A guide to getting a 2 storey extension...for dummies...please :)

[Katekate77]

Any advice from all you builders out there would be greatly appreciated... Or ladies if you could nudge your builder hubbies...Or anyone who has extended their homes recently!?

My DH, twin DD's and I live in quite an old house in the middle of a village, with lots of garden all around the house (I'm thinking planning permission will be fine....but I'm probably wrong). No, we don't even have planning permission yet!

So we're thinking of extending 1 up 1 down off the side of our house, making the house into an L-shape which would be an extra bedroom upstairs and an extra (playroom) living area downstairs. There wouldn't be any extra bathroom, or moving of bathroom plumbing involved but we think the roof situation will bump the cost up- it is sloped slightly upstairs due to it being a little cottage.

I'm not asking for quotes, unless their is a general "rule of thumb" per square meter?, but I would like to know the best way to go about it without having our arms completely torn off :) We don't know where to start or have the faintest idea how much it will cost!!

My DH (who is watching the football) said "google it" but I think Mumsnet is the place!

Thanks in advance.

If the extension is to the rear ( and you are sure the house is set up so the rear now, is the original rear- some old cottages change with newer roads making the front the back and the back the front !) ) then, if it doesn't interrupt sight lines and is in keeping with the original home - it's possible that planning could be approved ... Maybe book a chat with a local architect or technician you can guide you further - because all builds are different - you possibly won't get a ball park figure without someone coming over to see the situation and size you are contemplating....

I am a dummy! I read your thread title and thought 'wow you have a lot of dummies'!

Our house was extended on the side with increased kitchen area and a bedroom upstairs measuring 8'5 by 12'. The planners were particular about the front view from the road being maintained so all side extensions here have to be set back from the front elevation. It is a slightly curved road so you cannot see the side extension until right up to the house, so cleverly done. We put the driveway in front of it too so it is not obvious. Ours is built up the within one foot of the boundary and some planners will not allow this. No windows are on the side facing the neighbour as this would breach planning regs. The roof line was altered to add another apex across to the extension and the whole roof was re-tiled so it all blended in. The loft area above the extension is very low. The rear wall was just extended along to include the new section and the bricks were feathered in to help blend old and new. All bricks, windows, tiles etc need to match existing. Costly things were roof and groundwork. Our groundwork included building over existing drains so needed support to the walls to stop them collapsing the drains below.
Depending where you are located, the council may offer a pre-planning discussion/consultation service on what would be acceptable. Also look at neighbouring extensions for ideas. If the council has planning portal then you can check on current and archived planning applications for acceptance or dismissal including letters stating conditions/reasons for decisions.

You can probably get the council planning officer to visit - we paid £35. They will give you a good idea of what may be acceptable.
As far as costs go, once you have a rough idea of size and fittings you should be able to persuade a couple of builders to come and give you an idea of costs.
Dont employ architects until you are very sure of whats possible.

You can do a two story extension without planning permission (under permitted development) depending on how close your next neighbour is and your rear wall). If you do need to go for planning, your architect will need to ensure that the design doesn't unreasonably reduce the amenity of anyone else (particularly light) as a minimum. However, its probably worth looking on the planning portal to see if anything similar to what you have in mind has recently been approved-- even though planning rules are largely national, some local authorities are more open to certain changes than others.

If you can do it under permitted development you also need to make sure that the house hasn't already been extended since the 1940s.

Rough cost is 1,500 psm of added space for the building work only. Add roughly 10% for fees. On top of this is any new fixtures you need (kitchen windows / doors / flooring etc).

Good luck.

Thanks for your advice everyone

The house was built in 1772 and has been extended before, not by us, but in the last decade I think. We don't have any conservation orders in place on the house (I don't think) but there is on an oak tree at the very bottom of the garden! Won't be any where near it though.

There are no houses surrounding us as we are off road and our garden is quite big, beyond that is a park and football pitch and things. We'll ask the council to come and take a look just to be sure though.

Thank you all!