Extension advice (merged threads)

silverbirch_3

We are considering a 2 storey extension to our house to give us 2 extra bedrooms plus a large kitchen/dining room but haven't a clue where to start. Do we need to get plans drawn up then apply for planning permission or do we just call in builders for quotes and let them deal with plans, permission etc. Never done anything like this before so don't know which way to turn.

Also whats the best way to find a reputable builder, don't want any cowboys want a quality job with minimum mess and distruption.

I'm getting stressed just thinking about it, i don't want to make any expensive mistakes.

NOWSE

Before you start I'd recommend that you contact your local planning department to see if what you have in mind is likely to find favour with them.

When we decided to extend a year ago we didn't do this and have lived to regret it.What we did is contact a builder who brought along an architect and neither could see any possible problems in obtaining planning permission for our extension above our double garage. How wrong they were. The planners decided that our proposed extension was too big. We employed a planning consultant to argue our case without success. As a result we have had to reduce the size of our extension, which has ended up costing us more to have built (don't ask!), the planning process took four months longer than anticipated and cost us hundreds of pounds more in fees. Plus the stress!

Good luck.

adr0ck

see link for planning advice

https://www.planning-applications.co.uk

silverbirch_3

This is just the sort of thing i'm worried about, I'm not sure there is such a thing as a stress free extension but thats what i'm hoping for. Thanks for the link as well, lots of useful info there. Whats the best way of finding a reputable builder. There are several properties in my area that have had similar work done, and i'm thinking about knocking on there doors and asking if they would recommend there builder.

Helen_from_yorkshire

I would strongly recommend you take Nowse's advice but, if houses in your street (particularly on your side of the street) have had an extension built on their property similar to the one you want for your own home, then a precedent has been set and it is more likely you will also be granted planning permission for your own property.

vansboy

Have you any hair currently?

Want to keep it???

DON'T EXTEND!!!!

Seriously, though we did this
http://www.connells.co.uk/morephotos1.asp?p=pictures//056/0562001861.JPG

& it's taken longer & cost more than it should, but has increased value of the house by more than it cost to do - this is something you need to talk to local estate agents about. It's not so clever spending £30k to increase only £20k!

& also, as everyone will tell you, there is lots n lots n lots dirt n dust - even if you've the best builders in the world, you'll have it everywhere. This of course, means the rest of the house will need re decorating after buildings finished.

When you get plans drawn up, double n triple check EVERYTHING!! Think of cupboard doors opening into walkways, or people getting past an appliance, or the way natural light moves around the house now - so it's not too dark in the new bit, 'cos the planners shifted a window....

I'll shut up now!!

VB

BigAde

Don't get me started on extensions... I could be here all night.

Don't want to put you off, but to save yourself a lot of time and effort make sure you do your homework first.

To start you off, head down the planning office with a rough idea of what you have in mind, have a chat with a planning officer (may need to book) and pick up a copy of the free booklet "Planning -a guide for householders" (or something like that). Depending on the extension size and your area, you may not even need planning permission, it may be possible under permitted development rights. There's one or two good books on home extensions too... the one I liked best is "home extensions" by Paul Hymers. Pop into a good bookshop and have a flick through some of the titles on offer.

The very best of luck.

lush_walrus

There is no easy way to build an extension, as it is something that wont be reversed (most of the time) planners are very careful with what is let through, in relation to mass, style, and effect on others.

As all have said so far, check with planning before going any further. Generally in the mornings there is a duty planning officer available to discuss things, if possible ask them to make a site visit, although some areas are too busy to contemplate doing this until an application is made. When you do talk to the duty planning officer, ask if there have been any simular applicatins made in your street (presuming that there are some houses simular to yours) and whether permission was granted.

Have a look in your road, have any other houses been extended to such a degree, if there are it will help your case.

Look honestly at the space available and imagine the extension you are planning in that space, would it make your house look disproportionate in relation to the space available?

