we're sorry but we won't be building it for you.

A Property Listing Service, Estate Agent or Property Finder... We won't find a property for you. We complete our reports on properties selected by you, the customer.

Introduction

The Property Potential Report reveals the Permitted Development potential contained within any terraced, semi-detached or detached property in England and Wales. The Report equips you with the expertise to make faster, smarter and better property decisions. It tells you what space you can add, how much you should spend on the work and what the property would be worth if fully developed within today's market.

The principal is quite simple, when you buy or sell a property you buy and sell its PD Rights and therefore its potential, these PD Rights allow you to add space and make substantial alterations to the property without the need to consult with the local authority or neighbours.

The nature of these Rights vary significantly according to a property's location, size, orientation, year of construction, whether it has been previously developed (lawfully and unlawfully) and whether specific planning conditions have been placed on it at the time of construction. When you have identified these rights on a property you can use them to your advantage to maximise space, light and profit, or if you have no intention of developing now or in the future, you can use them as a powerful marketing and decision making tool.



You don't have to be a developer to value potential!



The Report Includes

1. Report Summary


The opening page of the Betternest Property Potential Report summarises the key findings specific to your property. It illustrates the additional space that can be added through Permitted Development and details the investment required in order to yield the property's profit potential figure. Your Betternest Financial Statistics are broken down into various components and explained in detail.

2. Property Details


Here we provide you with relevant information about the type and location of the property. The page showcases your property photographs alongside an OS map extract and your property's basic particulars including the number of bedrooms, bathrooms, total floor area and total volume. It also provides you with interesting statistics regarding the property's location and surroundings.

3. Planning History


The results of your property's Planning Searches are explained in a clear and concise manner that avoids confusion. We clarify whether the property is in a conservation area, has any tree preservation orders, article 4 directions and even whether it has been previously developed plus much more. We also include a useful jargon buster that clarifies all of the planning terms used within the report.

4. Permitted Development


The fourth page of your report is entirely dedicated to explaining the wonders of Permitted Development. We provide you with a clear description of the volume you can add to your property. You will receive a detailed breakdown of your PD Rights to establish exactly what you can and can't do with respect to Permitted Development Classes A & E where:

Class "A" relates to extensions, 'B' to loft conversions, 'C' to alterations to the roof space and the insertion of roof lights. 'D' deals with porch enclosures and 'E' relates to enclosures that are separate to the original dwelling.

5. Existing Plans


Here we give you a floor by floor graphical representation of the property, calculating habitable area and volume to give you an idea of the existing space from an architectural perspective.

6. Optimum Project


A three-dimensional animated comparison between what currently exists and what could be. We compare the number of bedrooms, bathrooms, living space and volume of the existing and proposed plans. We ensure we maximise the benefits of additional space and light in accordance with your PD rights and the property.

7. Proposed Plans


Here we give you a floor by floor graphical representation of the property, calculating habitable area and volume to give you an idea of the proposed floor plans and how the additional space can transform the property to meet your needs whether buying, selling or simply defining your home's potential.

8. Development Summary


The Development Summary breaks down your optimum project by the Class of Permitted Development. Whether it is an extension, loft conversion, additional glazing, the creation of porches or outbuildings or perhaps a combination of any of these, we will explain precisely how the property could be transformed.

9. The Local Market


This part of the report details the property's profit potential by analysing the local market activity, current value and potential value post-development works to establish your BetterSell price (this is the price that could be commanded in today's market if the property were fully developed to the reports findings).

10. Project Cost


The Project Cost sheet provides you with an accurate estimate of the projected cost for the proposed development broken down to include estimated design fees, engineer fees, planning fees and build stage contingencies.

11. The BetterSell Price


The conclusion to the report states your Betternest Financial Statistics. These display the property's current valuation, our optimum project cost figure and an estimated profit statement based on our BetterSell Price, the price that could be achieved in today's market if the property were to be developed as we suggest.

The icons display exactly what space can be added to your target property, i.e. a bedroom, bathroom, additional living space etc.

12. The BetterBuy Details


Finally we showcase your property as it would be by an estate agent but with a difference. We showcase it in its proposed format that highlights the added space and the profit potential that is hidden within the existing property.

Click here to see an example report or learn more for a full explanation of the benefits you gain from the Property Potential Report.

This section breaks down the Betternest Rating contained within the Property Potential Report into its individual symbols. An explanation for the individual symbols is shown in this section along with a detailed explanation for the Buyer/ Seller case study rating.

You can alter the internal layout of a property, remove floors, change and add windows, create extensions and loft conversions, construct separate structures in the rear garden, add porches, change claddings/materials and much more. For most people the scope outlined within Permitted Development (PD) proves sufficient for all their domestic development and improvment plans. 1. Windows & Doors Issues relating to overlooking and privacy can be negotiated with PD rights. You can change, add and expand windows within a property without the need to seek formal planning permission. A lot of people find this quite surprising. You can change the position of windows and doors or enlarge them to create more natural light. 2. Windows & Doors In recent years it has become increasingly popular to convert lofts into habitable spaces for additional bedrooms, they make up a large proportion of a property's original volume so it makes good sense.

