Changed mind on extension - what would you do?

[Hoplittlesbunnieshophophop]

We bought a typical Victorian end terrace that we are renovating slowly. I had estimates from builders for both a full and partial side return (partial would create a sort of L shaped kitchen/dining area) and we decided to continue with plans for a partial side return due to budget and not wanting to lose too much garden.

Plans for partial were submitted and approved for planning permission at a cost of about £500 and the architect has also drawn the building regs drawings but not yet submitted. We have since been trying to save for this project while renovating the rest of our house bit by bit.

We've now think a better option to finance the project would be to borrow more against our mortgage. This means it can be done sooner and without wiping out our savings. We could also then afford the larger extension.

The larger extension means resubmitting full planning and paying again for that. Also redrawing the plans for building regs which will have a cost associated.

I think it's a no brainer to go for the larger extension - it will create a much more comfortable family home and ultimately add more to the value of the house too. Therefore I think we should think long term and should suck up paying twice for planning and redrawing.

It would be best to decide soon as planning and building regs cost both go up in April so I'd want to get the submissions in before then.

The added twist is that I'm expecting a baby at the end of September. Id love to have this extension done and dusted before then....am I totally naive?! What would you do in this situation?

September is probably only achievable if you already have a builder and a start date locked in, these things always take longer than expected unless you project manage the thing to within an inch of it's life and have a builder who will prioritise your job over the other projects he'll have on at the same time.
I'm a big fan of the long term view and would do the bigger extension now, but have plans in place for coping with a newborn and building works if the project isn't finished on time.

Your time scales are naive but - do the extension you want - as long as it won't take you over the value for the street (i.e. you should just move instead).

If you can afford to increase your mortgage then yes, that gets it built and you can move on. The time frame for your partial build will be around 6 months, so assuming you don't have a builder/trades lined up yet then this sin't happening before the baby arrives. If you want it done for then get going now.

Knocking out the back of the house to do this means probably not having a kitchen or washing machine for potentially three months which isn't going to be easy with a baby.

The bigger extension has benefits and negatives, as you say the loss of garden isn't ideal. If you do go down this route you are looking at a year or more for it to go through and be built and finished.

If you can start now, get going pre-baby.

Thanks all,

Appreciate the responses - the main thing being the general agreement that it's a good idea to go larger.

I do already know which builder I want to use so I would contact him ASAP With our plans to move ahead. Depending on his availability I would probably plan the works to start early next year rather than risk a building site when baby arrives.

We definitely wouldn't go over the ceiling price of the street. We bought the worst house on a great street so it's more like bringing it back up to what it should be!

@Tortephant happier to lose a bit more garden because we also have a very large, leaky asbestos 'workshop' 5m x 9m that needs to be torn down. Recently had the brain wave that we don't need to use all that space and rebuild a building of the same size, but use some space for an office/gym and the rest to extend the garden...if the makes sense?!

You’ll always regret it if you go for the smaller extension. Having to pay twice for planning and drawings is a small price to pay.

Don't compromise, if you can afford (even with additional mortgage), do it the way you really want it, otherwise a few years down the line you might regret it and want to extend again or move which is much more costly than resubmitting you planning application.

In terms of timescales, unless your builder is ready to go straight away once planning is approved, timescales might be a bit unrealistic. I'd still go for it though, tiny babies can sleep through anything, and it's much easier to have building work done with a baby who stays where you put them than a toddler who's trying to get into everything!

Well, we have a mortgage appointment next week, architect lined up to submit planning as soon as funding is approved (Nationwide has never taken longer than a week for us) and builder pencilled in to start Mid May....I'm astounded 😱

Thanks all for the advice, please send good vibes that this goes smoothly and I have my new kitchen before my new born!