Do I need an architect?

PeteW

Hi,

We've moved into a home that isn't quite big enough for us - we want a bit more living room downstairs, a bigger kitchen, a couple extra bedrooms and bathrooms and a utility room.

I've had a chat with a builder about what's feasible and have come up with a floorplan that I think would meet our needs. (You can see it here - new design is top, existing building below)

I'm pretty happy with it, but also curious as to whether a professional might come up with some alternatives that would never have occurred to me.

But I don't want to pay an architect to come back with drawings that are no different/better to what I've already planned, and I'm presuming an architect isn't going to give me any ideas/designs (even back-of-the-fag-packet fidelity) until I've hired them?

So my question is whether it's worth paying for the services of an architect to see if they can come up with a more efficient/exciting/cheaper/generally better solution, or should I just get the builders draughtsman to work from my plan?

Cheers

Pete

Silver-Surfer_2

You're not making the best use of space along the side of the existing garage.

There's a hallway running into a closed off hallway into another with a back door and bathroom off it.

Why not have the bathroom between the two rooms and the back door at the end of the hallway running through the existing kitchen.

I'm sure an architect could make better use of the intended space for a few hundred quid.

BobQ

PeteW wrote: »

Hi,

We've moved into a home that isn't quite big enough for us - we want a bit more living room downstairs, a bigger kitchen, a couple extra bedrooms and bathrooms and a utility room.

I've had a chat with a builder about what's feasible and have come up with a floorplan that I think would meet our needs. (You can see it here - new design is top, existing building below)

I'm pretty happy with it, but also curious as to whether a professional might come up with some alternatives that would never have occurred to me.

But I don't want to pay an architect to come back with drawings that are no different/better to what I've already planned, and I'm presuming an architect isn't going to give me any ideas/designs (even back-of-the-fag-packet fidelity) until I've hired them?

So my question is whether it's worth paying for the services of an architect to see if they can come up with a more efficient/exciting/cheaper/generally better solution, or should I just get the builders draughtsman to work from my plan?

Cheers

Pete

In short yes you should get an architect. Aside from whether your proposal is the best use of space (and it is not) there are other issues. Building Regulations (electrics, plumbing regs etc), fire safety, are you knocking down load bearing walls, can you save space by converting a cavity/external wall to an internal wall, creating a room without windows (ventilation) etc.

There are also planning laws. While they are more relaxed than they used to be there is a limit to how much you can increase the volume of a dwelling.

An architect may indeed confirm that your ideas are feasible and even if they copy your plan exactly they will add features that need to be added that you probably would not. They may in fact save you money overall.

PeteW

Silver-Surfer wrote: »

You're not making the best use of space along the side of the existing garage.

There's a hallway running into a closed off hallway into another with a back door and bathroom off it.

Why not have the bathroom between the two rooms and the back door at the end of the hallway running through the existing kitchen.

I'm sure an architect could make better use of the intended space for a few hundred quid.

Sorry, the plan doesn't mean much without context.

The plot tapers towards the back, so the side extension can't run too far back - plus the house is only double storey as far back as the double garage, so we could only do a pitch roof running off the main house that far back.

The bit with the back door is meant to be a cloakroom - somewhere for coats, shoes and mucky boots to go.
The bit above that would be the utility room with the washing machine, tumble dryer, boiler, etc.

But yes, it would be nice if there wasn't so much wasted hallway space running through the house.

Most of what I'd read about architects suggests I would be looking at thousands rather than hundreds, but perhaps if it was just this plan stage it would be less.

PeteW

BobQ wrote: »

In short yes you should get an architect. Aside from whether your proposal is the best use of space (and it is not) there are other issues. Building Regulations (electrics, plumbing regs etc), fire safety, are you knocking down load bearing walls, can you save space by converting a cavity/external wall to an internal wall, creating a room without windows (ventilation) etc.

There are also planning laws. While they are more relaxed than they used to be there is a limit to how much you can increase the volume of a dwelling.

