Recognizing load-bearing walls on architect plans

[SerialRelocator]

We are buying a house but are a few months from completion. We know that we would like to reconfigure the layout but not yet exactly how.

The current owners applied for planning permission to extend and as part of that the planning portal has both 'as is' architect floorplans and 'to be'. We don't want to do the extension if we can help it so as not to lose garden space. However, it would be good to identify what internal reconfiguration we could do easily whilst we wait for the legal processes to complete. There is nothing obvious on the plan though to say which walls are load-bearing, as far as I can make out. Would there normally be? How can you tell?

PS. Obviously we would consult with architect / building surveyor before actually doing anything, so this is pre-ownership planning / fantasizing.

Load bearing walls are irrelevant as far as planning is concerned, so unless the same drawings were going to be used for building Regs, it is unlikely that that info would be included on the drawings.

That makes sense. Thanks @Seeline.

An experienced person would be able to id them, but they won't be specifically marked as such.

You can do more or less what you want - as long as you are willing to pay for steels and structural engineering calcs. We have opened up a 5m width. Also the front corner of the house is supported by beams. We have a porch that’s now built on and we didn’t want the corner of the house getting in the way! (Sounds odd but it works). DH is a structural engineer. Most things are possible if you know what you are doing. Look at the most expensive houses with huge rooms and multiple floors and basements. Steel beams and frames are the answers.

That must be rather handy being married to a structural engineer @PresentingPercy. Your house sounds impressive. Neither myself or husband even stretch to decent DIY skills, although I am good at visualizing options and how they might work..

So, given that we wouldn't do anything ourselves and don't yet know how many walls we are talking about (mostly to be replaced with glass opening partitions I think), is there a rule of thumb all in figure that I could use per e.g 4m wall, including steel, builder, professional services etc? If there is I could calculate a 'worst case' number, i.e. if every wall is load-bearing.
Would £5k per wall be realistic?

Yes. That’s realistic and could be less depending on span. Beams must be tied in at either end so they are safe. Single brick walls generally require support piers to enable this to happen and adds to cost. Any cladding added to a beam costs too. We have oak around the beams in the porch/hall section.

I’m sure you could do your own decorating to keep costs down!

You might like to consider partial openings. The walls are not fully removed but wide openings are created to improve vision - helps with zoning. We have one between the kitchen and drawing room. And drawing room and hall. You would need a structural engineer to advise and an architect will know who to contact.

Our beams! There is a small pier for the drawing room beam. We couldn’t hide it as we don’t have enough room but it’s possible in some houses.

The T beams in the oak porch replicate where the external walls used to be.

Thanks @PresentingPercy, that's helpful.

Yes, mostly I'm thinking partial openings with a wide glazed opening so that we can keep some separation whilst feeling generous in space, and also to create additional sightlines to garden and view beyond.

Your beams look good. Beams are a concern as the house doesn't have high ceilings. Hopefully a shallower profile will be possible. It probably won't be such an issue (visually) if we go for contemporary glass partitions as opposed to completely open.

When we get the keys we can start getting some professional structural and design help. I have 3 or 4 possible redesigns in mind but until we live there, and understand how costly and difficult it is all going to be, it's impossible to say which would work best.

It’s always worth living in the house first.

Sorry posted too soon. You can push beams up into the void if it’s deep enough but often it’s not. As in our case. You will need to get the possibilities assessed. We don’t have glass in our openings. Just views through rooms.