Adivce needed about a two storey extension

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)

Also if we were to just get a one storey extension (taking away the garage and replacing it with a room attatched to the house) would we need planning permission for that?

And would it be better finacially to save and wait and get both storeys done at once? or would it be feesable to get one storey done then save up and get the next one done? (the problem I see there is the one storey will have a roof on which will obv need taking away to build the next storey if we did that)

Sorry if these questions seem crazy lol I am just trying to figure it all out in my head.

Kiran

First step is to speak to the local planning authority. Run your idea past them and ask them if that kind of work is likely to be granted planning in your area or if its a non starter. You will need some rough dimensions for them to advise on.

If they say that its a possibility then you will need to get proper plans drawn up and submitted for planning an architect or technician (cheaper) will do this for you.

Once you have your approved plans then get some tenders in for the work.

With regards your question about single storey or 2 storey, the foundations will be different for a 2 storey extension as there will be a significant load being transfered through the walls and into the ground. Therefore you would have to have these in place under your single storey which would then become overdesigned. You would also be paying for 2 roofs which is a significant outlay which wouldn't really be needed. In short, it's not cost effective to do it that way. If you want a single storey build it as such or wait and do the whole job once.

A good starting point would be to measure the space available and draw yourself a couple of plans with your various options.

HTH

K

kindofagilr

Thank you

There are about 5 two storey extensions in our street so we are hoping that we will be allowed to do it, but of course we do need the go ahead from the Authority.

So once we have been to the Authority with rough dimensions and asked if its likely it will be allowed we need to get plans drawn?

Then do we get a builder in for a quote based on those plans?

Then presumably once the builder has come in and told us the amount do we then submit the actual plans for permisson?

Can planning permisson be granted and then say in a couple of years time can we build? I mean does the planning permisson ever run out? does it have a timescale?

Thanks for your help.

Doozergirl

Yes to all of the above. Planning permission runs out usually in three years - you can reapply or if you have made a significant start on it - dug the footings etc. then as long as you have started, you don't have to reapply.

As a rule of thumb, it used to be £1000 per square metre but it does seem to be more than that now - perhaps you can budget something like £1300 per square metre for an idea - count both upstairs and downstairs! A two storey extension will work out cheaper per square metre than a single storey as you only need one set of footings, one roof etc for twice the space.

Buy a copy of Homebuilding and Renovating magazine which has quite a comprehensive matrix in the back which will help more, goes into more detail on where you live etc.

Kiran

If there are already a number of 2 storey extensions in the area and nothing has changed, eg turned it into a conservation area, then you can probably go straight to getting some plans drawn up. You can then get a builder to quote on them, but be prepared for the possibility of some changes made by the planners. The drawings will need to be revised following the planners decision and your builder may decide to re quote.

If you sketch up what you want a builder could give you a ball park figure pending final plans. This method doesn't hold you to any financial commitments, providing the quote is free!

Some building firms may offer to draw up some plans for you, they normally give the work to a contact to draw up. If the fee seems reasonable then it could save you some work too. The plus side of this is that if its on the drawing they've provided, there can't really be any arguments about extras!.

kindofagilr

Thank you,

Ok so roughly £1300 per Sqm

So measure the area in the ground work out the cost (roughly lol) for one storey then double it cos its a two storey?

Oh thanks I will see if I can get ahold of that magazine, will Borders or somwhere like it have them?

And thanks for letting me know that planning permission runs out

kindofagilr

Kiran wrote: »

If there are already a number of 2 storey extensions in the area and nothing has changed, eg turned it into a conservation area, then you can probably go straight to getting some plans drawn up. You can then get a builder to quote on them, but be prepared for the possibility of some changes made by the planners. The drawings will need to be revised following the planners decision and your builder may decide to re quote.

If you sketch up what you want a builder could give you a ball park figure pending final plans. This method doesn't hold you to any financial commitments, providing the quote is free!

Some building firms may offer to draw up some plans for you, they normally give the work to a contact to draw up. If the fee seems reasonable then it could save you some work too. The plus side of this is that if its on the drawing they've provided, there can't really be any arguments about extras!.

As far as I know nothing in the area has changed, but I will get that checked out

And yes we need to be careful and make sure our builders quote is free, it would be good if the builders could include the plan drawings in their price

Thanks for your help

Doozergirl

kindofagilr wrote: »

Thank you,

Ok so roughly £1300 per Sqm

So measure the area in the ground work out the cost (roughly lol) for one storey then double it cos its a two storey?

Oh thanks I will see if I can get ahold of that magazine, will Borders or somwhere like it have them?

And thanks for letting me know that planning permission runs out

It's more widely available than you might think. I can buy it in my local Spar which has quite a big section. Also any of the supermarkets at all or WHSmith.

kindofagilr

Ah right cool I will check out the local Asda see if they have it