Do we need an architect for this renovation?

[Squidgames456]

Hi all

We are in the process of buying a house and have approached a builder for a quote to

• knock down a wall between the kitchen and living room (load-bearing wall)
• extend the kitchen into what is currently the utility room
• build a new utility room in the garage (which will be just off the ‘new’ kitchen)
• install a new kitchen

The builder we have approached has asked us if we have obtained drawings from an architect yet so he can do a full quote. But we didn’t think this would be the sort of project that needed an architect as it isn’t a full on extension. However are we wrong on this? Should we be looking at getting an architect?

Also we are hoping to get this all done on a £50k budget in south west london, and planning to use DIY kitchens. Does this sound realistic?

Yes, you need an architect, or at minimum a structural engineer to work out the calculations for the beam and pillars when you knock the wall through. A new utility room in the garage must be fire proof and the floor raised, etc etc.

Following as we would like to do something similar next year (without the utility room bit) and we are also SW London. I don't want to spend over £50k as I want to fund from savings rather than borrowing but I'm worried it won't be enough unless we go for a super cheap kitchen as we will definitely need a steel putting in, but i need this kitchen to last until we sell this house. We were going to use Peek Homes initial service to draw up first stage plans for builders quotes and then if we liked their work, get them to do the full set of technical drawings but following for if anyone provides any local recommendations.

My aunt and uncle asked my partner (who is an architect) this same question last week - as they’re planning a similar extension. He said with a decent builder they would not need an architect; and suggested they ask neighbours for builders they may have used. He did say that the main thing is to agree and sign a contract with the builder, with the price and date of completion otherwise it could run over for many months.

I just got a planning 'consultant' to draw up the planning and building control applications which includes sketches. Then, when approved, the structure calculations from a separate person.

Is it permitted development or do you need planning permission?

Thanks for the replies. We haven’t done anything like this before so want to make sure we are doing it correctly.

I don’t think planning permission will be needed as we are not extending, just opening up the existing space and turning part of the garage into a utility room. I think we will only need building control approval.

I expected we would need a structural engineer to do the calculations for the steel beams, but I hadn’t considered what sort of drawings we would need to submit for building control. From that point of view, are we better off with an architect or a planning consultant? I’m not very sure about the difference, but I always thought architects were used for bigger scale projects than ours.

I did similar changes. Used a concept planner ( OnePlan) to design it all then used her plans to get quotes for the work and for the purchase of cabinets. I did also need a SE to calc the rash needed.

I used an architect to extend my ground floor but they did also so much smaller projects (internal changes) too. They did my friend's house around the corner which was some internal wall removals and a new kitchen etc. They were brilliant
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