Extension

Doozergirl

All councils have slightly differing planning policies, but one thing that provides a common thread is the 45 degree rule.   That means no two storey building within 45 degrees of the middle of any of your neighbours upstairs windows.  

You haven't really shown us your neighbours, but I can see that they are set back.  If you take a 45 degree line towards your house from the centre of their nearest window, that's the limit of how far you would be able to build the two storey part of the extension.  

I suspect that may not be very far at both the side and the back.  You'll also have to meet parking requirements, complete with turning circles for a 4 bed house in your local area. 

No doubt the architect will inform you. 

Mahmud

Doozergirl said:

Mahmud said:

FTB_Help said:

Mahmud said:

edgex said:

Quick look, you'd want to budget £1k per meter, & that doesn't cover the pipes/electrics past the meters, so then you also need electrician & plumber to do that.

It could be hard to sell because you've got a 4bed house but on a plot for a 2/3bed, & on a street/estate where your above the ceiling price.
Your also going for a weird/awkward layout downstairs, where everything has to go through two living rooms (anything to/from kitchen, laundry etc)


Have a look on Rightmove at the nearest 4bed houses & look at the plot sizes & layouts.
May even find it's better/easier to move house than do such a big extension.


(To fix the layout, i'd put the kitchen at the front & create a hallway, the rear extension then becomes the living room opening out into the garden. Second living room becomes dining area.
Have you thought about a home office?  There could be a lot more working from home in the future, or could be somewhere for kids to do homework. )

Thank you for your helpful advice I will speak to the architect tomorrow. I wanted a 4 bed house without too much spent. I was hoping to do the extension within 60k is that too
unreasonable? 

Thats a really tight budget for your proposal.

My SIL did a single storey extention and i think* it cost her around 75k/ 85k in London.

Yours must be double the price especially with all the moving bathrooms around.

If you decide to sell down the line, like others have suggested, would it be cheaper to buy another 4 bed house in the area, if so you might not get many takers unless you're willing to sell for less than you paid/ put in.

I’m not in London, my sister just did a double storey for £40k but hers is smaller so I budgeted £60k for the building works 

Did she build it herself?   All signed off by building control? 

I'm not sure what the point is in asking if you already know better.  

She didn’t do it exactly like mine I was asking for the permission but then realised my budget might not be enough. Yes all signed off 

Mahmud

Doozergirl said:

All councils have slightly differing planning policies, but one thing that provides a common thread is the 45 degree rule.   That means no two storey building within 45 degrees of the middle of any of your neighbours upstairs windows.  

You haven't really shown us your neighbours, but I can see that they are set back.  If you take a 45 degree line towards your house from the centre of their nearest window, that's the limit of how far you would be able to build the two storey part of the extension.  

I suspect that may not be very far.  You'll also have to meet parking
requirements, complete with turning circles for a 4 bed house in your local area.  

No doubt the architect will inform you.  

Thank you will update tomorrow hopefully. Really appreciate everyones advice and time  

edgex

Problem is, your looking at doing a lot of the more expensive stuff;
moving kitchen, new bathroom where there's no plumbing/waste (where's the toilet waste going to go?), possibly moving drains, moving meters...

You've got 2 tiny windows marked right next to your neighbours, they may not be structurally possible. If they're not, how does that second living room get natural light? How are you going to fit extraction for the bathroom?

Mahmud

edgex said:

Problem is, your looking at doing a lot of the more expensive stuff;
moving kitchen, new bathroom where there's no plumbing/waste (where's the toilet waste going to go?), possibly moving drains, moving meters...

You've got 2 tiny windows marked right next to your neighbours, they may not be structurally possible. If they're not, how does that second living room get natural light? How are you going to fit extraction for the bathroom?

Would an architect be able to answer the questions or do I need to speak to a builder ? 

Thank you I didn’t think of all that 😳

Doozergirl

Mahmud said:

edgex said:

Problem is, your looking at doing a lot of the more expensive stuff;
moving kitchen, new bathroom where there's no plumbing/waste (where's the toilet waste going to go?), possibly moving drains, moving meters...

You've got 2 tiny windows marked right next to your neighbours, they may not be structurally possible. If they're not, how does that second living room get natural light? How are you going to fit extraction for the bathroom?

Would an architect be able to answer the questions or do I need to speak to a builder ? 

Thank you I didn’t think of all that 😳

An architect should know all of this, but some will design what you ask for and wait for the builder to tell you that it costs a fortune.  

Make sure the architect understands your build budget.  

Mahmud

Doozergirl said:

Mahmud said:

edgex said:

Problem is, your looking at doing a lot of the more expensive stuff;
moving kitchen, new bathroom where there's no plumbing/waste (where's the toilet waste going to go?), possibly moving drains, moving meters...

You've got 2 tiny windows marked right next to your neighbours, they may not be structurally possible. If they're not, how does that second living room get natural light? How are you going to fit extraction for the bathroom?

Would an architect be able to answer the questions or do I need to speak to a builder ? 

Thank you I didn’t think of all that 😳

An architect should know all of this, but some will design what you ask for and wait for the builder to tell you that it costs a fortune.  

Make sure the architect understands your build budget.  

Thank you so much I will. I just want a 4 good size bed upstairs the rest is extra I guess will tell him honestly 

frogglet

We did a two storey side extension up to the boundary , but were detached and had access round the other side of the house.
  The disruption was horrendous. We loved the estate we lived on and didn't want to move.
I wouldn't have done it if I'd known what it was going to be  like..

Mahmud

frogglet said:

We did a two storey side extension up to the boundary , but were detached and had access round the other side of the house.
  The disruption was horrendous. We loved the estate we lived on and didn't want to move.
I wouldn't have done it if I'd known what it was going to be  like..

Oh no how long did it take 

Mahmud

Just an update. Architect came yesterday he said the window on side shouldn’t be a problem as it’s secondary window. He will send me some revised plans.

thank you for your help