Complete House Refurb. Incl Extension & Loft conversion

tkno

Hi Guys, first post to the forum, and looking to pick your brains:)

So i am looking at completely renovating a 3 bedroom Victorian house in SW London including a side extension and dormer loft conversation with the intention of splitting the property into 2 flats.

Now heres where the questions start as i have read multiple articles on the net with differing opinions on the best way to proceed with the planning stage of the project.

In Terms of planning is it best to speak to an architect/ technician to get drawings produced asap so i can submit plans to the planning portal. Once these are produced do i then need to get a structural engineer on board? From there produce a specification and forward spec and drawings on to sub contractors for quotes?

Im aware and clear on what i require and budget i need to adhere to I just need some guidance on how best to proceed in the preliminary stages.

Realistically i just need to know how i can get the ball rolling and then some

Further questions that I'm currently pondering are...

What does the architect do specifically that a cheaper technician can't?

If i start compiling quotes for the above works without a specification (and architect on board), surly (and obviously) the building contractors are going to be coming back with quotes differing?how can i minimise this?

Thanks :beer:

socrates

I would have an 'informal' chat with your local Planning Officer to see what their view is on converting a property into 2 flats - the rest of the process may prove a complete waste of time and money - depending upon that conversation

tkno

I don't believe I would encounter too many problems with the planning department as long my documentation is in order and meets their criteria. Main reason being that my house is one of the last few that have not had any modification undertaken.Including both my neighbours whom have both built side extensions and dormer loft conversions to their property in the last 24 months.

Saying that i will be speaking to the council regarding my house...just require further info about the most efficient way to proceed...

diable

Go to your local councils planning portal and have a look at the plans and drawing submitted by your neighbours.

socrates

tkno wrote: »

I don't believe I would encounter too many problems with the planning department as long my documentation is in order and meets their criteria. Main reason being that my house is one of the last few that have not had any modification undertaken.Including both my neighbours whom have both built side extensions and dormer loft conversions to their property in the last 24 months.

Saying that i will be speaking to the council regarding my house...just require further info about the most efficient way to proceed...

But did either of your neighbours create two flats?

Extensions and loft conversions are a totally different ball game

Halle71

socrates wrote: »

But did either of your neighbours create two flats?

Extensions and loft conversions are a totally different ball game

We also live in SW London and, from looking at a lot of local applications and the results (rejections), our council rarely seem to allow houses to be split into flats.
I think it would be wise to have that informal chat before spending any money.

The other changes you mention fall within permitted development (dependent on certain criteria) so are straightforward to get approved.

Amphion

Have a chat with the local planning and ask what the minimum standard of drawings they will accept. As this is a simple extension and remodelling the Planning drawings do not have to be complex technical drawings. As long as they show everything you intend to do along with a good location plan they can be very simple hand drawn offerings supported by your application document.
Nothing stopping you doing it yourself if you feel confident. Just ensure you're information is accurate and make friends with your local planning office! Seeing as most of the properties on your street have already been converted I would expect that a precedent has already been set who you shouldn't com up against many hurdles.

The technical drawings and specifications will be needed when you apply for building regulations approval they will need to be scrutinised by a building control officer to ensure the extension/ remodelling meets current building regulations. These can be don by either an architect or a good architectural technician/ technologist.

Use the details drawings and spec to get builders quotes ( do not engage builders until you have the technical drawings or your quotations will vary widely and some things may not be priced for)Also use a form of contract when awarding the job.

Good luck with the project

phill99

There was an article on a news programme a couple of weeks ago suggesting a lot of London Boroughs are restricting the conversion of houses into flats due to the considerable shortage of family houses.

Don't sssume its a pushover to get planning permission.

Before you spend any money, you need to discuss it with the planning authority.