Extension Potential: Who First?

PasturesNew

Obviously I need full PP.... but, in order to submit that I need to know what I am wanting permission for - and that's where I get stuck.

I know where the extension will go, but I don't know how big, or what the layout should be. It's a tricky plot, with considerations for width/length and light entering into it. It's also got to fulfill several different functions, while flowing .... and all on a budget.

Its functionality is: entrance porch, downstairs/disabled loo, washing machine/sink room, small conservatory ... mostly with glass roof for light (except where the loo is, of course). All to "fill" a side garden area.

So, I really need a little man to stand in the corner with me, listen to what I'm trying to achieve, then tell me if I should go for a proper extension, or whether a lean-to and conservatory style addition would be good enough .... all while tossing out options and costs. e.g. "You could have xxx which'd add £5k, or a fab yyy that'll add £20k to the cost.

So I want to really toss the ideas/costs/layouts around in the air to come up with something that's 'attractive', functional, flows - and is with a meagre budget (certainly no grand designs or desire to have "top quality" or "eco fashioned, organically growing, oak-framed ...."

If you see what I mean.

So where do I start?

A builder bloke can stand/stare and give a price.
An architect can draw what you want.

But is an architect the first port of call, to get them to come up with the design/layout? (I think so, but don't want to "bother" any with something that's all airy fairy).

Also ... who decides whether you're spending £20k to knock £10k off the resale price as it's hideous, or spending £20k to add £30k to the resale price because it's inspired/genius? Can you call estate agents round, like they do on the telly? Surely they'd get pee'd off with speculative enquiries about "which bits would make the house unsellable/better/worse/hideous/genius?" or does it only happen on the telly?

I am not doing this to resell, but it has to be some form of consideration as I won't live forever, so will have to sell it one day.

victor2

Start with an architect, preferably someone local and recommended, as he/she will in all likelihood be familiar with the local council's attitude to planning permissions.
Have your budget in mind too, and let the architect know that. A good one will tell you what is possible within that budget - and may be able to recommend local builders too if you don't have any in mind.

PasturesNew

victor2 wrote: »

Start with an architect, preferably someone local and recommended, as he/she will in all likelihood be familiar with the local council's attitude to planning permissions.
Have your budget in mind too, and let the architect know that. A good one will tell you what is possible within that budget - and may be able to recommend local builders too if you don't have any in mind.

Well, until I know how much it'll cost, I can't know my budget. To a certain degree, what I do is dictated by cost. e.g. if it's cheaper than I thought I might double the size; if it's dearer than I thought I might halve the size and cut out a whole raft of choices.

Without a clue how much it'd cost, I don't know if it's worth doing at all.... and if there turns out to be two aspects that, say, add £20k to the cost (that I had no idea about), then it's off the cards.

But I guess I could toss a rough figure in his general direction.

There is a minimum/bottom line of requirements ..... which could come down to "a shed on a concrete base" ....all the way up to the all-singing thing. Every item will add cost and I'd like to know when to say "stop!".... but if the shed/concrete base is £30k, it's a non-starter.

victor2

Depends on the area and many other factors, but a very rough idea "our" builder uses as a starting point is £1K per square meter. He built a sizeable extension for us and it finally came in at a little below that figure. We didn't need planning permission or an architect either, so that kept the cost down a bit.

PasturesNew

victor2 wrote: »

Depends on the area and many other factors, but a very rough idea "our" builder uses as a starting point is £1K per square meter. He built a sizeable extension for us and it finally came in at a little below that figure. We didn't need planning permission or an architect either, so that kept the cost down a bit.

That's always the figure bandied about - and the assumption that I've thought of..... it'd be 3x4 maybe, so £12k .... but then you read so many astronomical prices too don't you..... maybe they've all gone for expensive stuff.

But, the location also brings up issues re the electricity meter (external), a drain cover I am suspicious of .... and other site/layout costs/options. e.g. having the loo in one spot might be £1k, moving it 6' to the left might be £10k "because...."

This extension would also mean knocking the inside of the existing house about (remove the current loo, make good walls, fit flooring throughout) which adds more "unknowns" into the pot.

In a perfect world there'd be a refitted kitchen within my existing footprint, but they are way too expensive to start fiddling around with. I'll bodge that bit.
Cheers for replying.

