Extension to an Already extended Kitchen -

Jitz1984

Hi Everyone - Me and the wife are planning on extending our already extended kitchen so we can make more use of the space. Its my first time having to undertake such a large DIY project so am a bit unsure. First of all is it essential to get an architect ? I have been told differing things and I am of the mind that we should to help us out but family and friends say if we know what we want doing then you don't need one. Also with trying to remove the external load bearing wall at the back of the utility room planning must be needed ?  Secondly we don't have the largest of gardens and I was told you would have to adhere to a certain plot size and not reduce this? I have included a copy of the floor plans below and we plan on removing the conservatory to regain back some garden space. We want to build in a downstairs toilet/shower in the garage as shown in the picture below, as well as extend the Utility room back to where the existing kitchen is and knock it through into one big space and knock through into the dining room to have one big Kitchen Living space. As mentioned the garden is not massive so maybe thinking of bringing back the new boundary of the dining/ extended kitchen back to increase garden space. Is this feasible ? And thirdly doing research online it say's cost vary from £1000 - £2500 per m2 of a new extension. The shaded area is roughly 9-10 meters squared - Would I be correct in assuming that I am looking at approx £20-25K for any extension work plus any other additional costs i.e. cost of removing internal wall, Plastering, Bifold Doors, Skylights  and the price of a new kitchen ? Apologies if that was a bit long winded - any help or comments would be greatly appreciated. Thank you



 

TELLIT01

Immediate thoughts are that if the property has already been extended, any new extension may fall outside 'permitted development'.  Check that out as a first step.

edgex

Do you use the garage? If not, why not use that space first, move the kitchen into it. Then the existing kitchen could be the dining room, & you get a second living room at the back.

Problem you'll have with making all the hatched area open space is that some of those walls you wan't to take out will be structural. Eg. where there's presumably a beam across the kitchen, holding up upstairs, that currently sits on the dining room & utility room walls. If you take out the utility room wall, the right-hand end of that beam no longer has anything to sit on.
So then you'd need a nearly 6metre beam to go all the way across.
It's also right where you could have two heavy loads, as in two bathfulls of water.

Also, are you sure you want completely open plan? You'll be constantly stuck with cooking smells, & kitchen/dishwasher/laundry noise.

Doozergirl

You need planning permission because the area is outside the scope of permitted development. 

It also looks like you need an architect because your understanding of the structure of the house isn't good.  You're trying to remove the original back corner of the house right in the middle of that space and that isn't simple or cheap.   

The toilet position doesn't look ideal in terms of getting the waste out.  I suspect your waste is at the back of the bathroom and ensuite, running into the middle of your proposed open plan space 😉

You do need help to plan it.  

DOH_a

What is the original footprint, i.e. before the Kitchen was extended? Do you have any photos from the garden looking back towards the house?

Doozergirl

DOH.a said:

What is the original footprint, i.e. before the Kitchen was extended? Do you have any photos from the garden looking back towards the house?

It looks like it was a typical 1930s layout.  

JIL

We are having a very simple extension. The builder who is actually a very close and trusted family member wouldn't do anything until we had the architect in. As there were walls coming down steels and weight bearings had to be calculated. The architect even drew me a few options as to internal layout, and suggested windows which were also helpful. 

TELLIT01

Looking at the size of the extended property compared to the size of the remaining garden, I would be concerned about the potential effect if/when you come to sell the property.

Jitz1984

edgex said:

Do you use the garage? If not, why not use that space first, move the kitchen into it. Then the existing kitchen could be the dining room, & you get a second living room at the back.

Problem you'll have with making all the hatched area open space is that some of those walls you wan't to take out will be structural. Eg. where there's presumably a beam across the kitchen, holding up upstairs, that currently sits on the dining room & utility room walls. If you take out the utility room wall, the right-hand end of that beam no longer has anything to sit on.
So then you'd need a nearly 6metre beam to go all the way across.
It's also right where you could have two heavy loads, as in two bathfulls of water.

Also, are you sure you want completely open plan? You'll be constantly stuck with cooking smells, & kitchen/dishwasher/laundry noise.

Currently the garage is used for storage so that wouldn't be feasible. You are completely right about having a beam across. I've definitely think now an Architect is essential to help us plan out what we want and what's possible or not

Jitz1984

Also the plan would be to have one of those integrated kitchen island banquette seating in the middle. Then we wouldn't need a specific dining room. We are planning on starting a family and would like to use the the current area of the dining room as a potential 2nd living room for guests or as a nursery/play area for kids who could be watched whilst people are in the kitchen

Jitz1984

Doozergirl said:

You need planning permission because the area is outside the scope of permitted development. 

It also looks like you need an architect because your understanding of the structure of the house isn't good.  You're trying to remove the original back corner of the house right in the middle of that space and that isn't simple or cheap.   

The toilet position doesn't look ideal in terms of getting the waste out.  I suspect your waste is at the back of the bathroom and ensuite, running into the middle of your proposed open plan space 😉

You do need help to plan it.  

Will definitely get an architect to plan it. Before the larger idea to extend we were planning on having the toilet done and a builder had given us ideas. We held of and thought it would be better to get all the work done together.