Need help on extension ideas (duplicate threads merged)

[Unsureofthescore113]

Hi All, hope you don’t mind me jumping on this thread... I’m really at the end of my tether trying to decide how to extend our house and any advice would be very gratefully received!!

So we live in a 2 bed terraced house, as per the picture, have one DS, live in the south east. We are very happy where we are, looked to move but change our minds, heart settled on just extending. I initially wanted just a conservatory but hubby says it would just be used as a junk hole (he’s right) and he’s rather have something more practical built at the end of our kitchen like a utility room and downstairs loo. That’s the dream but I have no idea of what we can do we initially considered knocking down our kitchen wall to make a kitchen diner but we just think we are compromising, we really need more outside space. We are having 2 builders come and quote next week but we still haven’t completely decided what we want please help!

 

[Mottie]

Tough one. If you don’t know what you want, what are you going to get the builders to quote on? Or are you hoping that the builders are going to act as architects/designers? Could be a big mistake!

 

[noseall]

We are having 2 builders come and quote next week

Why are you inviting builders around to quote when you don't even have a drawing? Completely pointless as you won't be in a position to compare quotes. What I suggest is a compatibility visit and nothing more.

Gaining an extra bedroom (two storey) is always a financially better option. Your compatibility visit would need to consider any drains out the back and the depth of those drains and the ownership of those drains. Look at existing window positioning and how it may determine what sort of roof will be suitable. Access (terrace) could also be a major factor.

From your POV you will need to consider the size of the extension in regard to your curtilage footprint and whether you want (or need) to go down the planning route etc. Also these considerations may lead you to want to employ an architect or simply trust the builder and do it all on building notice (not advisable especially if you want multiple quotes from different builders).

Extra kitchen space and a DS loo are a boon to anyone, as is a bit extra for a utility room. You are right not to want a conservatory because they are pants.

If you are serious, get a trustworthy designer on board early on.

 

[Ian H]

I’d go out full width, make your kitchen into the toilet and small utility. Open the back of the lounge/diner so you walk into a bit kitchen/diner with flat roof, bifolds and 2 roof lanterns.

Search rear extension on Pinterest.

 

[JP_]

an idea.
to save money you could not "do" the utility / wc yet, the drainage and plumbing will be there ready though - I assume the soil stack goes through here from bathroom above.
Front room could become a 3rd bedroom in future if needed, but TV room / snug for now.
Middle room will be a bit dark, but not much you can do about that in a terrace. Big glazed internal doors will help.
So all that is needed is a square extension, the new kitchen water and electrics can be extended from existing, new stud wall to partition the snug and create a corridor. Upstairs unchanged.
Should cost too much, maybe £30-40k with the right builder + flooring and kitchen?

 

[JP_]

I replied, but it disapeared. A quick idea.

Middle room will be dark, but as a walk through occasional study / playroom will be OK. Front room can become 3rd bedroom if needed.
To save money could leave the utility / wc until later. New kitchen should be able to use existing plumbing, drainage.
as mentioned, rear drains might be an issue, might need approval from drainage company to over build or move if shared drains.

 

[Unsureofthescore113]

Hi All. Thanks for taking the time to reply. I take on board what you said about wasting builders time - and I agree.

I guess now the next thing to do is make a final decision on what we want before getting anybody in. I like the idea of full width extension and the drawing from jonbey is fantastic - thank you so much for this! I feel I’m heading more towards a solution now. Our garden is pretty much wasted space so happy to take over the area as necessary.

Thanks to all who have helped - appreciate it

 

[JP_]

things to consider - under current permitted development rules you can go out up to 6m at the moment (has been extended from 3m, time limited, no end time announced) but can only build on a certain percentage of your land - if you have a long garden you should be OK. But it does require neighbourhood consultation, which means planners ask neighbours opinion.

If building up to the boundary you will also need party wall agreements with neighbours too, and you will need to pay a solicitor. Find one yourself, don't reply to the millions of letters you will probably receive as soon as the plans are public.

Access is going to be an issue - is there rear access? If not, everything will have to go through the house, and that will be a lot of extra time and mess...

 

[Unsureofthescore113]

I think the neighbours will be fine - but good point. Will consider that.

We have 2 access points at the rear, currently single door through the kitchen and French doors in the dining room.

 

[Leofric]

Have some proper architectural drawings prepared .
ps how do you get into the utility/storage room on the plan above, there doesn't appear to be a door

 

[Ian H]

ps how do you get into the utility/storage room on the plan above, there doesn't appear to be a door

There’s a lift under a secret hatch upstairs.

 

[JP_]

sorry, MS Paint doesn't make it easy to put doors in!