extension - what order to do things?

[BigGlasses]

We are toying with putting a first floor extension over our existing (attached) garage. We have drawn up floor plans of what we would like layout wise. But we are not sure where to even start with the process. Which bit to do first, I seem to go round in circles!

I suppose the first thing is if the foundations will take a 2nd storey. My dad is a retired structral engineer and he thinks they will. But he is long retired, and I suppose the builder/architect will need a proper certified opinion on this? So do we do this first. Or get planning permission first, there is no point in doing structural surveys if we don't get planning permisson. But there is also no point in getting planning persmission if its not structally going to work

Then, we are not sure how much the extension would cost. So do we take our rough plans and go to a builder and ask for approximate costs? Would they even do this on a hand drawn plan, or would they only work off architect drawings? We don't know if what we are proposing is too expensive, so need a builders approximate cost. But if we go to an architect first and get the plans drawn up, then we've outlaid money on plans that we might not be able to actually achieve/afford, as we have no idea what the building costs might be? I've probably not explained that very well.......

basically what do we do first, to waste as little money as possible?

Then the next thing is, when do you apply for planning permission? After architect? In which case if you don't get it, it seems like money down the drain again! But I don't suppose we can apply for planning persmission (Scotland) without properly drawn architect plans?

Arrgh, i'm so confused! Any one been through the process to guide me?

I am doing a house refurb at the moment but in England not Scotland so the process might differ.

I got an architect in first and showed him round the house and told him what I wanted done. He also added some ideas.

He then drew up the plans and I had the chance to review and tweak these. Once I was happy he submitted for planning permission.

After I got planning permission for me he did the structural drawings for me. This included the level of detail needed by builder.

I gave structural drawings and original (simpler) drawings to some builders so they could quote for the work.

I picked a builder who has now started the work. I have a few tweaks along the way but by builder has spoken to his structural engineer to calculate steel beams needed for this work.

I havent had any further contact with architect. I have paid building regs control (but according to my brother who just did his house I should have not done this and used building regs control company that builder has worked with previously to make this easier. But so far so good with this)

Oh once I got builders quotes I realised they were all way over budget and I had to decide which bits of my refurb were essential and which I could ditch.

You need plans for planning permission so that's where to start.

You don't need an architect to draw up plans if you know exactly what you want - you can get an architectural technician. however architects are experts and will be able to 'see' your space differently than you can. We ended up with a completely different approach to our extension thanks to the architect.

The architect won't give you a price per se, but will work the plans to your budget.

Once you have permission, you decide if you want to have the architect managing the build (££££ but takes all the hassle away). Then you/they put the plans out for tender, you get prices back. You might not be able to afford what you want, so you make adjustments. I found this the most frustrating stage because why had the architect specced something I couldn't afford? But builders are a law unto themselves and things like their busyness can impact the price they give.

Appoint the builder. Begin to empty pockets here.

The person managing the build, whether that's you, the builder or the architect will get a structural survey/tell you when you need a structural survey. They'll have someone they use who pops in and nods at stuff.

Having an architect feels like you're spending cash at every stage. But they take on a lot of the stress for you. They definitely shouldn't propose things that won't get through planning, for example, so it saves you making an expensive mistake.

Honestly, having an architect means you should get planning because they will know the ins and outs and what your council will pass.

You might have a conversation about adding an extra window which would push the overall glass calculation to the very edge of what the council wants, but that's a conversation you have between you.

Interview a couple of architects - they'll take you through the process.

We just build on top of our garage.
We did exactly what Finals1234 said, except for the structural engineer. We had the foundation checked first, because without them, it would have been a different project all together ( knocking the garage down and digging out fondatios, .... ).
It's also worth looking around the neighbourhood for inspiration and what the council allows in terms of extensions. Ours had to be an exact mirror facade to be door (who extended a few years ago) even though we are detached... And once you start to look, you find a lot of similar style extensions!

Just to add, we bought our freehold in the first instance to avoid asking permission, fees etc and we felt it was worth it, so that might be something to consider if you are leasehold.

Thanks everyone. It’s quite daunting to start laying out large amounts of money! Keen to get it right so we don’t spend loads unnecessarily. But think I’m just going to have to take the plunge, but it seems an architect is probably my first port of call.