House Extensions

mrstaypuft

Sorry if this is really a stupid question but what is the first step after you decide that you want to build onto your house?
Would you have to contact a architect to see what was possible or do you need to know exactly what you want first?

Cash-Cow_3

mrstaypuft wrote: »

Sorry if this is really a stupid question but what is the first step after you decide that you want to build onto your house?
Would you have to contact a architect to see what was possible or do you need to know exactly what you want first?

You really need to decide what it is you want from your extension - such as how many stories and how large. You don't need an architect for an extension unless it's a very complicated building with lots of constraints on site or an unusual construction. Just contact a general builder who should be able to help. I good builder will know what is likely to get through planning and will be able to act as your agent during the planning process and do all the necessary plans.

Some extensions don't need planning permission, although builders know what can and can't be built usually although I would suggest that you check with the planners before any work is carried out on site.

macman

I would go an have an informal chat with you LA's duty planner first, take a sketch of what you want with approx measurements, and they can tell you if it's permitted development and if any special conditions apply (eg conservation area etc).
Don't rely on builders to know the regs for your particular area. The LA website should also have some basic info about what is allowed.

System

ahh, another classic don't employ the expensive ott architects, just use a builder thread!

muskoka

I only paid my architect £450 & it was money well spent. It ensured the builders couldn't diversify & do their own thing or say something wasn't possible or inflate the price because additional works were required half way through the build. I gave the architect a picture of what I was looking for & she drew it to as close as she could get considering my budget & permitted development whilst she also managed to incorporate what I wanted. And she got it through planning for me also. As I say, for me it was money well spent.

iamcornholio

Initially, you don't worry about any permissions or who does what.

You need to decide why you want/need an extension, and what you want/need to achieve.

Then, get some designers around to discuss options and what is achievable for any given budget and for any specific site constraints. They will also tell you potential costs and options, and what permissions are required. Also ask about statutory fees, and other costs - Party Wall Notices, structural engineers fees, water authority build-over permission etc

But be careful, as some designers design what is easy for them, and not what is best for you.

Then engage your preferred designer to prepare plans for both planning and building regulations, or just the latter. Builders can only quote off the detailed [technical] building regulation drawings

kmmr

I'd say get an architect involved, but call around as they do vary in cost significantly. Look for someone who is actually flexible in what they design, and not just the same thing attached to multiple houses.

My architect cost about £1500 all in, best investment of the whole project. Only wish I had spent a little more on a project manager! It seemed too much when budgeting, but it would have saved me time and money I am sure. everyone tells you this at the start of a project... and everyone ignores it a few times! Hopefully next time I still remember that good professionals are worth the money.

Procrastinator333

First thing is to look at the planning portal and see what you can do under permitted development (e.g no planning permission needed, just building control). Quite a lot is allowed with no pp, and if you don't need it, much simpler, quicker and cheaper.

Procrastinator333

And ignore cowboys like the one above. No builder worth having will quote unless you have a set of building reg type plans.

macman

Spam reported.

kaya

i am just having our extention finished, first thing is to go to your local council offices and talk to the buiding services guys, they will tell you what you can do under "permitted development" , this is to tell you what you can do without applying for planning permission, we live in a terraced house and could go out 3m , up 3m to the eaves and an extra 1m for the roof and as wide as we liked , we were fortunate in knowing a good builder and as our build was straightforward we avoided paying an architect so saved a few quid there, also ask your building services guys what they will allow you build and class as a conservatory if your having something simple, we were told that so long as we had 50% glazed roof and put a set of bi-folds in they would allow it as a conservatory(the amount of glazing seems to be at there descretion) , so by classing it as a conservatory we also avoided the intervention of the building services people and saved another £1000 , decide roughly what you require and visit building services to discuss it and find out what hoops you need to jump through before you go near an architect and you may just save yourself a few grand on the costs, and please please find a good builder, not a muppet who spams a site like this, and if your chosen builder says he cant start for 3 months as he is busy thats a sign that he knows what he is doing and he could be worth waiting for, and ask to go to see some work he has done and speak to the people he has done the work for, for every one good builder there are 10 muppets out there!