Kitchen extension - architect?

[lolawoo]

We want to look into extending the rear of our house - full width single extension with bifolds (probably) and velux windows, knocking through current external wall. We know what we want, and our neighbour did similar about 15 years ago (but no plans I can see online). It's a detached house and we want to extend by 3m so at first glance it comes under permitted development.

My question is do we go to an architect or a builder to get a rough idea of price and to determine if what we want is possible? Do we need an architect at all? There will be steel lintels involved and we also have an inspection chamber(?) on the area of garden we want to build on, so I guess that will need to be moved. Feeling a bit clueless!

You will need a structural engineer to do the steel calculations and drainage issues will probably involve contact with your water provider, who have very strict rules.
Architects are familiar with both these issues, on a daily basis, and also are trained to view designs in ways you might not have thought.
Often you get what you pay for, you might have a builder that you know who is very competent.
The decision ultimately is yours.

As suggested an extension of 3m will be within your permitted development rights, and you won’t be required to submit a planning application.

However you may wish to instruct an architect to complete some drawings, for the following reasons;

Building regulation drawings. You will be required to submit a form of BR application. This could be a building notice or full plans applications, (both relatively the same price depending on LA). With a building notice, the builder just notifys the BRI of the work your carrying out, and the BRI completes inspections. With full plans approval, the drawings are completed and checked by the BRI prior to work starting on site, they still complete inspections through.

As mentioned by the PP you will require steel calculations, and a drainage plan for the relocation or building over the inspection chamber. These will be covered on your BR drawings.

If you have BR drawings you can obtain quotations from different builders, (recommended 3+). They will all be giving you a quotation from the same information, and therefore this should be more reliable, and reduce “extras” down the line.

A good architect may be able to give you an idea of the price bracket you are looking at for completing the work. But if you know a reasonable builder, maybe have an informal chat with him, and then say you will get back to him, once the architect has completed the drawings.

Thank you both. Would you recommend contacting a more than one architect (do they usually offer a free consultation)? I don't have any personal recommendations but will check local planning applications to see if any names crop up.

I’d contact three Architects, look them up on line, but be sure they are registered with the RIBA. This means they are fully qualified and have the appropriate insurances( very important if things go wrong!) A good idea to check planning applications for names.
A decent Architect will give you a half hour free consultation at your house.
Smaller practices are more likely to take on this level of work.

Check the RIBA register.
Or for the scope of works you could use someone on the CIAT register.

It's the ARB that regulates architects. The RIBA is there to promote architects but the ARB make sure they act within a code of conduct and have the correct insurances. Registered architects are required by law to have insurance, unlike unregistered draughtsmen etc.

Hey OP,

For full disclosure I am a Chartered Architectural Technologist. I do these sorts of projects every day/week/month for the last 15 years. The comments below are my opinion, they will seem a bit self serving, but they are 100% honest.

Definitely get someone to do your drawings. Feel free to use an RIBA or ARB registered Architect (both websites will give you links to Architects) but you will usually pay a premium for this compared to other options.

Using an Draftsman, Architectural Technician, Architectural Technologist will generally be cheaper.

A good set of drawings will help you plan, cost and consider options you might not have considered. For example, a proposed 3m rear extension and the neighbour having one built 15 years ago seems great - but perhaps there is an Article 4 Direction on you property that means you always have to apply for planning. Also planning law changes. What if a shared drain runs under your extension (you have mentioned a manhole) - you might need Anglian Water approval in advance to building. Some shared drains mean you can't build within 3 metres or even 6 metres of them!

In my opinion there are too many "what ifs" to ever do an extension without drawings. Get someone that knows what they are doing to hold your hand through the process.

I don't know where you are in the country, but if you costed out £2000 plus VAT per m2 of proposed footprint, then you should be OK, but your choice of kitchen, amount of work to the existing, any work done by yourself etc. might push that up or down.

IMO the best way to find someone to do your drawings - is word of mouth. Find out from friends, or that neighbour of yours, who is any good, based on completed projects.

Good luck.