from pulling out our house sale to an extension

markyyyyyy

As some of you may know from previous posts, we have had to pull out of our house purchase due to restricted covanants on the property...

we have decided to stay put and extend our property instead

We currently have a 3 bed semi, with a driveway along the front and side of the house. What we are proposing is extending out 2.6metres all the way across the back, and 1.8m out, alongside the house (to allow enough soace to get a side gate to access the garden)

Do most builders quote for the bare minimum only - i.e just for the brickwork and roof, or do they tyoically include doors and windows? Does the quote for the extension typically include the timber / concrete floor aswell?

I will obviously get the full quote and all details written before persuing with anything.

Just wanted to get an idea of what questions i should ask the builders and architecht when they come around?

Thanks

Mark

Doozergirl

The outside walls take 30cm off your measurements. That sounds like an expensive but not very useful extension. You still need to be a slave to location of *most* of the existing external walls.

markyyyyyy

Doozergirl wrote: »

The outside walls take 30cm off your measurements. That sounds like an expensive but not very useful extension. You still need to be a slave to location of *most* of the existing external walls.

we currently have a separate kitchen (small) and a large livingroom/diner.... we want to open up the back into a kitchen diner and add a utility room at the side.... also puting a stud wall in between our current living room diner

by going out 2.8m out the back and 1.8 down the side, it will make a decent size kitchen diner by my measurements?

what do you mean by being a slave to most of the existing walls?

in total we will be adding approx 30 square metres

Doozergirl

You plan to knock out much of the existing walls by the sound of it as any room that is 1.5m or 2.3m wide is relatively useless. If you go 2.3m internally on the back you still need piers which will impede somewhat on the room - it won't be a perfect open square.

The most important elements of your house are the corners. They're not going anywhere fast without large expense. So your utility hides on the side of the room maintaining the corner of the house.

Draw me a picture. Existing and proposed.

markyyyyyy

Doozergirl wrote: »

You plan to knock out much of the existing walls by the sound of it as any room that is 1.5m or 2.3m wide is relatively useless. If you go 2.3m internally on the back you still need piers which will impede somewhat on the room - it won't be a perfect open square.

The most important elements of your house are the corners. They're not going anywhere fast without large expense. So your utility hides on the side of the room maintaining the corner of the house.

Draw me a picture. Existing and proposed.

here you go..

https://imgur.com/a/gqaxT

Doozergirl

I love that! It looks identical to something my husband draws!

Okay, so the original back corner of your house is incredibly important. To support it elsewhere is incredibly expensive and difficult. Not just because of the gravitational downward force, but also because of potential 'waggle' created in the structure (I'm not an SE!) If I've I've interpreted your drawing correctly, you have some serious engineering there to do. You won't have many/any friends who will have done that...

markyyyyyy

Doozergirl wrote: »

I love that! It looks identical to something my husband draws!

Okay, so the original back corner of your house is incredibly important. To support it elsewhere is incredibly expensive and difficult. Not just because of the gravitational downward force, but also because of potential 'waggle' created in the structure (I'm not an SE!) If I've I've interpreted your drawing correctly, you have some serious engineering there to do. You won't have many/any friends who will have done that...

ha ha , yes - you can tell i'm not an architect by my drawings.

We would keeo the supportive pillar in the kitchen- we were planning on intergrating it into the design somehow or another (potentially using the corner as a small island?)- i suppose the architect may be able to advise whether this is feasible?

dimbo61

https://www.planningportal.co.uk/info/200130/common_projects/17/extensions

The important things to consider!
You can extend up to 6 metres on the back of your semi.( Single storey)
You can extend up to half the width of your house at the side if you have the space? ( single storey)
1.8m at the side is a complete waste of time and money.
If your going to extend at the side GO BIG so right to the boundary ( taking into account gutters).

If you have the space and a Big rear garden then 4/5/6 meters out Not 2.6.

This is all under Permitted development until May 2019.
Trying to get Planning permission might be a lot harder
Major works so have £80-100K ready

Doozergirl

Yes, your architect can advise and hopefully advise you on some idea of cost. Primarily, I agree with dimbo above and hope that your architect is pro-active and helps you find the optimum outcome for space and price.

Going for Planning Permission over Permitted Development isn't such a big deal and I would never avoid seeking PO if the result was getting what I needed, but it is likely that you have much more in the way of Permitted Development Rights than you plan to use currently.

ashe

This is largely going to be a sunken cost, it will increase the value of your home but if you need to spend 80-100k on the extension its unlikely to extend the value by anywhere near that amount.

Your best bet would be to find a new place without restrictive covenants.

markyyyyyy

i dont understand where 80 to 100k comes from.

the builder came round for an initial look and said a very rough cost for the extension is 30k. I live in Leeds.
If we had the space alongside the house to go further, then i would - we need to leave 1 metre ish for a side gate or we wont be able to access the rear of the property.

The garden is only about 40 square metres as it is so we don't want to eat into it too much

I dont understand why you think that an additional 4 x 1.8 metres on the side and (8x3m) across the back isnt going to change the size that much?

It seems a cheaper alternative to moving?