Kitchen possibilities - tell me what to do.

[StiffyByng]

We've just moved in. We have a kitchen that's a decent size - about 15ft square. We also have a side return that's been done fairly nicely but cheaply, so the wall has been left in place and a glass roof put in on the side return. It's nice but the side return area is narrow and not a brilliant eating space.

Question 1 - what do people reckon it might cost to get the wall knocked down, RSJ in place, etc.?

Question 2 - would we have enough space for an island to house the sink and dishwasher currently against the wall?

Question 3 - no building regs offered for the side return when we bought but the work is definitely over six years old. Would we sail into trouble trying to do work on it?

Saw you had had no replies so thought i would try to help!

1. It very much depends on the size of opening, it's level relative to the floor over and direction of joists etc. Obviously a "hole in a wall" is cheaper than removing the lot. I imagine the cheapest possible would be about 1000 for a load bearing wall.

1. 15ft sounds a little tight depending on door positions if you lose 2ft for main top and 4ft for the island? Presumably this works better with no wall? Also you would need to check that you could easily get the water and drains to the island?

1. There is no time limit on br. Think it is 7 years for planning but this might be permitted dev anyway? If you open the wall into it you will have to upgrade it to br. Call building control at your local council and ask for the officer who covers your area. They can give you outline advice.

Good luck