Extension - please share your thoughts and wisdom [smile]

[BrightGoldenHazeintheMeadow]

Hi there

We are going to extend downstairs – larger kitchen at the back, turn what is currently the kitchen into a loo and a utility room. We’ve never done anything of this magnitude before and it’s quite daunting. Would welcome comments from anyone, particularly who has had any experience of extending – what to look out for and not. Thank you.

Overall, we want to have the following work done:

1. Removal of the existing conservatory at the back of the house
2. A full width extension at the back of the house as shown in the plan. We are keen to make the space bright so will likely go for glass doors at the back and skylights in the extension
3. We want to use the extension for a new kitchen and dining space.
4. Our current kitchen is in the galley space to the left of the plan. We want to covert this area into a utility room (sink, washing machine, storage) and a loo. The plan shows a shower in the loo but we doubt that will fit so we will probably omit the shower downstairs.
5. We currently have a separate loo and bathroom upstairs and we want to combine them into a new bathroom upstairs. This will involve installing a new bathroom (toilet, bath/shower, sink and storage). The boiler is currently upstairs in the bathroom and we’d like it removed from there with a new boiler installed in the extension downstairs.
6. Our sitting room downstairs has a fireplace which we want removed. We have been advised this can be done without causing any structural issues. The sitting room downstairs will need to be redecorated (new flooring, possible re-plastering of the walls, painting and decorating).
7. We currently have a walk-through sitting room and dining room downstairs. We’d like to have a separation between these two rooms when the extension is put in. We are looking into options to have this separation in a way that provides separation between the rooms but does not block too much light - perhaps glass doors between the rooms.
8. Wrt the kitchen we would like as much light as possible however a conservatory style kitchen (with patio style doors) will be very hot during the summer – does anyone have any experience on this particular aspect and how to minimise this?

We are having something similar done right now. It’s going to cost about £120k ((just the extension and new downstairs loo bit).

Which was does the extension face? If it’s south it may get too hot, but you can get more expensive glass that cuts out the heat. We are having sliding doors with openers above. And you might want to cut the glazing. Not quite sure what you mean by conservatory kitchen. We are having lanterns in a flat roof.

The garden has been destroyed in the process. They had to put in all new drains, and just the dust and machinery moving about.

Putting the foundations in was super noisy as the had to break up an old conservatory base. And ours is old stone house so breaking through into the house took about a week.

Unexpected expenses so far, took far longer to break through and underpinning neighbours wall (5k) and a retaining wall where they had to dig down (£1.5k).

I thought the conservatory was being removed? Would suggest bifold doors. Our extension is south facing and they're a life saver in the summer.

Budget extra - these things never come in within budget.

Wow that was quick. Thanks so much Mary and chocolate.

Mary - when I said patio style I just meant glass rather than being bricked in

Yes, chocolate you're right the consevatory is being removed.

Agree with the glazing - depending which way you face, roof lights plus wall of glazing may get super hot.

All of it sounds feasible and will be worth it in the end. Just budget carefully and include a contingency. Only use a recommended builder and get a written estimate before they start. Don't forget to budget for the party wall procedure. Be ready to answer questions about where you want radiators / plug sockets / light switches.

Are you intending to live in the property whilst its done? If so, consider moving out quite alot of your furniture etc into storage.

Our builders have been good at leaving our current kitchen, which is going to become loo and utility, until last so there’s less disruption.

But get recommendations if you can, any good builder should be happy to pass on details of previous work.

Just pin them down firmly on cost and make sure you have a good contingency. We are mid works and all of a sudden the costs have shot up again. Some of it is due to increased costs of materials due to the shortages and shipping issues but the problem with building work is that you never know for certain what you will uncover until you uncover it..

Can you post proposed plans?
Does back of house face north or south?
What roofline is planned for extension - flat or pitched?

Heat - include a small overhang around the edge above the windows to give shade and windows with built in blinds (some people on here have had issues with manufacturers but our are great. Currently have them particularly down and enjoying breakfast in the sun).

Thanks again for all your comments

I'm attaching the proposed plan but it is just an initial plan at this stage. The garden is north facing. Not sure about the roof for the extension - possibly flat I think. We will be living in the property - good point wrt moving furniture out. So much to think about. I will need a lot of to get me through this process.

Plan not loading.....will try again.

Here's the plan.

And here's the plan I meant to post

My only suggestion would be - since you don't think there is room to include shower in downstairs loo - make it a tad smaller so that you can make utility bigger.
Open plan living needs space to hide stuff you don't want visible in kitchen.

Why do you want /need to remove fireplace in front sitting room?
It's a lot of mess and upheaval and making good.

I would love your hob and make that a doorway into the utility room. I agree with using some of the space in the downstairs loo for the utility.

I agree about moving the hob. It would annoy me having the door to the utility opening into that living space. I'd also lose the shower and pinch from the loo to make the utility room bigger.

Good to see this. We're planning pretty much exactly the same job, but our front room is already walled off. Agree that the downstairs loo doesn't need to be quite as big - utility space will be super valuable.

1. Does the current chimney go up inside the house or outside? If inside then would you need to support it above where you are removing the downstairs part?

The middle reception room might be quite dark, does it have a window?

If you want a shower, there is room, but I’d probably switch loo and shower just so you don’t have to squeeze past shower to get to loo.

If you’re not that bothered, I’d bin it off, and make room in utility for a clothes airer instead.

You could also consider combining toilet/shower/utility into one space so you don’t lose as much space to doors. It’s not as weird as it sounds, look on Pinterest for examples.

We have done similar. Full width extension across the back with bi-folds and skylights. Old kitchen is now utility.

Ours wraps around into a 2 storey extension to the side as well however with an office, extended dining area and bedrooms upstairs.

It worked well as there was only about 8 weeks at the very end when we had to move out due to knocking through. Kept kitchen etc until the end.

@HasaDigaEebowai

I agree about moving the hob. It would annoy me having the door to the utility opening into that living space. I'd also lose the shower and pinch from the loo to make the utility room bigger.

This 100%.

Also if you are going to live in the house, talk to your project manager about doing the utility room last/or at least after the kitchen is usable so that you can still cook.

BruceandNosh

Why do you want /need to remove fireplace in front sitting room?
It's a lot of mess and upheaval and making good.

Because we want to maximise the space in the room.

@Pragmaticwench

Does the current chimney go up inside the house or outside? If inside then would you need to support it above where you are removing the downstairs part? - the chimney goes up inside the house. I don't think we would need to support it above where we are removing the downstairs part based on what the builders have said but we need a structural engineer to confirm.

The middle reception room might be quite dark, does it have a window? - only the window which looks out onto the drive. The plan is to have some sort of folding door/maybe glass to maximise the light.

womanity You could also consider combining toilet/shower/utility into one space so you don’t lose as much space to doors. It’s not as weird as it sounds, look on Pinterest for examples. - thanks womanity - will do.

SuperMonkeys this looks great. I think you have a bit more room - we are mid terrace and can only extend out the back.

Holdon Also if you are going to live in the house, talk to your project manager about doing the utility room last/or at least after the kitchen is usable so that you can still cook. - good point. Thanks.