Aesthetics of extension adjacent to garage

Doozergirl

I've just edited my post for the umpteenth time re: layout. I think the kitchen is what should be extended into the side.  

The 45 degree rule does not apply to ground floor extensions!  

Be very careful with architects.  All things are feasible.  Budgets don't always match the cost of making things feasible.   A lot of architects are happy to design what you want and leave it to you to find out how much it costs.  They get paid again if you decide to change the plan.  

What is your budget for this? 

schuey87

Thanks, that’s really useful to know about the 45 degree rule and ground floor. 

Good point about the architects getting paid again!

Our budget is 75-80k. We don’t have to open the porch out into the hall as part of that, could be done at a later stage. 

Doozergirl

schuey87 said:

Thanks, that’s really useful to know about the 45 degree rule and ground floor. 

Good point about the architects getting paid again!

Our budget is 75-80k. We don’t have to open the porch out into the hall as part of that, could be done at a later stage. 

I hate to be the bearer of bad news, but you're not going to get close to that smash-happy plan with that budget.  Are you expecting to fit out as well with that? 

Does the architect know the budget?  

schuey87

Initial design was suggested by an architect with budget in mind as an online design consultation, main reasoning being that it keeps the existing side wall of the house and opens up the rear of the existing dining room/kitchen and keeps all the services for water/hob etc in about the same place as they currently are in the current kitchen, which they suggested would be cost effective. We are going to go through plans and ideas in more detail with a more local architect soon.

The area added is about 35m squared. I thought 2k per metre squared was a good estimate these days? 

How much do you think it would cost? 

Ballymoney

My experience over the last 5 months getting quotes for our kitchen renovation is that you can forget any historical price data.

Costs for building work has gone through the roof. My guess is it's due to every Tom, !!!!!!, and Harry wanting to have work done on their homes due to having nowt else to spend their money on over the past 12 months (meaning good builders are booked up for the foreseeable future) and also the cost of materials going through the roof.

If I were you I'd begin to get builder quotes ASAP to get an idea of what you can afford rather than rely on an architect to decide what is and what isn't within budget.

Doozergirl

£2k a metre isn't going to include knocking the proverbial out of the inside of your house.  You'll spend thousands on the structural engineer's fees alone.   

Rdwill

I feel better now, I was crying when I saw your budget. For the building work I'm paying £30k + VAT, so £36k for this. (Then double that for the footballer grade kitchen the Mrs has chosen!!)


Have you included VAT, that'll add 20% on

schuey87

Useful info everyone thanks. It’s hard to know what to do as an architect suggested this plan knowing our budget (albeit around 12 months ago - so prices may have changed a lot since then from what some have said), when we enquired with some builders a few years back about a different project that didn’t end up happening a lot of builders didn’t want to know unless we had plans. But then if your plans are above your budget you’ve paid £1500+ for nothing... Maybe need to try and get some builders who are happy to look without plans before making the formal plans with architect?

weeg

My (professional) guess is that's a loadbearing internal wall you're taking out across the middle. And that back opening is nearly 6m, which is carrying the first floor, wall at first floor and roof. That's a big deep beam - likely 400-500mm deep - which may be a head room issue. A post near the mid point would reduce this a lot. Plus there's the practical considerations, a beam that size will weigh 300kg. HSE guidelines are 25kg max per person.

The internal wall is also looking at something pretty big unless you break it up. By contrast, the side wall is carrying a lot less load, so you can open it up with smaller steels.

I'd estimate a fee for structural design and drawing in the £2000-£2500 bracket. I could make it work, I just wouldn't recommend it.

edgex

Extending further back by a small distance is a lot of work for not much gain, & you would also be splitting the garden up oddly.

I think you have to be careful to not end up creating a house that's unbalanced/mismatched. Your extension plan creates a lot of rooms & space downstairs, but does the upstairs then match it?
What is the layout upstairs?

It looks like your only garden access from the front is to the right/north.
Where is your boundary on the front? (could you draw it on this image   https://forums.moneysavingexpert.com/discussion/comment/78283389/#Comment_78283389 )