Do I need an architect?

[Mger2]

Hoping for some advice.

We have planning permission for a two storey side/rear extension. For a variety of reasons (mostly rising costs, doubt we'll be here long enough to make the money back) I think it's unlikely we'll ever build it.

I want to explore a much simpler extension. Circa 2m x 3.5m to the side of the house. Ground floor would extend existing kitchen. First floor would add a bathroom (currently only bathroom downstairs). Would need a steel support (I believe) to the first floor side wall to open up kitchen.

Internal layout changes = downstairs bathroom becomes utility + wc. Upstairs needs corridor through main bedroom to create access ot back bedroom and new bathroom.

Pics attached (the structures to the rear of the main house are brick outbuildings/sheds that we'd plan to demolish as part of the project).

Question is - do I need an architect? And if not, what alternatives are there? Straight to a structural engineer?

I know exactly what we want layout wise - there are lots of other houses nearby that have done the exact same thing. But obviously as a layman what I can't specify to a builder is the foundation depth, roof structure, materials etc.

I don't really want to go through the whole process of survey, designs, planning and then technical drawings with an architect again. Just want a cost effective way to obtain technical drawings for what we want so that we can get accurate builders quotes.

What I want to avoid is spending a fortune on an architect only to find we can't actually afford the build when the quotes come in and then end up back to square one.

Some builders have access to their own structural engineers - I didn't know this, but have discovered this during the process of getting our extension planned out.

There's been a few firms we approached who said we could either provide our own architect plans and structural engineer quotes or use their in house team to calculate steel beams etc.

If you don't need all the drawing and planning, an architect seems an unnecessary expense. In my experience, it won't necessarily work with every builder but some can offer ancillary services for the building regs/structural engineer calcs for an extra cost - which typically works out much cheaper.

Prices at the moment are pretty crazy. If you are tight for cash, then I would shelve the idea for a while.

I am in the trade and would recommend getting an architect to draw simple drawings for planning and s.eng and builder can go from there.
You'd have to be very lucky to find good enough builder to organise everything.
You can look for a design and build company though.

We just went straight to structural engineer for our loft conversion plans. They were able to do the drawings needed for planning and we never went anywhere near an architect. It only works for simple and straightforward projects though.

You could get an architectural technician, bit cheaper

We used an architectural technician, bit cheaper, still expensive though.

Thanks everyone. Very helpful.

I should have clarified that it is less about the cost itself as we have the capital. I’m more concerned about the value it would add. A big £150k-£200k+ extension I don’t think we will get back and I don’t want to be sat on a loss if we do decide to move in 3-4 years.

Does anyone know of any good builders (ideally capable of sorting out the drawings as well) around Maidenhead, Slough, Windsor, Marlow area?