Orangery or single storey extension

ds1980

Well a quote of sort but only got them in to see what might be possible.

Anglian have given me a quote for 50k for a 6.7 x 3m orangery!!!!

I've got Everest coming next week so can't wait to see what they come up with!!

Basically we're looking at a single storey rear extension. Just for some extra space downstairs. I was thinking with the size it was going to be about 20-25k. Am i being ambitious. I can do a lot of work myself. Just really need the structure building.

Also it looks like we can go out 3m without planning. Is it worth the extra cost to go further. I was looking at about 4m perhaps and is there anyway round this? I have used permitted rights with a loft extension. Is this the external dimension I assume? We are just inside m25. It doesn't need to be flash and I've already brought through ch and there are already electrics out there which we can tap into I think.

Single extension would be better but dont want to lost light so quite like the orangery roof style. Are there good options for a tiled roof?

Doozergirl

Permitted development rights now allow you to extend up to 8m on a detached house, 6m on an attached house. The loft allowance is totally separate to the extension allowance, so you can do both.

If you are choosing to use a company like Anglian or Everest that have large overheads in the way of sales staff, offices, shopfronts and television advertising, you have to pay for those. I'm a great believer in spending money locally and supporting the local economy. Orangeries are not cheap, I'd personally opt for an extension with plenty of glazing if I were looking for value for money and an increase in house value.

ds1980

thanks doozer. im trying to do most of the work myself but prefer to get the big boys round and waste their time rather than the local trades who could do without me taking the !!!!.

ive never used one of these companies for anywork just a bit of their knowledge however youre right on the planning aspect. Just rang the council and i have to fill in a prior notification and the council inspect but i can go up to 6m if noone objects and i can see any reason they would as were quite well covered.

were 95% sure we want an "extension" but worried about losing light which is why the orangery roof aspect is of interest but it looks like the extension with lots of windows is going to work best.

ta

got to start pricing it up now! im hoping to do it for £20k! famous last words!

mandm65

ds1980 wrote: »

were 95% sure we want an "extension" but worried about losing light which is why the orangery roof aspect is of interest

If you are concerned about the light then you may consider bi-fold doors, your extension width is 6.7 meter so you could have 4-5 meter opening/bi-fold doors . You can also have skylight fitted on the roof, skylight also come in various sizes depending on your needs/budget.
HAH

ds1980

Skylights are on the cards but looking at other options also. Although need to keep costs down so velum are looking cheapest best option. I know there are cheaper options but I like quality of velux

Bifold doors would be great but it's basically going to come down to cost unfortunately. Haven't cost it yet but would be hopeful they could fit into our budget. Ay recommendations would be appreciated

Also interested in knowing if they'd still keep the extension warm as that's the main concern really.

tigs33

We have electric velux's in our bedroom (inc. electric blinds) and are great.

We are looking to build a sun room this year, mainly glass but would like a more solid structure than a conservatory so looking for something similar to you. We are thinking of getting our architect to draw up some plans (he redesigned our bungalow into a large chalet style one)

ds1980

no room in the budget for drawings!!! hoping to find a friend or do them myself! Are they a requirement? i know that a builder will prob want them and SE will perhaps need to see? hoping to go without if it saves some cash. any help appreciated

Doozergirl

Structural engineer won't want to see them, you only need to show them where you want your opening in the existing wall, if you are having one.

I think it would be insane not to either have drawings for the builder or get the builder to produce them. You need to agree what the thing is going to look like or you will have no end of miscommunications.

phoebe1989seb

When we had our (6m x 4.8m) kitchen extension built last year we found it easier to go with smaller local tradesmen as DH intended to do some of the work himself (internal fitting out - from plastering to laying limestone flooring and kitchen fitting) and we (rightly or wrongly) assumed that a larger firm such as Everest wouldn't be prepared to entertain this.

