Would we be mad to do this? Long but want to give thorough picture.

[time4chocolate]

We cannot afford to move up the next step on property ladder in area where we are currently living and we like.

Current house had a large side access and some years ago we had a single storey side extension built up to boundary (8ft x 19ft) to create playroom which has been great while children were very small however our needs are now slightly different and playroom has turned into more of a family room/dining area so what we currently have is reasonable sized lounge, kitchen breakfast room and family room.

When DP and I were going through what we would look for in our ideal forever house, he would like a garage and I would like a downstairs cloakroom/utility area in addition to what we already have but, we cannot afford to buy a new house with these two extras.

I am now getting to my current dilemma:

1. we have a reasonable sized garden which could accommodate a single storey extension for a utility/cloakroom (but obviously no garage for DP) and on paper this would be the most straightforward and possibly cost effective option, however, in our family we dont do straightforward - we have no side access at all for digging foundations and with the best will in the world there is no way a small digger is going to squeeze through the front door never mind any cement work/timber/strange men etc !! Who would be mad enough to do that.

Option 2) Do we change our existing family room on the side to a garage with cloakroom/utility sectioned off at the rear (fairly straightforward) but lose the family room? But by changing family room to garage the front wall of existing extension could be taken out (subsequently replaced with garage door) and giving builder access to rear to then build a rear extension/conservatory to replace the existing family room that was on the side.

Option 3) Do I just give up on the whole thing and stick with what we have got? Have spent several days thinking about this and think my head might explode so option 3 is my favourite at the moment

Please give your thoughts/suggestions as have a set budget and cannot afford to pick the wrong option - it may be i have I spent too long in the sun??

Ok - have read it all - and am thinking about a good response !! Back in a bit !! :-)

Ok - off the wall - out of the box answer -
Does your husband want a garage for a bit of 'man space ' as if this is the case you could always make him a fantastic shed / man cave in the back garden- - would need to come in through the house - bad I know - but not as intrusive as an extension - not as dear either - and foundations for some sheds can be on corner stone type pads and therefore dig-gable with a spade . Then section off a cloakroom/ utility at the end of the family room like you suggested in option 2 (without the garage bit)

Ok it's not exactly what he asked for - but I'm hoping that it's what he's craving at heart ?!?!what do you think ?!? :-)

Thanks Wookie I appreciate that and yes, I am suspecting its more for "man cave" rather than a deep seated desire to have a garage to put a car in!!! however I haven't delved any deeper into his reasons for garage at the mo.

I also need to consider from a selling on point of view as we live on a busy road so would like to make it as sellable as possible to try and compensate for this.

Ok, gut reaction, you can get a "doorway" digger, we had one but admittedly it came round the side of the house rather than through the front door but it is doable. Sadly any materials and cement then has to come through your house.

My builder has done this on other jobs and does tell the customer that there is no way he can not be messy but they will clean up as best they can, protective flooring goes down but the walls suffer.

Personally I think you would be mad to lose the family space, I have a converted double garage that is a playroom for my boys but I would never dream of converting it back to a garage. Not even one half of it.

So like TheWookiesWife I say section off the back of the family room to create the cloakroom and utility room. Think about the water supply and waste; where is the water coming from and where will it need to go to.

The family room clearly is a space for everyone, you would have to be very generous to then hand this space over to your DH and then everyone is in the lounge and the dining kitchen is the only dining space.

Cranes can lift things including diggers over your house! Adds to the cost but would achieve utility plus shed.

Personally option 2 sounds good to me if you have the money and enough garden to sacrifice some for the rear extension.

I wouldn't sacrifice a family room for a garage. If I had a garage I'd convert it to a room, not the other way around!

If you have nice neighbours they might let you access the back through their garden? Then you could build a utility room-cloakroom. Or you could pay them for access?

I'd be tempted to stick with what you have and save like crazy so you can move in 18 months.

I do zany things when it comes to property development - I would probably have a steel supported second floor added on top of current family room and turn downstairs into garage again and use upstairs as a kids space and/ or build a lovely older- kids-style ' playhouse somewhere in the large garden

Besides, an 8ft wide family room is not really going to be much use for a lot of activities in the future. I think that the whole imported Antipodean concept of family room implies loads of space and light - I am not getting the impression it is like that?

Hi Everyone - thanks for all your input much appreciated but I have now veered off on a slightly different tack.

Redandblacks - I am having a spooky moment and wondered if you were my hubby in disguise!! This is just what we were talking about yesterday evening and is favourite option now as I think less hassle and as long as planning were ok with raising roof height (foundations will take a second floor) then could definately be a goer to make an addition shower room/wc plus additional room/den. We can then decide what we do with the existing family room later on, either section off a part of it and have a utility room and study or utility room & garage. It is reassuring that you have also suggested something very similar. Thanks.

What about a wooden extention at the back? hand dig strip foundations, timber frame and clad with cedar/larch. Less mess, cheaper and quicker to erect and look fab. They are all the rage where I live. This could be for anything - family room, utility, man room.

Laughterlover - that sounds rather interesting and I can feel another afternoon wasted paying Mr Google a visit!

Welcome. Be wary of the wood clad extensions, they are all the rage atm but I see them as dated a few years down the line (unless you live in Scandinavia or Germany or in a Theme Park).

depends where you live redandblacks. Where we live woodclad houses are quite traditional. Depends how it is done.