Advice on what to do - want to extend room by knocking down the chimney breast

jaffacat_2

Hi,

Having never done any building work (or had it done for me)i am looking for some advice on the best way to go about this:

Our house has been on the market but hasnt sold so we are thinking of pulling it off the market & undertaking some work to extend our 2nd room from a single to a double.

There is part of the wall which I believe is a chimney breast stickiing out and either side are cupboards (1 is a fitted wardrobe, the other used to house the old water tank before we had a combi boiler fitted) I want to knock out the two cupboards and the wall to add a further 1foot plus to the width of the room.

I would also need the radiator moving to the new wall.

What do I need to do to get this underway?

I spoke to a local builder who said it could be done but I need to speak to building control - spoke to them, they said I could do the Full Plans or Building Notice (the later not requiring plans and not having to getting them agreed) both cost the same & both provide the final sign off letter. Which is the best route, the Building Notice seems the better option as I wouldnt have to get an architect in to draw up plans and wouldnt have to wait the 8 wks for sign off however not having to do this before I dont no the pros/cons of both of these?

I assume if the builder is happy to undertake this work without the plans then the Building Notice is satisfactory.

We will sell the house in a few years time and this will add some value to it but also mean we get to use this as a bedroom with the extra space in the meanwhile.

Anyone with any suggestions of what to do would be gratefully received. Also any experiences would help.

Sorry it is such a long email

Thanks in advance Lisa

woodbutcher_2

If it were me i would go down the building notice route,but then i am a builder.You need to tell them 48 hrs before you start but be aware that once you have the wall knocked out,the BCO will almost certainly tell you that you need stuctural calculations doing to determine the size of beam/beams you need to put in.These calcs are expensive but vital and they won't pass them off without them.Also,if there is a chimney breat involved,the rest of this needs to be supported so it is not literally hanging in the air so to speak.

I think that there are box beams available by the likes of Catnic that come already calculated and can be used in most situations.This may be an option.

marybishop

If the chimney breast is on a party wall you will need to comply with the Party Wall Act if you are inserting beams into the party wall. Have a look at www.rics.org where there is info on Party Walls and when you have to serve notice on neighbours.

rdpro

as a side note, the radiator is better situated under the window for improved convection.

jaffacat_2

Thank you for your responses, it gives me a steer of what to do next. Going to call my builder again and discuss with him I think you are right better to get the plans drawn up so that hte builder knows what he is actually doiing and BCO cant stop us doing any work 1/2 way through. The only cost difference is the plans so going to see if the builder knows someone that does this if not I will ask the BCO if they recommend any

Thanks also for info on the party wall agreement, will be looking into this.

Certainly alot to think about but would be worth it.

Many thanks for your time

Lisa

woodbutcher_2

If you do a building notice you will not need plans,just calculations.Any builder worth his salt will be able to do this without plans.I've done loads of them.