Home renovation/rebuild ideas

raxx99

I have recently moved home and bought a house with the intention of rebuilding and renovating. I have sketched an idea of what i would like doing from the current floor plan. I dont have a clue about building so was wondering if this was all at least possible. I would like to extend it laterally slightly more wider than the garage. Also convert the garage into another sitting/family room. Also the kitchen needs to widened where I can get an island. any suggestion are welcome. 

Also im afraid to ask about figures as I know its a bit of an arbitary number at the moment but considereing just structurally, what sort of budget would I be looking at for a project on this scale? Any rough estimates will do at this stage.
**Please excuse the crude illustrations**

GDB2222

Are you going to save much compared to knocking it down and starting again? 

DOH_a

The feasibility and cost of the internal alterations will depend on what walls are load bearing. Even if the first floor walls don't line through with the ground floor walls doesn't mean they're not load bearing as they could still be taking loading from floor joists. The only way to really find out is to ascertain the direction of the first floor joists. If you can see which way the floor boards lay, then the joists would normally span perpendicular. Similarly with the roof, if it's a traditional cut and pitch roof, you will probably have purlins and struts coming down onto some internal load bearing walls at first floor level. Load bearing walls can also be timber but depending on the age of the house, is quite rare for older dwellings.

Is your existing Garage of single brick skin construction and the thicker cavity wall is to the rear that separates it from the Utility? If so, it is in a lot of cases cheaper and easier to knock down the existing Garage and re-build with proper foundations and walls. This would then form the thermal requirements for your conversion along with the first floor extension over.

Depending on the rules and regulations set by your Local Planning Authority, you may have restrictions on the design of the new first floor side extension. Like the majority of other LPA's, they may want to see the new first floor front wall set back and the new first floor side wall set in by approx. 1m from the boundary. Both of these will start to have an impact on the flow and usable space of that first floor side extension.

Your best bet would be to instruct a professional to put together plans and elevations in order to seek the Council's Pre-application advice. That's the first stage before you start to think about or get too carried away with the costs. The Planning advice may have an impact on what you're actually allowed to do for you to make a decision as to whether it's even feasible.

SameOldRoundabout

I don’t think you should be even considering a 7m (ish) by 2.5m kitchen. That is ridiculously narrow and won’t work at all. Try plotting out the space somewhere in your house and then take off 620mm for any units on a wall. I’d think about putting the kitchen in the extended garage, or making the conservatory and proper extension and having a squarer kitchen.

ka7e

That looks like a very ambitious renovation and costs will reflect that. You need to consult an architect or experienced builder and a structural engineer to look at feasibility and proposed costs.Prices will depend where you live and in the short term, builders will have a back-log of work in hand and will be in high demand. It looks like all your drainage and sewerage feeds to the right, it would be expensive to put in new pipes to the proposed position for toilet/utility. I would use the dining room area as a utility and extend the kitchen into area where you have planned the utility - that would give you a squarish kitchen. Islands are difficult to place in smaller spaces - they need a minimum 1m clearance all around and tend to block the flow in a narrower room.