Replacing an existing extension

Beenie

We currently have a simple, flat roof, single storey garden room extension with patio doors.

We'd like to knock this down and replace it with a more modern extension, with bi-fold doors and perhaps a wood-burning stove, maybe a gabled roof. We want it to look spectacular and be a real asset to the house.

The questions are:
1) do we need planning permission to replace an existing structure
2) we may take the opportunity to increase the footprint, so will that influence PP
3) is this the sort of thing you need an architect for, rather than an architectural technician
4) how do you go about choosing a suitable designer if you don't know an area or people that have had recent extensions built
5) do these designers charge by the hour, or a fixed fee (and what is a likely fee to be for a single storey extension)
6) do they normally steer the project through Planning and Building Regs or is the client expected to get involved
7) do you engage your own builder or use one suggested by the design company

We are in Essex, outside the M25 but costs are usually high for most things as builders can easily get into London for work.

teneighty

Beenie wrote: »

We currently have a simple, flat roof, single storey garden room extension with patio doors.

We'd like to knock this down and replace it with a more modern extension, with bi-fold doors and perhaps a wood-burning stove, maybe a gabled roof. We want it to look spectacular and be a real asset to the house.

The questions are:
1) do we need planning permission to replace an existing structure
Probably not but too many variables to give definite answer
2) we may take the opportunity to increase the footprint, so will that influence PP Depends on size height etc.again probably not but you will need to check
3) is this the sort of thing you need an architect for, rather than an architectural technician. For most residential extensions an architectural technician will be fine and significantly cheaper than an architect.
4) how do you go about choosing a suitable designer if you don't know an area or people that have had recent extensions built Ask neighbours, work colleagues etc. Failing that look on local council planning website and make a note of agents names for similar extensions. You will probably find there are half a dozen or so who are very active in your area.
5) do these designers charge by the hour, or a fixed fee (and what is a likely fee to be for a single storey extension) For a small residential extension go for a fixed fee, ask for a fee quote up front.
6) do they normally steer the project through Planning and Building Regs or is the client expected to get involved Up to you. Most will handle the Planning and Building Regs for the client
7) do you engage your own builder or use one suggested by the design company Either, if you know a good builder then use your own or ask the designer for recommendations

We are in Essex, outside the M25 but costs are usually high for most things as builders can easily get into London for work.

Good luck !