Advice needed on extension please?

kindofagilr

Hello everyone

I am looking for some advice on a two storey extension.

I don't have any measurements or anything or planning permission or anything cos at the moment the extension is just a thought in our heads. I just wondered if I could ask some advice?

Out the back of our house we have a large yard, there is a old garage in the yard (with an asbestose roof so needs removing at some point) and there is still space in the yard to park 3 cars.

We wanted to knock the garage down and build a two storey extension where the garage is at the moment

There is a window in the sitting room which faces the back of the garage at the moment and we wanted to change that to a door and have it take you straight into the extension.

In the downstairs extension we wanted to have a games room in one half and a little work room in the other half and maybe a toilet (I know its going to be hard for you's to imagine with you not knowing how big the area is)

Then upstairs we want the extension to be a bedroom.

My questions are:

How would I go about finding out how much it would cost? can we get someone out to do a quote even there we arent actually ready to build it yet?

Do we need to get planning permission first so we know we can actually build it?

To get planning permisson we (I presume) need plans to show the council? if so who does them? the builder? or do we have to have someone else in to do them?

We just really want to know how much it will roughyl cost so we know if its possible for us to save up for (and to work out how long it will take us to save up)

Thanks for your help.

sujman

In answer to your questions:

1. Cost of build -

a) You could ask a builder to come round but many dont bother if you dont already have planning permission as they don't take you seriously. However, those that provide architectural services may do, and will give you a rough idea.

b) Get some qualified architects to come round and quote for the cost of the drawings. These costs are based on the build cost (typically 3%) so that in itself will give you a rough idea.

c) Use £1,800 per sq mt for "shell cost" i.e. cost of putting up bricks and mortar but not the finishes like kitchens, bathrooms, tiling etc. Perhaps upto £2,500 finished cost (depending on whats included)

So, if you were looking at a double storey extension of 4m by 4m, shell cost of £28,000 or £40,000 finished cost.

2. Planning Permission required?

Oh yes, most definately!!!!

3. Who does planning permission?

a) You could do it yourself. Your local planning department should help you in advising in what you need to do. Give 'em a call and see what they say

b) Use a qualified architect

c) Use a full services builder (who will prob use an architect and build this cost in)

d) Use an Architectural Technician (I think thats what they are called). They are not fully qualifed but should still be able to do the same job, for upto half the price of a qualified architect.

Hope this helps