Our builders not only wanted to see detailed drawings from the outset, but one company we got into quote wouldn't even begin to do so unless provided with a full specification list of materials first

As we had a fairly complicated build (building onto a wonky stone/thatched house) of a pitched roofed extension with bespoke double-height windows, we found it best to employ an architect au fait with older buildings and their quirks.....

ds1980

Assuming I can do drawings myself? It's just a rectangle with a sloped roof with some openings for doors and windows. How hard can it be!! Lots of single storey extension drawings on planning site assume I can 'copy' the one that best fits us and tweak?

ds1980

Ok so it looks like i can get some plans done with a friend for a drink so these arent an issue anymore so ive been getting onto looking at the costs for our build and wanted to see where im at and what ive missed!

We have a slight problem in that everything needs to come through the side of our house so deliverys and excavation is going to be labour intensive but it will be me doing most of it so thats not much of an issue but a consideration we need to think about.

This is what i have in terms of materials

Build is going to be roughly 7x4m ~ 28sq.m2

Foundations ~ i will be digging by hand due us not being able to get a digger in. Assuming 900mm deep and 600mm wide pending any troubles!Give or take that should be about 8 cubic metres of digging great! Working on £100 a cubic metre so £800 or as im used to £1000.

Skip ~ hopefully 12yards which gives 11 cubic metres so £250

disposal of conservatory ~ although quite old im hoping to sell on ebay so that someone can take it away. Failing that it'll go to the dump but worst case is ill need another skip so £250 but hoping to save money somehow disposing.

Brickwork - I need about 1500 bricks (0.5p a brick) = ~ £750
Breezework - 300 (£1 each) = # ~ £300

Lets use £1000 for bricks as its easier and ill scour ebay and alike for some deals!

Timber ~ not really much idea what i need but im going to hazard a gues at £1000 for this including hangers etc.

Roofing materials ~ no idea here really but going by previous ill plump at about £2k.

Roof lights ~ not decided on whether we want 3 larger or 4 smaller ones but (youll see a trend here) will budget about £1k again including the flashings

that should be the initial structure

windows ~ not sure on spec yet but lets say £1000
Doors ~ more difficult but if we have french doors then lets say £1000!

Bi fold doors look like they could be about £3-4k? Question her is would pvc windows look stupid or could i get pvc windows and then the grey aluminium style bi folds? mmmm choices choices

now the floor screed ~ not sure if this is best option but ill go with it for now. Best guess again but lets say £1k again!

Plasterboarding (i should be able to do) and plastering ive got a guy so im hoping £1k for this

electrics (i got another guy) and as itll all be coming from existing im hoping to get it all done for £1k i think it will be less though as its only a days work possibly 2 at worst and material arent going to be that much for simple sockets and downlighters

Plumbing i'll do with FIL so its just 2 rads plus a bit of work with existing pipework (famous last words) so £500 max hopefully!

What does that leave.....painting and decorating which ill do so paint at £200?

Flooring - probably tiled which ill do with FIL. At £30 a sq/m were probably looking at £1000 including adhesive. Do we want underfloor heating? if so then another £500 on top.

I think that's about it lets add another £500 for sundries and tot it up.

Foundations ~ £1000
Skips ~ £500
Bricks and breeze ~ £1000
Timber ~ £1000
Roofing ~ £2k
Rooflights ~ £1000
Windows ~ £1000
Doors ~ £1000 or £4000
Flooring £2k
Electrics ~ £1k
Plumbing ~ £500
Plastering ~ £1000
UH ~ £500
sundries painting ~ £1000

Grand total ~ £14.5K with french doors ~ £17.5 k with bifolds.

This doesnt include the labour for roof, brickwork, foundations or floor screed. so bifolds look like they wont fir into my £20k budget but otherwise it leave s me potentially £5.5k for those aspects.

Bricky ( i know a guy) he's £150 a day and i can help him mix up etc. So £1500 for 2 weeks work? Is it feasible for him to do the walls foundations and floor screed in this time or am i being too hasty! 3 weeks im at £2250.

Roofer (i know a guy) he did my loft extension for £2700 and that was a lot of work so im envisioning perhaps £1000 for labour which would take me to about £3250 ish.which will leave a bit left for things i havent budgetted but it makes me hopeful of getting what i need done for close to my target.

Thats made my head hurt so will await any thoughts and the glaring obvious i havent thought about....oh wait £500 building regs! Great!