Where to start with an extension

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Hi, we are currently living in a house with a strange layout where the layout just does not work for us, me dh and two DD. It worked on when we just had the one.
You enter house on middle floor and living room(
Family bathroom and bedroom 3 on this level.
Top floor had bedroom 1 and bedroom 2 and a jack and Jill bathroom.
Lower floor has kitchen diner, utility room and bedroom 4 currently used as a playroom. This bedroom is the only ensuite in the house.

We want to put a large single story extension into the back garden to open up the kitchen diner into an L shape room with living space there.
We would then change the existing living room into our bedroom so that the girls can have the top floor, we don’t feel as if we could move one of the girls down stairs as it’s so close to the front door and they both suffer from nightmares so don’t want them two floors below us at night.

We have never done any sort of building work before and just have no idea where to start. Do we speak to builders, architects, do we need planning permission before we speak to builders.
We don’t want anything fancy, but I know one drain would need to be moved.
We would be looking at starting to do the work in 2 years as that’s when we are due to remortgage and free up some equity to do this, but aware planning permission would be needed and don’t know how long this would take.

Any advice would be great on where to start. Once we know where to start I think we will be fine.

You will start with getting an architect/designer round to go through your brief and they advise on the Planning/Building Regulation processes. Once instructed, they would obtain the relevant Planning/Building Regulation approvals and you’ll use the BR drawings to go out for prices.

Thank you, will start having a look now. Give me a starting point.

Google architects, have a look at their websites and styles they would with and ask for some quotes for help.

You'll gel with one and factor in their costs, it's been amazing for us but been approx 5k of their time to date, they helped with all of the planning, all structural changes etc.

To search for an Architect, you can search the RIBA database. To search for a Chartered Technologist, you can search the CIAT database. You could also jump onto your LPA’s website to see who has submitted applications for those various properties.

Start with your own ideas on a sketch so you can see if that seems to work. Architects, draftsmen etc can all help with the drawings and ideas and advice as @DevilDamo mentioned. In principle its a simple process, reality can be more challenging! A basic extension with internal changes shouldn't be a problem. Drains will probably need an additional agreement with the water company (www.planningportal.co.uk/info/200130/common_projects/15/drains_and_sewers/2)

An architect will get the best from your space. It can cost in the 1000s for designs, but payments likely staggered. Ask for recommendation locally.

As a idea on prices. The costs for our 3 separate bits of extension 5x4 single story, 4 x3 single story and 2m square porch , it all came to £1800 architect, building regs , planning permission and steel calculations, we are in midlands

I used a bloke who works for himself from home and he did everything,
Ask around to see if anybody can recommend someone they have used, I did have a few quotes but the the bigger companies wanted a lot more.

Try and work out/ sketch/ measure as much as you can before you start as it will give the architect a better idea of what your looking for, then you both work from that . Good luck 👍

OP if you live on a street where other houses have the same layout / have done similar extensions, you can go on your local planning website and see the drawings that other people have submitted.

Somewhere on those drawings, it will give the name of the architect who has drawn up the plans - quite useful to see some ideas / which companies have done similar things / dealt with your local authority.

Look up resi they can do the whole process

Thanks everyone, there are 3 houses with this layout and none have extended. The houses are 4 years old now and we have a garden 3x bigger than the other two. We do have a garage joined to middle floor and a store room underneath it same size as the garage but we don’t want to loose that storage.
Thanks for all the advice. I will start googling etc when homeschooling throughout the week

Double check with planning office for the new estate, they sometimes remove rights to extend or change the house in new developments

One house of a different style layout had a rear single story extension put on 2 years ago. I know we cannot build out to the side due to being next to an underground water reservoir but we can go straight back. That is the reason we have such a massive garden. The builders could had easily fit on another house the same size in that space.

I would start with your local councils planning website to see what you're allowed to do then work back from there. You don't always need an Architect, you would need a structural engineer though for any steels.You should be able to bring up previous project plans from the council website.

have you thought about digging out a basement underneath the extension? You will have to have footings dug out anyway, great for a utility and storage.

My advice

Your builder should NOT be immediately available
He should be very much in demand and unlikely to fit you in for months