Garage extension: Architect etc needed?

nathanimate

Hello,
I have recently bought a semi-detached property as a 1st time buyer which came with full planning permission for a garage extension (i.e. extend the garage upwards and create a 1st floor room opening into the main building). I have never managed a built before so what people should I hire other than builders? Do I really need an architect if I already have the plans submitted for the planning permit? What other people should i hire to oversee the project? What is the most cost efficient way to book them? Thank you.

capeverde

technically you dont, but planning is only half the issue, the other half and most important are the building regs. You should employ a good local builder who will liaise with the building officer on your behalf before the build starts. First job is to establish if the original foundations are enough to support a two storey wall. Is the original garage single skin brickwork? The footings will need to be exposed and inspected by the building officer. In these cases it may often prove worthwile in demolishing the original building and starting from scratch. The other option is to underpin which can be very time consuming. The original floor may need to be broken up etc etc. Its difficult to get an exact quote at this stage without knowing exactly what is involved. Phone up the building officer in the local council and ask him to pay a site visit. Before this, dig a hole to expose the depth of the concrete footing. This is the start and once you have his advice, you can then get a quotation.

nathanimate

Thank you. A builder told me the current garage is single brickwork with supporting return piers. Is that bad?

capeverde

Yes, but is the norm, you will need a second skin built inside this, which will be tied to the existing wall to create a cavity and to give it rigidity. Heres the bad part, I would expect the foundations from the garage to not be deep or substantial enough to support a two storey double skin extension. Options, as per my first post, expose the footings by digging down next to them (the concrete will be about 7 inches outside of the existing wall) you will need to go down until you reach the bottom of the concrete. Then get a building officer out and ask his opinion. I would say the chances of them being suitable ar very slim, So you can either underpin them and build a second wall inside, or do the best thing, knock it all down and start from scratch. You also have to bear in mind using the existing, the concrete floor slab will have to be broken up and the pillars removed. Start with a fresh canvass and get quotes based on this.

nathanimate

thank you. It's a 1990's structure so hopefully the footings are deep/wide enough.

steveeeee

Hi nathanimate, I'm currently looking at building a similar extension on my garage and have the same issues: uncertain foundations and single-skin garage walls. Just doing some preliminary research and your thread turned up. How are you getting on with your project?