Lofts do not require planning permission under Permitted Development. However there are some guidelines to follow with respect to the height and width of any aditional spaces that are added to the roof-space. In general a loft conversion under permitted development will be bigger than a loft conversion under full planning as you are able to go closer to the roof ridge and the party wall/walls. One of the great benefits is related to semi-detached properties where it is possible to 'Wrap Around' a side and rear dormer, connecting the two volumes to create one volume with a squared off end. The additional space created by this method produces a great space that makes the loft feel more like an additional floor than a conventional loft conversion. 3. Extensions Extensions can be added under Permitted Development, a big plus is that they can be built right up to the boundary line without the need to consult with neighbours (although we always recommended that you do as a point of courtesy). You are not limited to certain materials so it is a great opportunity to make a creative statement. Two storey extensions are possible but have more restrictions attached to them. 4. Attached Buildings Porches can be added to external doors to create feature entrance spaces or to help with heat loss and draughts by creating an air lock. Many properties have integral garages; under permitted development these can be converted into living space, allowing you to rearrange the ground floor plan. This converted space can be used to create a dining room, enlarged reception room, play room or home office. 5. Detached structures This is by far the most underused element within Permitted Development and the most exciting. It allows you to create additional structures at the end of your garden (or more than 5 meters from the main house). The space can be used for a home office, a pool house, games room, swimming pool, garage or garden room. As long as you have these Rights attached to the property and the new space is used by the people living in the main house you don't need to make a formal planning application. You are also not limited by the materials you can use, and as such it offers great chance to explore your creative side.

What is Building Control
What is The Party Wall Act 1996
A Closer Look at Building Control

A quick and easy guide

What is Building Control Building Regulations approval is a separate matter from Planning Permission or Permitted Development. Building Regulation sets the standard for the design and construction of buildings or conversions to ensure the health and safety of people in or around the buildings. This includes such things as drainage, fire escape, ventilation, conservation of fuel and power, insulation and providing access and facilities for disabled people. A break down of the fourteen sections building regulations cover (Part A-P) is listed on the planning portal www.planningportal.gov.uk What is The Party Wall Act 1996 You are not required to consult with your neighbours under building regulations, but you may be required to issue a Party Wall notice. The Party Wall Act 1996 is legislation that controls building work that affects a wall, fence or any part of your neighbour's structure. We recommend that you consult with a Party Wall Surveyor before starting any building work; they will guide you through the process and legislation. A Closer Look at Building Control There are two types of building control services that help you meet Building Regulation standards and oversee construction work. The first being a building control officer from your local authority's building control department and the second being a privately licensed building control inspector.

When you apply for Building Regulation approval there are two routes you can take, building notice or full plans submission. With a building notice you are not required to submit full detailed plans, but your builder will have to fill in a building notice form 48 hours before work commences. The building control officer assigned to the project will arrange times with your builder to inspect the site and the progress of the project to insure it meets Building Regulations.

A full plans application requires the submission of detailed drawings to your local authority's building control department several months before building work starts. A full plans submission is safer and more robust (and more expensive) option as it insures that the project will be signed off at the end of construction as long as the builder constructs within the guidance of the approved drawings. Site visits by a building control officer are also required with a full plans submission and are negotiated between your site manager (either architect, builder, project manager or client) and the local building control inspectors themselves. A quick and easy guide The following section will guide you though the level of building control required for different types of building work. At Betternest we highly recommend that you contact your local authority's building control department before any type of building work or conversion is started. 1. Extensions and Loft Conversions Extensions to a house require Building Regulations approval and will need to be inspected during construction. The conversion of a roof space into a habitable room or rooms also requires Building Regulation approval and inspection. Converting the loft into a habitable space is regarded as adding an extra floor to the property and may affect Part B of Building Regulation, fire safety (this often results in the need to enclose the stairwell at lower levels and the need to install fire doors and self closing mechanisms to all existing doors that separate the stairwell from existing and new habitable spaces). Extensions and loft conversions may also be subject to the Party Wall Act 1996. 2. Internal Alterations and conversion of a Garage into Habitable Space Building Regulations approval is required when building work involves internal alterations to the structure of the building. For example the removal of load bearing walls to create an open plan living space; in turn this could affect escape or other fire precautions (Part B of Building Regulations). The conversion of a garage into a habitable space also requires building regulations approval; the existing structure must be brought in line with today's Building Regulation standards including thermal and sound insulation. 3. Construction of Porches and Conservatories Construction of porches and conservatories do not require Building Regulations approval, but must be built at ground level, not exceed 30m² in floor area and be single storey. Glazing and fixed electrical installation must comply with Part N and Part P of building regulations. Porches and conservatories must have at least 75% translucent roof and 50% translucent walls and also have a separating door to the main property. 4. Construction of Greenhouses, Garden Sheds, Summerhouses and other out buildings Out buildings do not require full Building Regulations approval, unless they have a floor area of over 30m². They must be built at ground level and be single storey, any glazing and fixed electrical installation must meet Part N and Part P of Building Regulations.