Finally, finally decided to extend... but I've now realised I have no idea where to start! Help!

[ImpOfThePerverse]

I really don't want to look like a total clueless fool in front of builders so please help with a few (probably idiotic) questions.

Extension is going to be to the side of the house, 3.5x4m(ish) 2 storeys, knocking kitchen wall out to make kitchen/diner downstairs. Extra bedroom upstairs, access from current hallway but will need to knock through for door. Bathroom window, currently on the side of the house, will need to be moved to the back of the house. All fairly straightforward in theory.

Does it sound like we need an architect or will a builder be able to do the drawings for planning permission? If we do need an architect do we find them first or the builder first?

What order do things happen in and how long does it all take? Getting drawings done? Getting planning? Building the new structure? Ripping out and replacing current kitchen? We've got the option of moving out for 3 weeks in June (housesitting locally), is it realistic to aim for a June build and will 3 weeks be long enough to do all the messy interior stuff?

Please help me look like I sort of know what I'm talking about!

Sorry no help but watching with interest. We are at same stage. Know what we want, but not sure we can afford it. First builder gave us a quote which included £3k for him supplying drawings, but it was v unclear what he had in mind appearance wise, and £3k seemed steep to me. A second builder wouldn't quote unless we had drawings, but I don't want tp pay for drawings of something that I find I can't afford!

So, hope your plea finds someone who can help us both!

I'm googling at the same time as asking on here and it appears anywhere between a few hundred and several thousand is possible for an architect - 3k should probably include project management fees as well as drawings, I think. Apparently some architects will do feasibility drawings for free. I'm not sure this helps if you might not need an architect at all.

I've had fun with this website looking at some of the options. Although I've realised I still don't even know how many plug sockets we need, aargh!

Lurk

Can't help, because I have all the same questions as you

Ooh, bang goes my early night Imp! Do you think you could actually get those sort of prices? We want to do a double garage conversion as part of our project and on the website it is less than half the price of the quote we've had!

I've not got as far as trying them in real life so it may not be possible, I really hope ours doesn't turn out to be twice the price that website makes it as that would be our budget totally blown! We're hoping for under 40k and ours came out as 34k on there, but it didn't allow for any of the extras like moving windows or the boiler (which we probably need to do) so we could easily be spending an extra 6k on complications.

One more stupid question in case we ever get anyone with knowledge or experience. What happens with the money? Whenever I've mortgaged before it's gone straight to solicitors and they've dealt with it. If we mortgage for 40k does that just go straight into my bank account? Am I better off using a 0% credit card to pay as much as possible at the start and then mortgaging later to pay that off? Is that possible?

Even if we're not getting any answers it really helps to know other people are in the same place. At least we can support each other even if we've all got the same questions!

When we did ours we spoke to a recommended architect first. Then once we'd established how much he would charge and what he would do, we got him to draw up the plans. He was very helpful and knew about the planning permission side of things too. I think he sorted that out aswell, can't quite remember, was 3 years ago.

Once you've got plans then you get quotes from builders before deciding to proceed.

If you know what you want to do then you could look for a technical drawer. They can do all the plans you need, submit for planning permission (if needed) and building control. We used one for our large 2 storey extension and house re-modelling and paid well under 1K for everything iirc.

Right! What you need to do is go to your local planning dept at the council. Talk through the plans you have and they will give you some advice around whether you'll need planning or building regs/permitted development. They will also advise you with regards to what type of drawings they require. For example, many councils require plans for the whole house even if the work you are doing is only in the loft.

You then need to get an architect/technical drawer to come to your home and quote you a price for drawings. You can either get them to sort out the council process stuff, which will cost more or do it yourself. Many builders will have an architect that they work with or recommend.

Really though you are just creating a basic layout that needs to comply with H&S regs/fire regs and is workable, i.e you don't have a door that cannot open for example. However, once you employ a builder you can decide on the finer points of the job as you go along such as placement of a shower.

