Single story extension

duncan32

Hello all,

Just a quick background: we have been thinking of moving to a slightly bigger house which would have things that we don't have currently (which are: a utility room, downstairs toilet and garage). Looking at the difference in house prices to make this jump is quite scary! (not to mention all the fees and stress involved in moving!). So, we are now thinking seriously about a single story extension down the side of our detached house. The neighbouring detached house is quote close to ours so I am aware that the width of this extension would not be huge, but if it ran the length of the house I am pretty sure that I would have enough floor space to fit in a small WC room, a utility room and a reasonable sized garage at the front (just for some space for bikes, junk, the millions of bins you have to have these days and so on!)

So, onto my question: anyone have any experience of having a similar sized single story extension built? If so, any suggestions of how to approach it? How much did it end up costing compared to how much you were quoted? Any pitfalls to look out for from your own knowledge, or can you see any problems with what I am thinking of doing? Am I right in thinking that turning it into a double story extension would make the whole process more difficult and cost prohibitive?

The distance between the side of my house and the side of my neighbours is 250cm. I imagine that there is a set amount of gap that I would have to leave between the side of the extension and my neighbours house?

Anyway, anyone's opinion and advice would really be appreciated!

Thanks.

Duncan

marybishop

Duncan - you need the advice of a professional such as a Chartered Building Surveyor particularly with regard to the proximity of your extension to your neighbour's property as there will no doubt be implications under the Party Wall Act. Phone the RICS on 0870 333 1600 and ask for the names/numbers of a few in your area and ask them to come round to give you some advice on what you are planning on doing. They shouldn't charge you for this initial visit to discuss your ideas but will then be able to give you a fee proposal for doing the design drawings for planning/Building Regs and also for dealing with the Party Wall issues as necessary.

HugoSP

marybishop wrote: »

Duncan - you need the advice of a professional such as a Chartered Building Surveyor particularly with regard to the proximity of your extension to your neighbour's property as there will no doubt be implications under the Party Wall Act.

I don't think that the PWA would apply to Duncan's case. As his house is detached there is no party wall to consider.

The Act exists to protect ajoining owners from damage to their properties or the party wall by work carried out on behalf of buildng owners.

http://www.rics.org/Property/Propertymanagement/Easements/Partywallsurveying/party_wall_etc_act0906.htm

However he should talk to his local Planning Office at his LA to ascertain whether or not such a scheme could fall under permitted development rights. This would negate the need for planning permission but he would still need to contact Building Control before he commences work. This would ensure that subject to satisfactory inspections he would hold a Building Certificate for the work undertaken. He won't sell his house without one.

As to the cost. One ballpark figure often banded around is £1k per square metre. This is a very broad figure and is not likely to be close to quotes he may get. It will vary from region to region.

duncan32

Thanks for those replies. I will take this advice.

I have a builder coming to see the house tonight to hopefully give me his opinion on what will work and what won't (and a ballpark price!)

Thanks again.

Duncan

marybishop

HugoSP wrote: »

I don't think that the PWA would apply to Duncan's case. As his house is detached there is no party wall to consider.


Hugo - what is possibly relevant is 'excavating foundations within 3 metres of an adjoining structure and lower than its foundations' and 'excavating foundations within 6 metres of an adjoining structure and below a line drawn down at 45 degrees from the bottom of its foundations'. This is the 'etc' bit of the Party Wall etc Act 1996.

duncan32

I have now had a visit from an architechtural surveyor. I am thinking about going for the two story, if I can get it through planning. He has told me that if it doesn't, just scale down the plans and you get to try again for free, so it seems sensible to go for everything that I'd ideally want at the outset.Anyway, the point of this post: do his charges seem good?Planning: £135.00Building Regs: £145.00His plans: £600.00I have told him that I will call him on Monday, so would appreciate some advice from anyone, as to whether this sounds reasonable, please.Thanks.Duncan

never_enough

I don't know the differance between an architect & an architectural surveyor. £600 for drawings from an architect doesn't sound unreasonable, from what I've heard. Are the other figures mentioned just the council fees for those things, or his fee for dealing with those?

duncan32

I'll ask him. But, if they are the normal fees that you have to pay (and not his charges), it looks like an ok price?

Thanks.

Duncan

never_enough

duncan32 wrote: »

I'll ask him. But, if they are the normal fees that you have to pay (and not his charges), it looks like an ok price?

Thanks.

Duncan

I think so, but others may not. I was quoted a higher price a couple of years ago for a double height, 3 room extension. I'm pretty sure those other figures are the council costs, they sound about right anyway.
Make sure you know what you really want from this (make a list) & run through it all with him over several cups of coffee. He will probably come up with some ideas that you hadn't thought of & you want to go through them before he starts the drawings if poss. Think about things like storage-where & what, access-doors, french doors etc, heating-rads or underfloor? Do you want to tak advantage of the new roof by fitting solar panels? Ok, I admit, all these things have been going around in my head whilst thinking about my extension!! :rolleyes: :rotfl:
It sounds as if an extension is a good move for you, but don't think it will necessarily be less stressful than moving! I've seen friends in tears with the stress of having building works going on, but mostly all are delighted in the end.
Good luck.