Starting to plan an extension?

[WhereIsBlueRabbit]

Possibly a stupid question but how do we start to plan an extension?

We are at the very, very beginning here - we know what we'd like to get out of an extension, we know how much we can spend, what we don't know is the extent to which these two factors overlap! (i.e. what we want vs what we can afford).

What we would like is to get people round to see what their suggestions are, with a very rough ball park idea on cost. It's a standard 30s semi so anyone worth their salt will have seen hundreds of them. What I don't know is who to turn to at a very preliminary stage. An architect? A builder? Someone else?

Thoughts?

We got an architect around first. He drew up plans. We then contacted builders to get quotes.

You could always put a diagram up and say what you want to do roughly as some other Mumsnetters may have done similar

Our small lounge extension started this week . We started by dh doing some scale drawings , it’s basically a box on the back of the house so not very technical drawing wise , and then calling in some builders for quotes . That’s the hard part as round here (SE) it’s hard to even get people to quote and when they do come round half don’t ever get back to you and the other half want silly money . We had a budget in mind based on £1500-2000 per sq m ( I think) .

Have a look at your local council planning website. They may have the plans online for other houses in your area with basically the same design - so you can see what others have done!

I am at that stage, and starting to think about getting a scale drawing made up. I reckon I could do a scale drawing as well as those I've seen on the local planning website so possibly save architect fees (we are talking about a box on the back and dormer).

Check permitted development rights and whether you are within them.

Getting a builder quote will be next stage. From experience having a very clear spec for the builder is a good thing to have in case of issues.

We're at a similar stage, and have spoken to a few architects. One came round and has given us a very thorough idea of what we need to consider, the other 2 gave us a ball park figure for their services.

The one that visited mentioned a few things that we hadn't considered, such as drainage, liaison with water board etc. He can work with the planning department, recommend builders, help with any appeals, assist with party wall issues etc. All at a cost, of course!

I'm not sure we'd have got half as much info had we just gone straight to talking with builders (although doing your own drawings sounds like a fab way to save some time and money!).

I recently bought The Haynes Extension Manual from Amazon, which walks you through the process step by step. I think it's well worth the £15.

We got a rough idea from a builder (bog standard rear extension), then drawings from a technician and then quotes. Our technician did point out drains etc too and where we needed a hip end rather than a lean to

Thank you for all your suggestions!

I can't attach a plan at the moment but it's a typical 30s semi. Ground floor is a porch then hall leading to a galley kitchen with a through living-dining room to the right. Upstairs is a box room over the porch/hall at the front, two double bedrooms above the living-dining room at the front and back, and a bathroom at the back. Hip roof but sufficient head height for a loft conversion.

We want to get an eat-in kitchen, a downstairs loo, a utility room and a fourth bedroom out of an extension. My ideas are as follows:

1. Stick a single storey extension on the back for a kitchen diner, and turn the existing kitchen into a utility room/loo (latter might have to go under stairs). Then do loft conversion with bedroom and en suite at a later stage.

2. Ground floor as above but make it a part double height extension and stick a bedroom on the back. This would require some remodelling of the upstairs, possibly relocating the bathroom to the front.

3. Another variant would be to knock the kitchen and dining room area together and then extend on the ground floor to create one big kitchen-family room.

What do you think? I've seen quite a few variants on these themes on houses I've stalked on Rightmove so nothing too unusual. 2) would be the most cost-effective but I'm not sure we could afford it!

Depending on your house the two storey extension would probably take you out of permitted development. Loft conversion could too depending on the design (I've just discovered the 0.2m eaves thing, I want to build above the existing walls to maximise space.

If you can go 2 storey instead of into the loft that is probably better.

I'd love a utility, but think we'll end up with a lounge then big family room kitchen thing with washing machine in a cupboard. Space, flow through the house, and garden access and sight lines play a part.

Yep - I'd need to look into it but I reckon we could do the ground floor under permitted development but would need planning permission for a double height extension and quite possibly for loft conversion as we'd be changing the roof line.