Our council has a 2 week turnaround on permitted development, but planning can take longer as they will need to consult neighbours. You'll be surprised how much you can get done under permitted development though. Obviously you'll need to pay for drawings to be done. I'd go for a builder/arcitect that work in tandem given you want to get started in June.

HTH

Imp - how funny! I have exactly that amount sitting in my bank account. We re-mortgaged and they just paid off the old lender, then put the balance in my account. I'm hoping to get building work (garage conversion, build new utility to link house to garage) AND new kitchen for 35k...

I sketched what I wanted and got a technical drawings firm to turn my doodles into planning drawings and do all the forms for me

the planning portal of your council has lots of info
and look at what nearby houses have had done - on their planning apps

budget around £1800 a square metre of floor space (two stories, two floors) from start to finish
get written quotes (not estimates) for all work

and be prepared for a mess

Thank you for all the responses , I must have caught the right time of day this time!

Next stop the council on Mon. I'm pretty certain we won't be PD because we're trying to build on the side not the back, it will be on the footprint of existing outbuildings though so I guess it's worth asking.

I'm rapidly going from excited to nervous.`

I've scared myself a bit now looking at all the planning applications which have been turned down locally. I thought planning would just be a bit of a formality as there are some really enormous, strange and ugly add-ons round here, which make it look like anything is allowed, but it appears that quite a few have been turned down. Huge and overbearing is the most common reason for refusal but I'm worried we're going to fail on too close to neighbouring property - handbook doesn't say what distance constitutes close, just that it can't be 'too close'.

We extended our bungalow last year at the back, making a new living room and loft bedroom above. Choose an architect/draughtsman who will draw up plans for your approval. Go through these very carefully making sure all the rooms work to your proposed living arrangements. Make sure you have enough windows/velux windows at this stage because you will have to go back to planning if you decide further along the line you need more. Cost to get this far for us was £600. Draughtsman then submits the plans to the council, more cost...... about £300 this time. Planning do a site visit to talk through plans and it takes about 8 weeks to get a decision.

I do advise you to talk to your neighbours about your plans since we did this and it went down well with planning, also they will be formally informed by letter of your proposals so best to put them in the picture now.

Building control then get involved as they have to inspect any work done to their satisfaction and you pay up front for that...... another £300 or so.

We had three quotes for building work, local tradesman since they wouldn't have to come far therefore savings on petrol etc. Choose someone who you feel comfortable with as well as a good price. Do expect a few arguments/differences of opinion along the way, some days you will wonder why the hell you bothered lol! Our extension was up in 7 weeks and then the builders left as we took over from them as arranged to finish off. 6 months later the living room is finished and the bedroom will be done this year. I'm really glad we took the plunge.

Good luck keep us posted!

3K? Is that just for providing drawings? Seems way overpriced. I would charge less than half of this to survey, provide existing and proposed drawings, submit to the planning authority, include the submission fee and cost for a map.

I recommend getting at least 3 quotes from draughtsmen/builders etc and it may not necessarily be the cheapest one you go for - after all you need to strike up a working relationship with them. Better still get some recommendations of any neighbours that have had similar work done.

Try this website for your local practices:

Find an Architect

She / he can provide inspiration and ideas to ensure what you need is achieved including advice on colours, kitchen layout, Party Wall agreements and a host of other matters above and beyond the drawings.

It often happens that, once the client's aims have been thoroughly explored and discussed, other solutions emerge and their initial ideas may be completely changed.

In addition to the design, a local practice will know the best builders and other tradesmen.

I usually allow an hour's free discussion on site with a potential client to explore (in outline) their aspirations and then offer initial advice on what may be possible so ask for this when you ring them (although after doing this I have in the past actually talked myself of projects).

:(

I hadn't forgotten this thread, thank you to everyone who has contributed with their expertise.

I've been trying to discuss the ideas with our local planning person and we've both spent a lot of time just catching each other's answerphones. He's going to come and do a site visit but there's a good chance we'll only be allowed 1 storey. Depending on the outcome of this we'll have to decide if it's going to be worth proceeding or whether we should just give up and move house.