DaftyDuck

Can you wander around your neighbourhood, and see something similar on a similar property? If it looks reasonably new, stroll up (possibly ready to proffer some local ID...) and say "I live round the corner at number seven*, and always notice your lovely extension, which is roughly what I'd love to do; how did you manage it so well?"... you'll either hear the thunk as the door hits your nose (111; NHS Choices), or you'll rapidly be told how, who, where and when. If it's porch-size, the tour showing their design and bargaining skills will take an hour; for a two-room extension, take sandwiches and a sleeping bag. People love to show off their house, and more so their stunning ability to improve it...

Much easier if you live in a standard construction, reasonably new estate house, more difficult if your abode is a windmill...

* alter as appropriate

EssexExile

PasturesNew wrote: »

Well, until I know how much it'll cost, I can't know my budget. To a certain degree, what I do is dictated by cost. e.g. if it's cheaper than I thought I might double the size; if it's dearer than I thought I might halve the size and cut out a whole raft of choices.

There you go, you do have a budget.

PasturesNew

DaftyDuck wrote: »

Can you wander around your neighbourhood, and see something similar on a similar property?

No, it's an odd layout, there's no front door, it's a side door, on the south (sunny) side, so in order to get into any extension the enclosure also has to include the door space, hence it also being a "porch" area.... if you see what I mean.

I often look online at houses all over the country that have such an arrangement and a side bit about the same size that's done something, for ideas.... but not really found any. It's not a wide strip either

My house is the only one on this development that has this arrangement/potential. The others of identical/mirror image have no land.

PasturesNew

EssexExile wrote: »

There you go, you do have a budget.

I guess, yes. There are three figures:

1] The figure I'd like to hear (£20k)
2] The figure I fear hearing, having removed most of the "lovely" ideas (£40-50k)
3] The figure that finds me waking up in hospital and asking for a shed catalogue and the phone number for Ready Mix. (£100k)

michaels

I think we would be able to help much better with site/floor plans with approx dimensions. Can you do a sketch and photo it on your phone or find similar layout on a new build website and then say the land at the side is x meters to the boundary?

IN terms of value for money obviously you can look at the sold prices of local fairly new builds with more floor space - it might even be worth considering another bedroom upstairs assuming you have the capital to invest.

It is definitely better value for money to extend than to move, unless you do something hideous it will not remove value whereas moving costs a fortune.

I am not sure that conservatories are much cheaper than 'garden rooms' with skylights and the later are probably much more useful. Places I have looked at with lean-to s I have always immediately thought 'that tatty thing has to go'....

PasturesNew

I have tried to find online photos that are similar in the past, in order the "share" without sharing, so to speak. I'll look again.

michaels wrote: »

...it might even be worth considering another bedroom upstairs assuming you have the capital to invest.

I've no need for more bedrooms .... but did wonder if I should just "build it anyway", as a "store of money" but it's not space I need. I've got enough floorspace already, it's just the layout's wrong, so in order to fix that I chucked the loo outside and then started thinking about "if you're going to do something, it's a few quid more to do a bit more" - and it grew legs.

michaels wrote: »

It is definitely better value for money to extend than to move, unless you do something hideous it will not remove value whereas moving costs a fortune.

Yes, you need a serious amount of extra money to buy a house that's much better than you've got. Trying to get something "a little better" doesn't stack up due to the moving costs.

michaels wrote: »

I am not sure that conservatories are much cheaper than 'garden rooms' with skylights and the later are probably much more useful. Places I have looked at with lean-to s I have always immediately thought 'that tatty thing has to go'....

Yes, that's the trouble with a lean to - nice idea, but probably best left to the self-builder as they do look shoddy.

I'm using the word conservatory to mean: something that's light/bright. I've no desire to have bifold doors or "bring the outside in".... I see them as a security and privacy issue to be honest. I have patio doors already and have a long net curtain over them so I can ponce about inside in my panties without looking up and discovering the mailman's in the back garden looking in.

If I start with, say, a wall that gets the evening sun full on, then it'd be nice to sit there, so it can't be a wall with a window .... and then you replace the wall with glass and it's a conservatory.... hard to nail the right word/look/design really.