Talk to your neighbours, sound them out as to whether they would have any objections. Planners will take notice of any objections they receive from your neighbours so its worth finding out how they feel.

Will your extension block any light from the neighbouring property? check for any windows on yr neighbours facade and if your extension goes out further than their house the windows on the rear too, if there are windows on the side and your extension comes close then it will not be permitted. Same with the rear, if it is likely to have any adverse effect on their light.

Once you have sounded out the planners, get an architect. If the planners were negative in a minor way, dont panic a good architect will be able to negotiate and put forward a good case for your extension and design it in a way to enable you to get the maximum space and please the planners.

Ask the architect to take you just up to applying for planning, the fee for that will vary according to where in the country you are probably, but architects are regulated in accordance with fees by RIBA so most will charge a simular amount.

Then when you get permission find a good contractor on recommendation, if you cant then ask them for references and addresses for where locally they have carried out work and go and have a look and try to talk to the home owners.

Most important is to get 3 quotes and let the contractors know that you are interviewing 3 contractors and then they will submit a fairer price than if they think they are near enough a dead cert. The more information you can give them about your extension the less surprise costs there will be, so work out what construction you will want, ie: brick externally to match existing, cavity construction, block or brick internally etc etc. And get them to sign a contract, RIBA produce a householder contract which is very simple to fill and can be filled by you rather than a professional this will formalise the contractors appointment and help to ensure that the contractors do not keep charging and charging and are contracted to finish the job and not disappear half way through.

If you are building on top of an existing structure you will need to have trial pits dug to ensure that the existing foundations are deep enough to take the structure, and may need to get an engineer on board.

You will also need to get Building Control involved, if you have chosen to carry out the works with just a contractor rahter than keep the architect on board, then the contractor can apply on your behalf under Building Notice, rather than Full Plans (difference being that Building Notice is carried out while the project is on site, where as Full plans permission is granted against detailed drawings and a report drawn up generally by an architect prior to works starting) let the contractor know when they price up the job that they will be required to carry this out and ask them when they do submit their prices to provide a full breakdown of costs.

Hope that helps! Good luck

silverbirch_3

Our house and the neighbouring house across the driveway are the only houses in the street with available land at the side, all the others are closer together with just a walkway inbetween but ours has a very wide driveway up the side. The next door neighbour has a standalone garage built on his. I do wonder why we have this extra land and wonder if there is some reason why it can't be built on which would explain why they were built this way originally. There are alot of similar extensions in the streets surrounding our house though and as it wouldn't cause any problems with blocking light don't think they would object. The neighbours kitchen window faces our house but as his garage is inbetween it won't effect him at all. What we have in mind will nearly double the size of the house though although we will be removing the old coal cupboard/shed/toilet from the garden after (currently been used as laundry room as current kitchen isn't big enough for washing machine) so will end up with a larger garden area instead of less as all the building work will be to the side, on the driveway.

black-saturn

I want to have an extension built on my house. It is a standard Victorian terraced house with the kitchen at the back and I would like another room built on top of the kitchen. Could anyone give me a rough idea of how much this would cost? I'm going to finance it entirely from savings and not pay for anything at all by credit card so I would like to know so I have a rough idea how much I will need to save before I get a builder in for an estimate.

Also is there such a thing as an online quote site for extensions?

NOWSE

silverbirch wrote:

What we have in mind will nearly double the size of the house

If this is the case then I'd certainly have a chat with your planning office first. As I mentioned earlier in this thread, we had trouble getting our plans passed. This was because our original plan was kicked out as the size our extension was considered "disproportionate" to the original house. Our extension would have been approx 70% of the size of the original building, not the 100% that you have in mind. Unfortunately the planning officer was not able to give me a figure that he considered proportionate, even though I was able to show him plans recently passed (by other officers) that represented a much larger extension in relation to the original structure.

It seems to me as though planning is far from a science and is too dependent on the whims of individual planning officers.