[Closed] House extension/remodelling advice - where from?

Look at The Petmitted Developement regs will get you an approx idea of what sizes extensions are able to be done without a planning application. Then for an architect who can do the actual layouts / details.

Ta!

Anyone know an architect near Rochdale?

Have a look at what other people have done. Plans and drawings will be online on the council website for recent extensions. You can also have a look at similar properties on Rightmove for inspiration. You'll get a lot more from an architect if you have a few ideas of what you do and don't like.

It all starts from what you want to achieve. If you don’t have a spec then how do you find out if the answer your being given is right.

This was ours from a few years ago…

Rooms:

4 double bedrooms, pref with Master bedroom having shower ensuite (but not at expense of the room being compromised). Bedrooms can be on different levels to each other but should be contained within a bedroom area where each bedroom has carpeted access to a bathroom and does not need to go into/through another room.

Initially Nick will work from a spare bedroom with the ambition of moving his work place to a shed in the woodland.

Family bathroom with bath and separate shower

Min. 2 toilets within the house

Bathroom(s) accessible without having to go into the bedroom wing for the living areas.

Spacious Kitchen / dinner to be a central part of family life. This should have a good connection to the outside world.

Lounge with flame heating source

Garage

Shared spaces/rooms to include locations for playing musical instruments (pref. with a way of being able to shut door to stop noise going through the whole house), piano location, child play area, library area, desk/computer area for Claire to possibly run a business from home.

The house needs to both look forward and backwards. We anticipate having a lawned garden to the rear with woodland paths. This is likely to be where isaac will play so being able to be in the house and supervise this is desirable

A view of the waterfall from the house is desirable

Views down the valley from the living area and some beds is desirable

We like the feel of the window to the left of the fire that gives the impression that of living in the tree tops

We then shared this with Architects and use it to work up ideas for how to remodel.

If you don’t have a spec then how do you find out if the answer your being given is right.

Which is a fair point, but right now we don’t know if what we want to do is possible (from a technical point of view as much as anything else)

Which is a fair point, but right now we don’t know if what we want to do is possible (from a technical point of view as much as anything else)

So it’s less of a question of what can I / should I do and more of an is this technically possible? Assuming it’s a regular construction in a regular location then it probably is.

If you want to build a high rise on a swamp perhaps less so… so cough up the deets and we can critique.

House has been extended twice by previous owners; we’re thinking about whether we can change some stuff around to make better use of space but some of the walls that would ideally need to come out used to be external…

.... Which is fine - you just need the structural engineer to work out the calcs and specify the steels needed to replace them.

but some of the walls that would ideally need to come out used to be external…

Not necessarily an issue. But it’s more invasive than knocking out partitions.

Given you have an objective view of what you want to do then I think I’d get a local structural engineer out for a chat. If it can be made to work ( and I hazard it can ) then you have something for builders to price against and to submit to building control.

With this stuff detail is key. You want to understand how the downstands will show, or more ideally be hidden. You’ll probably find differences in floor levels between rooms.

It's also really useful to talk to estate agents and get their advice. They will usually have a great insight into what would work well (from a useable space perspective) and can also advise on how to balance cost with the value you'd add.

Anything (technical) can be achieved really, just the only restraint is money & space - have you enough of both?

I'd find out what the ball-park figure is for cost/m2. Many years ago we were told it was £1500/m2 from memory...

It's tempting to get a little carried away with an architect and then have to reign things back when builders give quotes.

Also be aware that building materials are skyrocketing, so things could increase dramatically by the time you get to construction.

@intheborders That’s why we’d like to talk to someone who knows what they’re doing…

I’d work on £2-2.5K/m2 on an extension on the basis that materials have gone up 25-30% in the last couple of years and most decent builders are very busy/ don’t need to fight for work.

I suspect your costs will vary wildly with your risk appetite. If you want to have a fixed price then the builder takes the risk. If you pay day rates then you take the risk - you’ll likely pay less.

Cue the raft of people advising that all trades will abuse a day rate… ymmv but I only use people I trust.

Personally I'd attack things in the following order:

1. Search for other plans in your area and think about how you would adapt them to your circumstances.
2. Ask friends/colleagues for local builders they recommend.
3. Get some sketches on paper (from the plans at #1) and ask the builder to take a look/offer advice and if possible an idea of price.
4. Builders often team up with architects and its better if the builder tells the architect what to draw, than the other way around......
5. If you've picked up enough info from the planning portal and building regs and you need to submit planning, draft your sketch & send it in. Failing that, you'll have to get an architect to do it.

Good luck.

Materials.

Some have gone up much more than 30%!

Steel, Copper, OSB, CLS are way more!

Then you've got the gift that keeps on giving (Brexit) to thank for labour shortages.

Part L changes in June, so expect your low temp heating to be more than you expect.

I would start with what you feel is wrong with your current layout?

Are the rooms too separate so if someone is cooking they feel isolated?
Or maybe the kids need their own space and you want a second lounge etc.

List out what you feel is wrong and what you are trying to fix.

'4. Builders often team up with architects and its better if the builder tells the architect what to draw, than the other way around……'

Good lord, I have read some bad advice on here over the years but this takes the biscuit.

It is important to remember a builder is not a designer and their prime concern is making money on a project. It is far better to keep the builder/ architect as separate entities, if indeed you wish to use an architect, otherwise the architect can't really do the job he/she is trained to do.