An architect may indeed confirm that your ideas are feasible and even if they copy your plan exactly they will add features that need to be added that you probably would not. They may in fact save you money overall.

Agreed, though the builder is capable of handling planning/building regs and has a structural engineer he works with etc, so I'm not so worried about that side of things. It's more about the layout/plan itself and whether I can make better use of the space - which it sounds like I probably could!

BobQ

PeteW wrote: »

Agreed, though the builder is capable of handling planning/building regs and has a structural engineer he works with etc, so I'm not so worried about that side of things. It's more about the layout/plan itself and whether I can make better use of the space - which it sounds like I probably could!

It really depends on what you ask an architect to do. An architect will only produce a full plan if someone (a structural engineer or the architect) does the load calculations. The architect can take the plan through the planning process too and can supervise the building work if you want. You get what you pay for.

If you are content with the builder and his structural engineer fine but if this structural engineer is formally involved you will be paying for his services via the builder but not getting qualified advice on the architectural design, just the load calculations etc.

While it is true that builders can produce plans and take them to the planners for you, you need to be careful. Most builders do not employ structural engineers and "works with" is not the same as "certified by" so watch the small print.

The other thing about your plan is that you are replacing a garage door with an external wall so you need to be clear that it has proper foundations (ie not just sit on the hardstanding) and that the two WCs you are installing have proper access to the main sewer (ie the soil pipes are deep enough and if necessary have internal access arrangements)

Doozergirl

Given the two floor plans, I'd pick the existing.

The proposed floorplan is not good at all. You've introduced new space at the back but lost nearly as much with all that hallway.

The room without windows that contravenes building regs is interesting. You builder clearly isn't a designer, but I'd expect knowledge of regs to be evident.

Rooms of a width of less than 2.5 but a length of 6 will feel like train carriages.

Could you benefit from an architect? Almost certainly.

teneighty

I agree with Doozergirl, the proposed layout is very poor. Your builder should stick to laying bricks and let professional designers do the designing. You would probably be looking at around £1500 plus VAT for full detailed construction drawings for a project like that.

The other disadvantage of using the builders design is you are tied to using that builder and cannot get a number of competitive quotes from other builders. So how do you know if the design and build quote is reasonable? With your own detailed plans not only will you get a good design but you can use it to get a number of competitive quotes so you will know you are getting a good price for the build.

System

the proposed layout is just more space rather than better space - speak to a designer about your ideas, how you want to use the house, what character of spaces you like etc. It looks like the builder has gone I can add x square meters to this with no regard to what is happening in those spaces.

kie-ade

I believe it's often a false economy to not employ a 'professional' to design house extensions.

A well designed extension can vastly improve the layout of a house and should, ideally, feel like the house hasn't been extended at all (both in layout & visually).

Good designs should also carefully consider the technical aspects to avoid unnecessary & expensive design 'mistakes'.

This then could lead to a more cost effective build and a higher resale value than a badly extended property.

Most home owners are unable to do these things and so, as a home is most peoples biggest purchase, why take the risk when the fees should be a small part of the overall cost.

By the way, a good, experienced Architectural Technician is all you need and can often be much better than an 'Architect' at this type of work.

Doozergirl

the_r_sole wrote: »

the proposed layout is just more space rather than better space - speak to a designer about your ideas, how you want to use the house, what character of spaces you like etc. It looks like the builder has gone I can add x square meters to this with no regard to what is happening in those spaces.

Exactly.

Design starts with a brief. What do you need from your house to be able to live comfortably, what have you had in previous houses that works, share pictures of rooms you like.

Someone with a sense of space and flow will interpret so much better and use the space you have better, not just tack things on. (She says, hopefully)

The target should be 'good' not just 'big'.

Also, what the house looks like on the outside is real importance, paying attention to proportions, local planning guidance on extensions and making the most of permitted development to save wasting endless amounts of time waiting for planning officers.