Trying to start a double storey exyension!

Hello everyone.

We are just about to move into a detached 4 bed house and want to put a double extension on the side. I hope somebody out there can help with a couple of queries I have.

1. We are looking for a 2.5 x 8 metre extension to the side of the house- depending on budget! I have read all about just paying for the 'shell' but am not sure how developed this means. Upstairs we need a new bathroom and bedroom (with en-suite)- but the last owners have put all new bathroom and toilets in. We would knock through the bathroom to make a corridor to the extension- but can we just rip out the one there and put that into our new bathroom? I'm not too bothered about tiles etc to start with and have someone to fit the bath for us anyway. So would the 'shell' include plumbing so that we can put the suite in ourselves? And would anyone have a general idea as to costs for this sort of extension as a whole? (the downstairs would be a lounge, utility and w/c).


2. There is an existing single storey addition to the side of the house with a utility room in (about 6' x 8') and a downstairs w/c. We would take this out before putting the extension on- but could we re-use any of the materials- bricks or tiles from the sloping roof- or is it not worth it?

3. How do we go about finding architects and submitting plans etc. I hope there will be no problem with planning as it is a corner plot surrounded by trees so shouldn't affect the neighbour at 90 degrees to us.

4. The roof on the house is very low so somebody has suggested not putting a flat ceiling in the extended bedroom and bathroom and just keep it sloping with some Velux windows in. Would this work out any cheaper or add on big costs?

5. Any other suggestions greatly appreciated. I'm new to all this but excited about posting updates- hopefully with pics as it all gets underway!

Thanks for your time

sarah83 said:

1. We are looking for a 2.5 x 8 metre extension to the side of the house- depending on budget! I have read all about just paying for the 'shell' but am not sure how developed this means. Upstairs we need a new bathroom and bedroom (with en-suite)- but the last owners have put all new bathroom and toilets in. We would knock through the bathroom to make a corridor to the extension- but can we just rip out the one there and put that into our new bathroom? I'm not too bothered about tiles etc to start with and have someone to fit the bath for us anyway. So would the 'shell' include plumbing so that we can put the suite in ourselves? And would anyone have a general idea as to costs for this sort of extension as a whole? (the downstairs would be a lounge, utility and w/c).

Click to expand...

The shell can be as finished or not, it depends on what you are happy/capable of doing yourself after the builders have done their bit. Normally a shell would have the electrics & plumbing done but it really depends what you ask for. There will be no problem fitting your old suite and doing it yourself if you wish. Costs will be around £750-£1000 per m2 (that’s for each floor not just the ground floor) depending on the standard required and your location etc etc.

sarah83 said:

2. There is an existing single storey addition to the side of the house with a utility room in (about 6' x 8') and a downstairs w/c. We would take this out before putting the extension on- but could we re-use any of the materials- bricks or tiles from the sloping roof- or is it not worth it

Click to expand...

Only if they are nice bricks you wish to re-use, tiles could easily be re-used if in good nick. Although it will be expensive to re-use the bricks as they'll need to be cleaned of old mortar before re-use and the old utility room will need to be 'taken down' rather than 'demolished' so will be more labour intensive (or expensive). Otherwise it'll end up being smashed up and used as hardcore for any new concrete slabs you have going in.

sarah83 said:

3. How do we go about finding architects and submitting plans etc. I hope there will be no problem with planning as it is a corner plot surrounded by trees so shouldn't affect the neighbour at 90 degrees to us.

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Unless you want to do it yourself, employ an architectural technician (not an architect). You'll find them using friends recommendations or the yellow pages (architectural technologists have their own section) or local ads or wherever. Contact say three and get three quotes.

Assuming its fairly non contentious, it will go something like this:

1. They'll meet you at the house and discuss your requirements.
2. They'll do a fee quotation for you get him to do a fixed lump sum unless you're not sure exactly how you want the extension to be laid out in which case there may be some feasibility required.
3. Assuming you accept it you then appoint your chosen technician, don't be afraid to ask to see some drawings and for a few references, choose the one you feel you can work with, not necessarily the cheapest one.
4. He'll then carry out a survey.
5. He'll then draw up the existing plans, elevations and a site plan if necessary and download a site location plan.
6. He'll then draw up the proposed plans, elevations and a proposed site plan if necessary. If the plans are in any way contentious he should speak to the planners before the application is submitted.
7. He should send these to you or meet with you to make sure you're happy with the proposed plans etc before he submits the application.
8. Assuming you're happy he'll then complete the forms and submit the application. (If he has any sense he'll ask for payment at this time.)
9. Wait for approval which takes around 8-12 weeks depending on your location.
10. After say 6 weeks or thereabouts after the neighbours etc have had their chance to winge etc etc he should contact the planners to make sure the application is being recommended for approval. If its not, then that is the time when (if required) any tweaks can be made to keep the planers happy and ensure it gets through. Mention that you expect him to do this when you have your initial meeting with him on site. If there are tweaks required but they are only minimal he should probably do these for free, if they are a bit more time consuming he may charge you extra.

Then there are the building regs.......
If you do want to do it yourself, you can follow the same route.

sarah83 said:

4. The roof on the house is very low so somebody has suggested not putting a flat ceiling in the extended bedroom and bathroom and just keep it sloping with some Velux windows in. Would this work out any cheaper or add on big costs?

Click to expand...

Probably won't make a lot of difference but for bedrooms the windows need to be escape windows, the cill must be a minimum height and the windows should be a certain size so this should be borne in mind.

It may all sound a bit daunting but get your self a decent techy and he'll be able to answer all of your queries and will tailor a package to suit exactly what you want.

Fantastic.

Thanks very much for the comprehensive answers.

You've renewed by enthusiasm for the project.

Just hope exchange and completion goes according to plan- then we have to decide whether to jump straight in and annoy the neighbours or wait a few weeks!