Extension Planning Advice / Recommendations (w'pics)

[jdwoodbury]

Hi All,

I have been in the current place 2yrs and bought it knowing it needed a remodel, a kitchen revamp/extension is due to kick off proceedings next year before we start redecoration on the rest of the house. The house was built in 1958 and was heavily extended in 1979, in particular the kitchen and living space does not work well for a young family IMHO. My wife and I have never had any experience of building work so looking for some advice and guidance on topics raised below, first some details.

We plan to add a single story extension to the rear, it needs planning permission due to adjoining the the exiting rear extension. We have an architect engaged and have drawn up a scheme based on our requirements.

Here is a photo of the back of the property:



And this is the existing rear floor plan:



This is what we plan to do:

- Reduce the size of the lounge
- Extend across the back to the existing store room
- Make the storeroom the utility
- Render the whole rear of the property (as the front is) to tie it in

• Note the formal dining is not connected to the kitchen, we are still thinking about a solution for this due to the split floor level*

Finished article should look like this, although the drawing does not show the parapet on the flat roof and the swage line running across the property



Some initial questions I have:

- I need to get some indicative costs from builders, are planning drawings enough for this purpose? (kitchen measures 10.5m x 5.94m including existing floor space)
- I would like to buy all the windows and doors from one source, what reputable companies have people used?
- What sort of time should I expect to complete building tender, assignment then the build itself?

I am looking to cost this out reasonably accurately, I don't want to start/stop on the project. I am also conscious of the ceiling price for property and although I don't plan on moving I would like to know I have not diminished my equity. My estate agent says I have about £100k headroom on the current price, so clearly I am looking to deliver this build well under that!

Any tips/ tricks or ideas would be welcome from fellow PH'ers, looking to gather as much info as I can before this launches next year.

[jdwoodbury]

Wozy68 said:

Rule of thumb east Worcs/North Glos is 1200-1300 plus VAT per sq metre.

The one big thing to remember, get your kitchen company in at start of design, I can't give you better advice than this. You then can get everything design and utilities (electrics/plumbing) wise sorted so you can have what you want rather than having to design your kitchen around where the builders/achitect think things should go (both generally havent a clue).

thanks Wozy68

[jdwoodbury]

8-P said:

Looks great, I think Id want to be able to get from dining to family via a door direct, or swap lounge for diner. We knocked our kitchen into diner, works great but if I had room for a separate diner it would gather dust I fear. That said you may do far more formal dining than me.

I agree this is a sticking point now, we want to convert the lounge to a snug as it has an open fire that we love. The formal dining is massive (25x14ft) and only used once in a blue moon (my wife calls it the Xmas room). She is keen to retain it but I would like to lop off some space and have a walk-through from the kitchen and maybe a small study.

[jdwoodbury]

Our back garden faces North East

[jdwoodbury]

dmsims said:

Think the skylights above kitchen look messy - flat or less height instead or just one?

Yeah I agree, I think its just a standard graphic. We have been to see a few from providers and you can get them much more slimline that you see in the picture. Actually with the parapet on the roof I guess you may struggle to see the at all from ground level.