Extension plans (one day a build thread!) - thoughts

[Muncher]

Good work, keep us posted!

[MrChips]

Great news as well. We're also doing something similar, with gable walls coming down and likely lots of steel, and in a similar price bracket. Had a nod from the council but until I see it in writing then i'm not believing they've approved ours.

Um.. it's quite daunting isn't it!

[jon-]

Muncher said:

Good work, keep us posted!

+1

This much construction needs lots of photos

[mattdaniels]

How is it going to compare against other properties in the road? ie. is there a danger you are "over building" the property?

[Legend83]

mattdaniels said:

How is it going to compare against other properties in the road? ie. is there a danger you are "over building" the property?

Matt, our street has a hotch-potch of properties - all shapes and sizes. The original houses are mostly Edwardian terraces but there are also 60s and 70s builds further down.

A fair few have had extensions done too.

The good news is the attached property to ours has also had planning permission for a similar scheme so we at least retain a sense of proportion with our neighbours.

And yes, it is daunting!

[BoRED S2upid]

Can't believe your removing the gable wall and extending rather than a normal side 2 story extension or a wrap around extension the cost will be dramatically more expensive.

We definitely need a build diary if your still going down this route it's a massive structural job. Make sure it's tendered correctly and the builders have experience of such a job.

[Legend83]

BoRED S2upid said:

Can't believe your removing the gable wall and extending rather than a normal side 2 story extension or a wrap around extension the cost will be dramatically more expensive.

We definitely need a build diary if your still going down this route it's a massive structural job. Make sure it's tendered correctly and the builders have experience of such a job.

Oh don't worry, there will be a diary for sure!

Should be getting a structural engineer out in the next couple of weeks to assess the likely work required.

It did throw me when the builder said we would effectively be demolishing 75% of the external house...

BUT, how else do we achieve the internal requirements? A wrap around or bolt on extension won't give us the open space we want.

[barryrs]

Just another potential issue thats worth checking now.

Whats the depth of the sewer alongside the house and does it serve any other dwellings?

The depth of the sewer may well dictate the depth of your footing as you wont be allowed to apply any loading onto it.

https://www.gov.uk/government/uploads/system/uploa...

Pages 7 & 8 have some handy illustrations.

[Legend83]

barryrs said:

Just another potential issue thats worth checking now.

Whats the depth of the sewer alongside the house and does it serve any other dwellings?

The depth of the sewer may well dictate the depth of your footing as you wont be allowed to apply any loading onto it.

https://www.gov.uk/government/uploads/system/uploa...

Pages 7 & 8 have some handy illustrations.

Heh, heh....the sewer will have to be moved as it currently runs along the alleyway which will become internal space. Fortunately it doesn't serve any other houses.

Another expensive job!

[BoRED S2upid]

Legend83 said:

BUT, how else do we achieve the internal requirements? A wrap around or bolt on extension won't give us the open space we want.

Yes it will you can still chop great holes in the gable wall use massive lintels to give you openings between the existing rooms and the new rooms in the extension but you leave enough of the existing house intact not to have to demolish 75% of it.

Similar effect massive cost savings and you can remain living in the house as the wrap around gets built and is watertight before the holes are cut through. With this plan your going to have to move out it's such a big structural job.

[Legend83]

BoRED S2upid said:

Yes it will you can still chop great holes in the gable wall use massive lintels to give you openings between the existing rooms and the new rooms in the extension but you leave enough of the existing house intact not to have to demolish 75% of it.

Similar effect massive cost savings and you can remain living in the house as the wrap around gets built and is watertight before the holes are cut through. With this plan your going to have to move out it's such a big structural job.

Ok, well that sounds promising. I have emailed my architect about this so he can raise the options with the structural engineer. Will wait and see what they come up with.

P.S. you can tell already I am a complete novice at this sort of thing so fresh perspectives are very useful and appreciated. Hoping to learn a lot along the way!

[BoRED S2upid]

We did a single story extension running the length of our house last year 8m by 3m giving us one large long room we knocked a 4m hole in the dining room to extend this room by 3m. No build diary as it wasn't worthy it was just a small extension. Cost less than £25k and it doesn't cost another £25k to go up another story as most of that cost is footings and a roof.

[SAB888]

Legend83 said:

Heh, heh....the sewer will have to be moved as it currently runs along the alleyway which will become internal space. Fortunately it doesn't serve any other houses.

Another expensive job!

Why don't you just build over the sewer rather than divert it?

[Legend83]

SAB888 said:

Why don't you just build over the sewer rather than divert it?

Is it a good idea to have the drainage running under the internal section of the house? The run is unreliable and blocks quite often - having drain covers under the floorboards would be a nightmare in that situation, no?

[SAB888]

Legend83 said:

SAB888 said:

Why don't you just build over the sewer rather than divert it?

Is it a good idea to have the drainage running under the internal section of the house? The run is unreliable and blocks quite often - having drain covers under the floorboards would be a nightmare in that situation, no?

You can have IC covers within a building (double seal) but agreed it wouldn't be ideal. Can the IC be removed? Also, if it was to stay, pipes could be renwed and it would need to be encased in concrete or gravel surround, depending on your Building Control officer. If it's easy to divert, then that would be better.

[Spudler]

Legend83 said:

Is it a good idea to have the drainage running under the internal section of the house? The run is unreliable and blocks quite often - having drain covers under the floorboards would be a nightmare in that situation, no?

Correct. You'd only have a straight (rod-able) run under the property.

[B17NNS]

This is going to be an exciting one. Good work OP. We'll all be with you (just a safe distance from the 600 or so acrows)

[Legend83]

Question - should one go with the architect's recommended structural engineer to a) not ruffle architect feathers; and b) ensure familiarity and continuity between specialist trades?

Or should I get other quotes?

[SAB888]

Legend83 said:

Question - should one go with the architect's recommended structural engineer to a) not ruffle architect feathers; and b) ensure familiarity and continuity between specialist trades?

Or should I get other quotes?

Hmm, better the devil you know.

[AC43]

Legend83 said:

A few other questions to throw out there:

1. Anyone got a roll-top bath and is it totally impractical? The main bathroom will largely be used by the kids but my wife has always wanted one - my worry is if we have to put a shower in too to counter the impractical bath the bathroom will feel cramped. No shower and we will end up with the kids in our en-suite!

I can see why a roll top batch appeals but I don;t think it's practical for what you need. Put a shower over the roll top and the kids will flood the place. Add a separate shower and you lose space. I've always gone for the bath against wall/shower above/hinging glass panel approach for the kids' bathrooms in the houses I've done. With the right glass panel, tiling/built in recesses for the shampoo etc it can be made to look great.

Legend83 said:

2. Entrance to our en

If you have an external wall there can't you put a small window in? Venting would be a good idea if you can. It would be a bit hard to clear all the moisture-laden air after a shower.

Or, funds allowing, why not go the whole hog and do the loft - add a dormer or two and you could make a big space for you and the Mrs. I've done that in my mt current house. Stuck a massive bath in a alcove at the far side. Not to everyone's taste but the Mrs loves it. We've also stuck in a conventional en suits up there too.

Edited by AC43 on Saturday 18th October 10:33

Edited by AC43 on Saturday 18th October 10:33

Edited by AC43 on Saturday 18th October 10:34