Kitchen Extension - Where to start?

mookeymat

Hi,


Really hoping for some simple advice here; need to say that I am completely out of my comfort zone in talking about anything building related, DIY etc etc so my knowledge is ridiculously limited!


I currently live in a terrace house; we have a small single storey kitchen extension which is I think 3m x 3m and was obviously built donkey's years ago. One wall is single skin, the other double and in a nutshell it needs demolishing and completely rebuilding - the layout of the windows / door isn't great either (can't even open one window owing to the positioning of kitchen cabinets!).


We have come into a little bit of money which means we are now in a position to get the extension re-done hence my hair pulling!


What I need is basically someone with knowledge of planning, building control etc to sit down, have a look at the kitchen and talk me through the best options - by that I mean, what we could do, what we couldn't do, why we shouldn't take a particular option etc. Ideally we would like to extend the kitchen sideways, not to bothered with length of 3m but extending the width could be great - there is the added issue of a drain next to the extension although looking along the street almost everyone seems to have extended so it's obviously possible.


I have been advised to get an architect who can talk us though the best options and will also undertake any necessary planning submission (should they be necessary etc). Question is, I am slightly daunted by approaching an architect; it's not as if this is a huge project etc and it just sounds a bit extreme to me but I would rather be in safe hands.


Is a local architect my best bet? I am aware of permitted planning & neighbour consultation etc but I am guessing whatever way I look at it there will be some planning issues owing to the drain and I basically need someone with knowledge to either say don't do that or consider this instead.


Thanks!!!!!

Chanes

You've answered your own question in that an architect is the best person to approach, I'd be tempted to see if the local council had any people they used. And architects work on projects of all sizes so don't worry about phoning around! Good luck!

mishkanorman

When we were faced with similar I did the designs myself, it took a couple of weeks of going back and forth between options but this worked well for us.

Even if you cant design what is best building wise you will know your wants list and whats best for your living needs so sketch those out and when you then meet with an architect they will be able to adapt anything that wont work.

Hoploz

In the first instance I would ignore things you perceive as obstacles, eg the drain or planning considerations, and just concentrate on working out exactly what you would want in an ideal world.

Most obstacles can be overcome without too much difficulty so if you start from your ideal, chances are you won't have to make too many compromises.

An architect is the best person to design, or there are other bods who can do it, I've heard terms such as architectural designers, structural this that and the other. What I would do is have a look on rightmove or even aerial photos on google maps, and see what other people have done with similar style houses. This will give you ideas of how rooflines work, whether out can infill gaps etc. and how it looks on the inside from RM photos! You may then go on to your local council website and search for the plans! It's all in the public domain if you look for it.

Sketch your perfect layout. Then if there is a similar design to what you'd like, consider taking the architect's details from the planning forms you've looked at and give them a call. Even better if you can knock on a door and chat to one of the owners to see whether they are happy.

An architect will normally do a visit to have a chat about the possibilities, and have a look at what you've already got, free of charge in the first instance. Have a couple round if you like, then pick one who sounds like they are in tune with what you want to achieve.

My view is don't worry too much about their fees ... The project is going to cost thousands, so choosing one designer over another on the basis of saving maybe £500 is pointless. They'll probably add it on later anyway with some unforeseen re-draw etc. and the structural engineer will cost extra as well.

Good luck, have fun!

fezster

If the new extension will be identical in exterior dimensions to the original, then you will not need planning permission. You can ring your local planning department to confirm this. If it will be larger, or the roof will be different, then you probably will do (it *may* still come under permitted development, hence the "probably" - again, planning dept will confirm this). Architect planning fees are usually around 500 - 800, plus the local councils planning application fee.

Then the architect will need to produce building regulation drawings. These will be another 500 - 800 and will contain all of the details about the construction, foundations, bricks, roof, internal electrics, drainage etc etc. The council will also take a fee for this and confirm the drawing meets regulations and also send an inspector at specific points of the build to ensure it is being built to regulations.

You can use these drawings to obtain quotes from a builder. It's also useful to ask the architect if they can be consulted by the builder should anything be unclear - depending on their involvement, they may charge a fee for this.

Then there's party wall agreements to consider. Discuss this with your architect.

DRP

If you know of , or can find similar extensions in your area (google earth etc), take a look on your council's planning website - ther e will be plans and layouts.

I think when i did this i was able to search for "single storey" etc to narrow it down.