Extension planning...what next to do?

[Houseystuff876]

I'm in the process of building a single storey side-return extension.

So far I've:
-Had plans drawn up by an architect and agreed design

• Sent the plans off to council for planning permission (waiting for approval)
• Found a builder who is free to start end August
• written and signed party wall agreements with neighbours
• Additional borrowing agreed and ready with bank

What comes next?

I'm completely new to this and never done an extension before so feel I'm blindly going into each stage of the process.

Did anyone find a good guide or list to follow of things to do?

Thanks!

The extension will be to make a bigger kitchen that will open up into the existing dining room so a new kitchen, radiators, flooring, windows and french doors. And a new downstairs WC under the stairs.

My mind boggles!

Are you staying put or moving out?

Either way, I recommend a thorough declutter and starting to run down the food/drink supplies because you will need to store the stuff currently in your kitchen

Are you replacing the kitchen? If so I'd do a clearout now, get rid of anything that isn't essential, move other stuff to the attic (or wherever). Things will be easier if you can move quickly when the builder tells you they need access to XYZ by Monday. Also make a plan for how you'll cope without the kitchen for a while.

Get a rough schedule from the builder - reality won't resemble it, but it's helpful to have a rough idea. Chat with them about what they need from you and when.

What will you need to function? Where will the washing machine go?

No we're going to live here due to costs.

We have a separate living room and bedrooms and bathroom. We have an upstairs office we will add a kettle/ toaster/ microwave/ slow cooker and hot plate in. Then eat off our laps in the living room

Washing machine will be an issue as it's plumbed in downstairs where the build will be. And fridge/ freezer.

I was thinking to get a structural engineer once plans are approved and re-do building insurance then. After that I'm stuck on what to do.

We did the same and it was fine but it is worth thinking through some of the practicalities like:.

Where you will wash up - we got a temporary sink put in

Where your washing machine will go (or plan to use launderette)

Where you will store your kitchen stuff

We found quite a lot of decluttering was needed - had to clear out the stuff where the temporary kitchen went and then also reduce down the kitchen stuff itself

Ask the builder about your washing machine, they might have a solution. If there's somewhere they can plumb it in that will be a game changer.

Our washing machine ended up being plumbed in in the bathroom - the builders did it - it was all very neat. It was a six month build so worth it. And the tumble dryer in the hall.

Buy a really good hoover....it's worth the investment in a Henry or something. The dust is horrendous.

After you get your planning permission, you will be to have building regulations drawings. These will detail out the structural elements of the work that you will do, beams, drainage, fire regs, etc... You might need calculations from a structural engineer to specify the size of beams required. Most people use the BR drawings to get builders' quotes as they have more details of the specification.

This. Once you've got the drawings, you'll also need to engage either Local Authority or a private building regulations inspector to check works at various stages. Your builder may do this for you (DH and I did when we did works for people) but it's your responsibility as house owner to make sure it happens.
Also, don't underestimate how stressful it can be if you're living there while work is being done. I used to warn every client but they'd still get grumpy! Lol.

@Justlovedogs we genuinely found it fine staying in the house but the layout of our house meant we could effectively seal off the building site and the builders could come round the side, not through our space which made a huge difference

Yes us too - but we didn't touch the kitchen which helped massively. We also got lucky with our builders who were completely respectful of the fact that it was still a home.

So the building regulation drawings are completely separate to the architects plans?

Buy a henry. Your normal vacuum will die cleaning up building work dust.

Oh yes I was meant to add this bit. Ditto ensuring your builder has BR from either council or private to inspect the work at the various stages, whilst some builders will lead on this process and call the BR inspector at the various stags, many others are rather lax on this. Ultimately, it is your responsibility.

Ours BR submission to the council did list the times when they would need to inspect our loft conversion - the structural beams and floor joists, insulation, fire escape(we had to change the size of one of the veluxes to a larger one), smoke alarms, electrical certification and stairs.

We've recently done an upstairs and downstairs extension. We had architects drawings and then had them do the building refs drawings which I remember have more details on them. Also if you need meters moving check lead times as that caused us delays in connecting up the gas and electricity. Another issue we had if you need it was the satellite dish, this was removed as we completly rewired and reconfigured the house, had we realised the satelite wiring could have been put it with the aerials as it was we had to do it retrospectively.

Yes that is correct. Our architect prepared the planning permission drawings. These really are just outline drawings for PP. After PP approval we then paid for the SE to complete calculations and specify joist and steel sizes. Our architect then prepared the BR drawings incorporating the SE sizes of beams and other specifications of window sizes, stairs, roof pitch, etc. BR drawings are a lot more detailed which is why many builders won't even give a quote until they have a copy of BR drawings.

You will need to pay for BR drawings from your architect, SE calcs and then also pay council or private BR to review the submission and inspect the site.

Check with your builder that the extension will be secure with new (locking) doors fitted before they break through into the existing house. You want to know it will be secure for insurance and personal reasons.

Also check if the builders are supplying a portaloo outside for their use during the works, as it sounds as though you don't yet have a downstairs toilet.

@Grumpyfroghats @JeJenniferBarkley I wish we'd had you as clients, then!

If you're buying anything yourself, like kitchens or doors/windows check their lead time. Also start researching what finishes you might like (even down to the door handles) - we found the decisions in the beginning were slow but all of a sudden you need to make so many decisions that if you can start making them now or even doing the research into what you might like it will make your life easier

I think the answer to this partly depends on the role of your builder in all this. Are they purely doing the build or are they doing the project management as well? Sounds more like the former if you're getting involved with structural engineers and stuff. Is he going to be responsible for making sure the various water and electrical connections are in place or is it you, in which case you need to be thinking about getting different trades in.

I would try and arrange for the builder to come and do a pre build site visit as soon as possible. You can then make sure its clear who is responsible for what and the builder can guide you on next steps. He or she can also look at the site in terms of access arrangements, whether anything in the garden needs to moved (there might be a shed in the way for example).