Need ideas on 2 storey extension..

[azhar]

Hi

I need some basic advice for a project i would like to embark on next year. please let me know your thoughts.

I live in a 2 up 2 down terraced house with the kitchen and loo at the back. I also have a lean to on the side return.

I would like to extend into the lean to and put some velux rooflights. But i also want to add a storey on top without building any load bearing internal walls. Basically the kitchen will be the full width of the house by extending onto the lean to. I will also extend into the garden by about 3 meters with full height patio doors.

I have drawn a mock up before i choose an architect. i was thinking that the storey ontop should be able to support a bathroom and maybe an ensuite coming from the attic???

Can the brick walls be built directly ontop of the joists? or are there special procedures?

Also i have added a picture of what i would like the finished kitchen to look like.

Let me know your thoughts.

Untitled

• azhar
• 20 Dec 2010
• 1

Untitled

• azhar
• 20 Dec 2010
• 1

 

[^woody^]

Might be best to worry about getting planning permission before going in to construction detail

Brickwork will need to be off steel beams spanning across walls or columns/piers, not off timber joists

 

[azhar]

I am likely to get PP so long as the design and material used is of high quality. Also there is 2.5 meter wall on both sides of the kitchen, so neighbours cannot really complain. Especially as the left side has a Lean to which was built by the neighbour with the previous owner.

I ws just wondering if a brick wall can be built off the steel frame and what the process is. Any ideas? is it like the normal way of building up from footings. and what thickness should the wall be?

Also the orange frame is going to be steel beams and columns not timber?

 

[Deluks]

You can lose half of that frame, namely the 3 sections on the far right if you build the upper extension flush with the downstairs exterior wall.

 

[peca27]

Is it just me, or am I missing something here?

Is the proposed rear extension going to be 7-8 meters from the existing rear face of the terraced building? Isn't 3m the maximum allowable?

Width I can't see an issue with.

Yes brick can be built of steel beams, you may need piers + / or columns as per woody's advice.

Saying your likely to get PP as design and materials are of high quality is a joke mate. If it's within accepted guidlines, it will be allowed......if it's not within guidlines it'll be refused, doesn't matter how pretty the drawings are.

 

[Deluks]

Well spotted Peca, 8m extension on a 2 bedroom property

You need to seriously 'cross some palms with silver' to get that passed.

A silver shadow more like

 

[^woody^]

I am likely to get PP so long as the design and material used is of high quality.

LOL

<slaps face> "hello,helloooo, azhar wake up. Hello" <slaps face again>

 

[azhar]

thanks for the lovely motivation.

i think there is a slight misunderstanding. Currently i have a 50 foot garden which isnt over looked. The kitchen currently extends out by 5.5 meters. My lovely neighbour (landlord) extended out by a further 3 meters or so. So the full length is 8 meters. When i come out into the garden i have a lovely brick wall (poorly pointed) to stare at. All i want to do is match his length but go with a full width kitchen garden.

BTW i have seen so many over the top extensions in hackney which the council has allowed. They have allowed massive kitchen diners on Georgion terraces now they have very small enclosed 4m by 4m patios to the rear????

Deluks ''You can lose half of that frame, namely the 3 sections on the far right if you build the upper extension flush with the downstairs exterior wall.''

I guess i have to check if the foundations will hold the weight by digging an inspection hole?? thanks for your input.

''8m extension on a 2 bedroom property''

I can see how this is excessive but i dont really want it that far out. so long as i can get full width i'll be happy. There are a lot of companies that are specialising in extending into the side return but charging a bomb. I can understand my neighbour extending out and i'm pretty sure its 7-8 m cos it houses a kitchen, passage and bathroom.

I'l take proper measurements and get back to you.

 

[peca27]

It's positive encouragement, at least your doing a bit of research before approaching a professional. I'd offer my services remotely if you want? I can do the drawings from photo's and submit it on-line?

Just because your neighbour has something built it doesn't always follow that you will be allowed to do it.

Has your neighbour even had planning approval or otherwise?
Is the existing rear Kitchen on your place considered an extension? If so that will impact on any further extension allowances.

Structurally (in terms of requirements for beams, foundations + columns) you will require calcs for Building Control from an Engineer.

Good luck

 

[azhar]

thanks for the offer Peca27 and the words of encouragement everyone.

I dont understand whats so funny about this 'I am likely to get PP so long as the design and material used is of high quality.'

an identical planning application to my proposal got rejected on my road due to materials and design which would 'unduly effect the character and style of the terrace' Also the plans included a first floor storey projecting out more than 3.5 meters which could block the light for adjoinng neighbour. I plan to do a first floor extension which would project out 3 meters keeping in line with 45 degrees from neighbours property.

Have i missed something completely. I really love these old buildings but they were designed with Victorian (post 1900) familys in mind. There is no use for a side return as the loo isn't in the gardens anymore and its a complete waste of valuable space. Correct me I'm wrong but modern family's want the dining/kitchen space don't they. Its a family area these days no??

And i really don't get why it would be so bulky even at 6 meters its modest isn't it (keeping in mind it will house a kitchen and wc)? Especially as terraces are narrow.

Thanks anyway guys i may well be dreaming.