Small house project

Jaunty_One

Hi all

Hoping someone with experience can help. I've just returned from a destination wedding and my wife and I would like to begin works on our house. I've listed them at the bottom.

We're not sure whether we need an architect, or just a builder to carry out the work. All the changes should be able to happen without planning permission but you never know. I'm sure a structural engineer would need to carry out a survey. Thoughts?


It's a Georgian 3 bed house. The box room is accessible only through the 2nd bedroom, and there is a downstairs bathroom at the back of the house. We plan to move the bathroom up to the box room almost directly above, introduce a corridor upstairs to allow direct access to it and the second bedroom by halving a chimney stack.

We'd also like to extend the kitchen through to where the bathroom is at the moment. The kitchen is little more than a small passage with a sink and cooker squeezed in.

Doozergirl

I'd go straight for the structural engineer if you are sure what you want and there is no planning requirement.

Georgian but not listed?

Clive_Woody

I would talk to an architect who would be able to discuss ideas and come up with proper plans, advise on whether this is permitted development or needs PP. I would imagine most arhcitects would know a friendly engineer who could do whatever structural calculations are needed and work dfirectly with the architect to make any modifications.

To get accurate quotes from builders you really need some decent plans to show them what you want, this would avoid any confusion and I suspect some builders may not even quote without some plans to work off

Doozergirl

I would never use an architect for what sounds like fairly minor works to the average builder. Internal modifications, move a wall, add a wall. It doesn't need paid for drawings, just something with a scale ruler and a clear specification.

Architects are good for ideas when you don't have any and for good quality planning drawings, especially when building extensions.

It can't need planning if it's internal mods, only listed building consent if it is listed. It's clear cut.

H0Ls

I wouldn't use an architect for this either, this is quite a small project.

Unlikely to need planning permission, but check with your planning authority. Ours offers free advice to householders...

Some structural engineers will do drawings too so if you really want them then this might be an easier route.

You will need to comply with building regulations too.

Good luck - if you are living in the house at the same time that will be a lot of disruption and mess!!

Jaunty_One

I'm pretty sure of what I want but I don't have the most artistic eye, nor do I always take care of all the small details (i.e., until I just thought of it, I could easily place the toilet too close to the arch of the bathroom door swing!). Maybe I need to do more research and have more faith in myself.

Jaunty_One

Thanks for your advice. I'll see what information Croydon council is willing to lend. As it's my first time, I'd prefer the easier route but the budget is only so big.

Yes, unfortunately I'll be living at the property whilst these proposed works are going on, unless any family members want to offer some help which I think is unlikely.

H0Ls wrote: »

I wouldn't use an architect for this either, this is quite a small project.

Unlikely to need planning permission, but check with your planning authority. Ours offers free advice to householders...

Some structural engineers will do drawings too so if you really want them then this might be an easier route.

You will need to comply with building regulations too.

Good luck - if you are living in the house at the same time that will be a lot of disruption and mess!!

Jaunty_One

This was my assumption initially. Thanks for your input

Clive_Woody wrote: »

I would talk to an architect who would be able to discuss ideas and come up with proper plans, advise on whether this is permitted development or needs PP. I would imagine most arhcitects would know a friendly engineer who could do whatever structural calculations are needed and work dfirectly with the architect to make any modifications.

To get accurate quotes from builders you really need some decent plans to show them what you want, this would avoid any confusion and I suspect some builders may not even quote without some plans to work off

Jaunty_One

Doozergirl wrote: »

I would never use an architect for what sounds like fairly minor works to the average builder. Internal modifications, move a wall, add a wall. It doesn't need paid for drawings, just something with a scale ruler and a clear specification.

Architects are good for ideas when you don't have any and for good quality planning drawings, especially when building extensions.

It can't need planning if it's internal mods, only listed building consent if it is listed. It's clear cut.

It's funny to hear you call these minor works. This is my first home and I've never moved a wall before! I understand the grand scheme of things though. It shouldn't be a huge deal to a professional and it sounds like you're trying to save me some money. Thanks!

One question though. In your opinion, moving a staircase and altering a chimney... minor work do you think or slightly more than?

Jaunty_One

Doozergirl wrote: »

I'd go straight for the structural engineer if you are sure what you want and there is no planning requirement.

Georgian but not listed?

Fair enough, it is all internal stuff so I wouldn't imagine the council having a problem.

I think I have my periods mixed up. It was built approx. early 1900's (latest 1919 apparently). I'm sure the word Georgian was used in a survey; perhaps Georgian style? Sorry, I'm not sure

Doozergirl

Jaunty_One wrote: »

It's funny to hear you call these minor works. This is my first home and I've never moved a wall before! I understand the grand scheme of things though. It shouldn't be a huge deal to a professional and it sounds like you're trying to save me some money. Thanks!

One question though. In your opinion, moving a staircase and altering a chimney... minor work do you think or slightly more than?

Most stuff is minor to me

It will make an almighty mess, but a chimney is similar to wall knocking. It needs support and signing off.

Moving stairs is quite a complicated one and would be really quite disruptive as you'll end up with all sorts of knock on work - positioning of switches, more dorrways and hallways changing, plenty of replastering needed. Possible fire escape regulations coming into play. It also quite hard to plan the new position of stairs, think in three dimensions and meet a raft of building regulations with the design. Stairs themselves aren't expensive but the surrounding work will make it so.

London houses do follow certain plans so something you may find annoying can just be something that most people expect. I have a not local central London client who wants to take down a typical closet wing extension and rebuild it because they don't like the bathrooms on a half landing. I grew up seeing them like that everywhere!