Extension - clueless!

[ASmidgeofMidge]

We're struggling for space in our 3-bedroom semi, and are torn between moving to obtain it, or extending. Neither dh nor I have any knowledge or experience of big projects like extensions, what's possible in our current property, or the cost. I'm thinking that we probably need to get some estimates/quotes and / or have a discussion with an architect or builder so we can formulate what to do next. Does this sound like the right first step?
Just to add that on the estate where we live, we're in the minority by not having an extension, so I assume planning permission won't be an issue (although we'd obv do all the necessary with the council before going ahead)

Don't know but could be in a similar situation so watching with interest.

I think you may need to get a few builders in, get quotes etc. But wrt planning permission, architects etc I have no idea.

Get an architect in first. Builders don't tend to look at stuff you don't have plans for and won't be able to quote accurately. They will do plan which can be submitted for approval. Then they do building regs/construction drawings at which point you can get quote from a structural engineer if needed (for rsj). When these are done and approved you can get builders to quote.

Architect will tell you if they think it needs planning permission but you can check on government planning portal for rules. Still should submit for permission as good to have the letter saying it isn't needed.

Do you want a similar extension to any of the ones near you? Can you not just ask for one the same without having to get your own [plans drawn up? This is a genuine question as I know the extension we are going to want is identical to the one next door except theirs has a garage door on it and ours would just be rooms (theirs was originally rooms then converted to a garage later on).

We are early in the process of extending our 3 bed semi at the moment. Just awaiting buildings regs drawings from the architect to give to the builder to price up. I asked a builder who has done work for us previously to give me a rough idea of cost-he said £1.4k per sqm. The architect came recommended by the builder, but he did say that we could push for a slight cost reduction as he knew other builders that would do it to as high a standard for slightly less. Basically he wanted us to make sure we get everything we need within our budget.

No planning permission was required as it is all under permitted development (3 metres out all away across the back, and 1 metre out from the side). We need to submit the building regs drawings to the council as well as some other paperwork and apparently that takes about 6 weeks where we live. In theory (ha!) building work can start after that. The architect is also drawing up a party wall agreement for our neighbours, as our lovely neighbours who we get on very well with will be moving literally a week after we submit everything to the council-want to avoid any potential problems.

Ok, thanks all. So it sounds like architect is first step. crapbag, prob is that we're not sure what we want - we've seen some extensions that we like, but at this stage we simply want a conversation about what's possible, and a very ballpark idea of cost and time it would take. Which leads me on to my next q - would an architect be willing to come to us and discuss this type of thing on an informal no-obligation basis? Obvs wouldn't be expecting plans drawn or anything - issue we've got is that if the cost is hideous or what we want v difficult, we may still opt to move iykwim

I think I've read on here that using a draughtmans is vastly cheaper than an architect.
Esp if your extension is fairly standard

This is a good place to start.
www.planningportal.gov.uk/permission/

Become familiar with what you can do within permitted build, ie without planning permission.

Even without planning permission you will need building Regulations approval.
They are totally different things but may be managed under the same department within your local council.

You do not necessarily need an architect and it may be best to contact builders first - especially to have an idea of what is possible within budget.

If you want a cheap and simple flat roof "box" on the back you do not need any professional drawings.

On a project which we are just completing now the we (the builder) designed the extension with the clients (we sketch we are not architects). We employed an architect to do drawings to submit for Planning Permission and Building Regs. So the client only dealt with my colleague and not the architect, the council and the numerous tradesmen involved.

A builder will design a box and an architect will consider space and how you use it. There is a big difference and a price difference too. Don't have a flat roof - please!!! Consider what will actually enhance your house and how you live in it. How will you connect the extension to the house in terms of opening up walls, making use of the space and siting the windows and doors. Cheap can often mean rather basic but sometimes houses deserve better than this .

I do agree with MillyMollyMama to a point.

Some houses only are suitable for small, budget box extension, in fact that is exactly what some people want.

eg. I am thinking of an extension we did for a couple who simply wanted a wheel chair accessible bathroom on the ground floor and a box at the back of the house was perfect for their house and exactly what they wanted - it didn't need an architect.

Also, flat roofs are not all bad. I was dead against them from my experience in early life but roofing (by proper roofers) has moved on in leaps and bounds.
Of course, with big enough budget, I would always opt for a different type of roof.

Thanks again - lots to think about!