Thinking of doing an extension where to start

sl_jones

Hi all

We have just bought our first house and we are thinking of doing an extension on the back to make the kitchen bigger. Currently, there is a wall between the kitchen and the 2nd reception room which we would like knocked out and then the back extended. However, I am unsure where to start? do we get a builder around first or do with get an architect, or should the building be contacting on for us?

We will also need to get planning permission for the back extension but I also need to know if it's possible in the first place, as there is a wall between the reception rooms has already been knocked down. Again who would be the best person to go to for this?

Thanks in advance

EachPenny

sl_jones wrote: »

We have just bought our first house and we are thinking of doing an extension on the back to make the kitchen bigger. Currently, there is a wall between the kitchen and the 2nd reception room which we would like knocked out and then the back extended. However, I am unsure where to start? do we get a builder around first or do with get an architect, or should the building be contacting on for us?

We will also need to get planning permission for the back extension but I also need to know if it's possible in the first place, as there is a wall between the reception rooms has already been knocked down. Again who would be the best person to go to for this?

The two main issues for you will be (1) whether or not you will be able to get planning consent and (2) what structural work might be required if you get a second wall in the house removed.

You should be able to get a good idea about the planning situation (1) yourself by researching the local Council's planning policies and whether there are any restrictions on your property (e.g. listed building or already over-developed)

The structural issue (2) will be harder to resolve and the only person likely to be able to give you a definitive answer would be a structural engineer. An architect or builder would probably give you an opinion, but would need to engage a structural engineer to be sure.

I'd be inclined to call in a structural engineer yourself to start with to discuss the feasibility of what you want to do (you don't need drawings or calculations at this stage).

If you can't see an issue from the planning side (and you might be able to ask the council to give you pre-application advice) and the structural engineer doesn't say 'no' then personally I'd get an architect to draw up the plans and then use those to get builders to quote against. That way you are more likely to get the extension you want, rather than having one the builder decides to build to the budget they have allowed for.

parking_question_chap

How far are you planning on extending?, and what type of house is it?
Might not even need planning permission.

sl_jones

It's a terraced house and none of the neighbours has got extensions which is why I think you might not be able to do it. I have also noticed that none of the other houses that have been previously sold on the street has both a through lounge and the kitchen wall knocked through.

https://www.rightmove.co.uk/property-for-sale/property-59588514.html

The house needs a lot of work such as central heating and I don't know whether it's easier to do the extension at the same time because it might mean moving the boiler if we don't.

Doozergirl

sl_jones wrote: »

It's a terraced house and none of the neighbours has got extensions which is why I think you might not be able to do it. I have also noticed that none of the other houses that have been previously sold on the street has both a through lounge and the kitchen wall knocked through.

https://www.rightmove.co.uk/property-for-sale/property-59588514.html

The house needs a lot of work such as central heating and I don't know whether it's easier to do the extension at the same time because it might mean moving the boiler if we don't.

Have you looked at the satellite view on Google Maps? Virtually every house on the south side has extended. Harder to see on the North, because of the shade, but they are there. I don't see any reason for Permitted Development Rights to be restricted even. It doesn't look it.

It's a very typical 1930s house. Anything you want to do has already been done. You will want to check actually that the archway has been correctly supported as archways can hide a multitude of sins, but you may also want to reinstate that wall anyway rather than have the entire ground floor open plan. It can get cold, you struggle for places to put furniture and it's nice to have a cosy space. Either way, what you want to do shouldn't shouldn't be an issue if correctly supported.

You can move what is currently the kitchen door into the hallway by about a metre - so it is a continuation of the dividing wall between lounge and dining room - when you do remove the kitchen wall, you will have a squarer room and a bit less plastering.

Dean000000

You should be able to extend without planning, to to 3m.

If you can afford to, get the extension done at the same time as moving boiler.

Assuming your new kitchen would move into extension may have a need for a heating engineer anyway.... so you will see cost efficiencies there too.

Good luck, will be lovely when done up, and in a nice area too.

Good luck.

getmore4less

have you gone through the planning portal for what has been done to others?

https://searchapplications.bromley.gov.uk/online-applications/search.do?action=advanced&searchType=Application

map view is useful to see what's going on.

eg: The house opposite(167) did a 3m single story.
11/01532/FULL6

robatwork

As advised look at satellite view and scope out the nearby houses that have done similar.

Then just go and knock on their doors - you will find accurate advice about the local planners, and may even get a recommendation on a structural eng/builder. Most people are only too happy to talk about their extension.

Then when it's done - bottle of wine and box of chocs (tea and cake is the other option) to say thanks.

sl_jones

Thanks for all the advice guys!

I don't imagine we extend out much further than 3m as we just want to make room for a downstairs toilet. I think I will have to see if we can knock the wall between the kitchen and the dining room because that would, in theory, be the only wall holding the back of the house up.

EachPenny

sl_jones wrote: »

I don't imagine we extend out much further than 3m as we just want to make room for a downstairs toilet. I think I will have to see if we can knock the wall between the kitchen and the dining room because that would, in theory, be the only wall holding the back of the house up.

You are right to be concerned about this, although the reason is slightly different. Without the wall between the Kitchen and Dining Room you will be left with an isolated 'L' shaped piece of wall between the doorways to the Dining Room and Reception Room. That wall effectively becomes a pillar supporting much of the load above, but with relatively little lateral stability.

A structural engineer's advice would be best because they should be able to give you a solution - for example it might be necessary to build a new wall where the Dining Room doorway is, to make that 'L'-shaped piece into a 'T' shape.

However, bear in mind that if you remove the wall between the Kitchen and Dining Room you will be removing about 50% of the wall length in the kitchen, and with that goes the worktop and cupboard space. You'd need to have a larger extension than you might currently be thinking of in order to re-provide the kitchen space (unless you go for an island?).