Extension - do I need an architect?

mcc28_x

Hi,

We are thinking of having an extension to the kitchen  / dining room as per the attached drawing. This would involve knocking down the existing conservatory and rebuilding as per the green outline. Like many we are keen to keep the costs as manageable as possible. We are unsure whether we would benefit from appointing an architect or simply seeking out a reputable builder and would appreciate advice on this point? The extension will house a small utility room with the remaining space as a dining room. The existing kitchen / diner will be an enlarged kitchen.

Grateful for any views on typical costs to expect. I've seen £1500 - £2000 per sqm?

Many thanks

mcc28_x

Rdwill

If you know more or less what you want, get an architectural technician to do the drawings for you, far better value for money and you get drawings to show the planning dept and builder etc.

I drew what I wanted first in excel, like this



Then got a technician to draw up for planning, building control etc, which looked like this



Much cheaper

grumbler

Rdwill said:

Then got a technician to draw up for planning, building control etc, which looked like this



Much cheaper

I don't think that "planning, building control etc" really need 3D, although a front and a side views may be needed.

The 2D view isn't much different from what you drew yourself, but I don't think that Excel is the right software for this.

My friend did everything himself with pencil only.

Rdwill

I work on excel everyday and am very proficient. Each square was 10 cms squared. 

But each to year own.

FaceHead

You'll also need elevations too for planning. Planning is mostly concerned with outside.

Obviously you can do anything yourself. Are you knocking through between the kitchen and extension? You'll need decent drawings for your structural engineer.

In your 50k build, this isn't the 1.5k I'd save. I did what Rdwill suggests and employed an architectural technician and told them exactly what I wanted. They (well, I)  missed a few tricks, and a good architect could have make the outcome better, or at least avoided some work - and therefore paid for themselves. 

Rosa_Damascena

Realistically budget >£2k/sqm. Building costs are going through the roof atm so I would go closer to £3k.

I understand the need for economy but to my mind it was easier for me to leave the plans to the experts and concentrate on earning to fund the project. I could probably do the work if a) I was minded to, b) I was interested in it and c) I could afford to make mistakes. None apply.

Doozergirl

You are going to need planning permission for the side projection of your extension, so someone is going to have to draw something! 

Section62

Doozergirl said:

You are going to need planning permission for the side projection of your extension, so someone is going to have to draw something! 

This is a good example of why it can make sense to pay an architect - their skills are to know the rules and to think laterally about other ways to achieve a similar outcome with less hassle.  E.g. by increasing the extension to the rear so the same floorspace is achieved without needing that side projection.

Also, as highlighted by a recent thread, looking at whether that side projection will close off all direct external access to the rear garden and the implications that could have for build costs and future plans.

There are some great builders who also know the rules and can think laterally, and they could build without needing plans.  But that really requires a client who understands the build process and can accurately convey exactly what they want done, rather than just asking for 'an extension' to be built.

Having some architect-drawn plans has the advantage of second set of eyes looking at the ways of achieving the required outcome, and a reference point so both client and builder know what the required outcome looks like.

As FaceHead suggests, saving some money within the total budget isn't best achieved by missing out the design stage. There's a high probability of that saving being wiped out by increased costs later.

thegreenone

Someone we know wanted a big extension on their house.  They asked a friendly 'Autocad guy' at work to do the plans. My SE husband was asked (and paid) to do the Building Regs.  Unfortunately, the roof, the stairs and other aspects didn't work.  My husband then had to redraw a new set of plans plus the BRegs, which meant a winner for my husband, but months behind.  

Please do lots of research and as others have said, make sure you find someone who understands what you want and whether it will work.

mcc28_x

Thank you all for your thoughts and advice, much appreciated. We have contacted a few architects and will see what thy have to say!