Side return extension - so confused - where to start?

[LaMigraine]

So we are planning to extend our kitchen out into the side return and I know all the things we need to do - I think - but the order in which to do them, and how to go about it all, is doing my head in! Is there anyone out there that can give me a numbered list, or step-by-step summary, or something? I feel like a cat chasing its tail at the moment.

My current garbled interpretation is:

• plan the design and get drawings made (an engineer friend is doing this)
• get planning permission (I have at least managed to figure out that we definitely need this) - although we can't apply for this until we have completed drawings, right?
• get party wall agreement drawn up (I have found a PW surveyor, although again, we need drawings for this I think)
• find builders - although again, drawings, and also I've been advised to submit a very detailed list of exactly what we want done, including the exact kitchen units, doors, sink, white goods, flooring, etc etc.

I just feel a bit lost, also regarding the timescale of everything - is 12 weeks for planning to go through and then 12ish weeks for the actual build realistic? (I feel like the latter very much depends on getting good builders, as I know these things can drag on...)

Any simple straightforward guidelines or summary of the process would be so hugely appreciated. At the moment I feel completely overwhelmed and lost about it all.

It sounds like you have a pretty good idea of the process - what exactly is it you're struggling with? Once you have your drawings ready, things will probably start falling into place.

I remember starting the process with an extremely detailed Gantt chart with all the steps you mentioned but to be honest, things happen when they happen as there are human beings involved.

Otherwise, my main tip is to be extremely clear on all the details of your plan as early in the process as possible, as every little thing has a knock-on effect further down the line. E.g. where your lights will go, what kind of units / drawers etc / where everything will be stored / where your ironing board goes etc etc. That, and do your due diligence on your builders. Don't be afraid to ask too many questions about their previous jobs, their finances etc.

And if it helps for perspective on timing, it took us a year to the day from when I first started ringing round architects to sipping tea in a finished kitchen. And that was with several bumps and missteps along the way. There's a good ongoing thread on here if you want renovation buddies, they were lifesavers when we were having ours done.

How are you for funding? Do you have a realistic budget, or will the cost of the build determine whether or not you move forward?

Steps I would take in order:

Get somebody to complete the initial survey of the property

Get concept drawings done, so you can agree on the size and layout of the extension. At this stage make sure your happy with the layout, window positions etc etc... internal walls etc are not determined by planning and you can change these at a later stage.

Ask the Architect for an estimated cost of the work. Depending on where you are in the country maybe work on £1500.00 - £2500.00 p/sqm. Is this in budget?

Depending of your relationship with your neighbour, maybe show them the plans. Make sure their won’t be any planning or party wall objections.

Design agreed, get the developed drawings completed. This includes existing and proposed plans, elevations, site plans. Location plan. Also conservation or supporting statements depending on where your located.

Submit the plans to the local authority. Give approx 1-2 weeks for the council to register the application, and eight weeks for the application to be determined.

Now complete the building regulation drawings, this will show some detail of how the building is constructed.

Building regulation drawings only show detail regulated by building control. I assume that your not completing this work under a Contract of works. So at this stage do a list. What is going to be included in the scope of works, painting, tiling kitchen fitting etc. Is this labour only or suppy to? Eg are your purchasing the flooring, tiles, paint, kitchen? Make copies of the plans, mark up things like sink location, electrical sockets, lights.

Now you have a comprehensive package of what work you want doing. Approach 3-5 builders, give each of them a timescale to complete a quotation (2-3weeks), make sure they all have the same information. Ask them also to give an estimated start date, and completion date of the works.

During this waiting period;
Now instruct your party wall surveyor.
Submit your building regulations application.

Put aside more money than you can imagine for all the fees that suddenly crop. party wall surveyor - you have to pay not only for your person but whoever your neighbour instructs and their fees can be way off the scale. Fees to the building regs people. Will you need scaffolding? If so, and if it protrudes into neighbours' air space you might have to negotiate and pay for a scaffolding licence. These were all things that we discovered quite belatedly and didn't come under builders' 'preliminaries' coatings.

Costings. Not coatings!