Help starting out with extension!

happymummy24-7

Hi everyone,
I am hoping i can tap into everyones knowledge or experiance of building an extension to our house.
We are at the very beginning,about to-hopefully-do a double extension to our 3 bed semi and im absoulutly terrifeid!! I have been left in charge of the research of builders ect while hubby has decided his role is working to pay for it!
I would really love some help from the fourm as its always helped me before-i wont do anything,even the weekly shop,without checking out this website first to make sure im getting the best deal,lol.
Ideally i would like a list of stages and points eg find an architect first,any recommedations and idea of costs ect.
I am not in the best position of actually knowing any local builders (northdown/ards area) and no-one i know does either.....so its over to you guys and your wealth of info!!
Many thanks for reading and any advice.Laura:D

dmxdave

Hi Laura, good luck with your project!
Have you seen any similar projects in your area? If so speak to the people and ask them for advice, you may not need an architect depending on the requirements but you will need planning permission and liaise with building control.

Do you still have any contacts in Ray Grahams that could recommend a builder?

One of my mates has been looking after a few extensions etc. in Bangor and he could probably give better advice than me as he has been through the whole planning thing a couple of times in the past year, He is away for the weekend so it will be Tuesday before I see him but he is a regular on here (Milko) so he may see this first!

happymummy24-7

thanks Dave,will be waiting for milko!!
No real contacts from ray grahams,not having much luck with local work either for one reason or another as they seem really really busy and our job might be abit small!!?
Anyway hoping to pick your brains further and others too! I would rather approach a recommended architect than bullseye out of the paper,but as you say we might not even need one-how do i find that out!?
Thanks for the reply.Laura

Milko

You have a PM

happymummy24-7

Thanks Milko,have pm'd you back,thanks for the advice.......will probably plague you for the next year now,lol.

takoo

Hi Laura

If you are going to project manage I suggest the following as a starting line:

• work out a timetable coming back from estimated completion
• work out how much you have available to spend - will you need a mortgage etc
• decide on what you want in the extension - bedroom, bathroom, games room etc
• go to the planning department and get any leaflets on their systems
• go to the building control and do same
• read the leaflets and take notes
• get a few books from library on building extensions, self-build (which you won't be doing but they are usually readable
• read books and build up expertise on topics.
• think about water and energy management systems (go to Ideal Home Exhibition or similar in your area
• later, estimate roughly 1) the value of the house with extension 2) the value as now and 3) the cost of works - this should tell you roughly how much money you need and whether itis financially worthwhile

Once you have some confidence in the jargon of building, planning and building control, finance etc, you can carry on...

Good luck

takoo

esson1

Is Milko's advice a secret or can we all benefit from it ?

takoo

Hi Laura
Back again with more detail:

Development of extensions and other projects
Works (does not need planning permision
· Which are not development
· Which are not subject to article 4 direction
· Repairs and maintenance
· Highway cross-overs
· Planning permission is not needed
· Inform neighbours as a matter of courtesy
Development (needs planning permission)
· Material change of use
· Building etc operations
· Demolition
· Conversion to two or more dwellings
· Formal certificate of ownership
· Notices to inform neighbours and others
· Council will seek comment from neighbours (objections may arise)
· Restrictive covenants may prevent or restrict proposals
· Useful to consult neighbours and take on board their concerns at planning and design stage
Access
· for repair and maintenance

· for development
· For complex or long term works may be best to seek an access agreement (see Chapter 4)
· Access order does not apply to development works but might include some improvements
· Would therefore need neighbour’s agreement – formal probably essential
Party walls
· Work to or near a party wall needs to accord with the Party Wall etc Act 1996
· Demolition or other works may adversely affect a party wall –liability to repair etc may arise
Demolition
· May require planning permission (see above)
· Party wall impact – see above
· Active cables, pipes and drains etc servicing a neighbour need care (see below)
Cables, pipes and drains etc
· Development including demolition may affect a neighbour’s active electricity, gas and other services
· Notifications, alternative supplies and like may need to be provided to the neighbours property
· A neighbour may make a claim for loss or damage
Easements
· Generally inviolate unless agreement reached with neighbour
· Seek agreement to potential disturbance to rights of way and other easements
· Ensure all neighbour’s easements are respected and alternatives made available or compensation paid
· If beached expect court action with possible injunction and/or damages and costs
Health and safety
· Health and Safety etc Act 1974
· Employer has a duty of care to employees and to others
Nuisance
· Noise, dust burning of rubbish
· Keep neighbours informed of works likely to cause potential nuisance
· Consider sympathetically any reasonable requests, eg a baby’s or night worker’s daytime sleep
· Watch for restrictive covenants, eg no bonfires near a neighbour’s thatched house
Restrictive covenants
· To ignore a neighbour’s dominant right may have potential to block or delay the project
· Insure where person who benefits cannot be identified
· If possible buy out those who benefit
· Seek modification or discharge
Right to light
· Ensure neighbours’ rights to light are safeguarded at the design
Security and privacy
· Ensure neighbour’s security and privacy is not disturbed or minimised
· Ensure contractor’s fencing, storage areas and like do not trespass on to a neighbour’s land – unless authorised by your neighbour in writing
Weatherproofing
· Where a neighbour’s wall or aperture is exposed by demolition or works ensure weatherproofing


Bit more homework

Takoo

Milko

esson1 wrote: »

Is Milko's advice a secret or can we all benefit from it ?

No secret, just didn't want to be seen as advertising or giving out personal details on a public domain, so here's the bones of my PM...

Firstly, it's a common misconception that you need an architect. You could actually draw the plans yourself (I'm an interior designer & have done 5 planning apps in the last 12 months). Where you do need to be careful is with buidling control and making sure than everything conforms to current regs etc... it's here where an architect or associated professional can be a great advantage. When I get snowed under or out of my own comfort zone I use a local guy in Bangor (**** ****). Whilst he can be difficult to get hold off, you will get a very good price). An Architect is likely to want at least 10% of the project cost which could be around £2k-5k or a fixed fee dependant on project size. The guy I know generally comes in at £5-600 after I've drawn the plans for him. Not sure how much he'd want for doing the whole thing but expect around £8-900.

As for local builders to do the job, I'm using a guy from ***** at the minute on a major house refurb in ******. He's a very busy but very good builder ... his downside is that as he's soo busy, he can be quite slow. The upside is that he'll work for a fixed "labour" fee and then you simply set up a cash account at your local builders merchants (***** ***** etc...) this has saved me over £18,000 so far on the job in *****. I am fortunate however that I don't need the job finished by any particular deadline (the other builders who tendered for me said it'd take 4-5 months, my builder said he'd also do it in this time but we're now on month 9 albeit we'll be finished in 2 weeks). So basically you need to weigh up money saving versus time to complete. I can forward you on his details if you're interested. I can also provide details of other builders if need be but I can't comment on their workmanship.

I hope this satisfies any curiousity.

All necessary info can be found here http://www.planningni.gov.uk/

esson1

Thanks Milko

Polly

This is a great thread! We are busting at the seams and a year ago decided on an extension but it seemed nearly impossible to get an architect who was even interested in quoting. So many major building projects going on that work was plentiful for them. Perhaps the downturn in the property market has changed things somewhat but I wouldn't have considered 'doing it ourselves'. The above was very inspiring so who knows!! :rolleyes: