Finally finalised Planning permission plans :)

[Welshbeef]

So after 3 long years of chewing the fat we have agreed on the (8th iteration of plans..).

8weeks++ before we know but a build thread will be forthcoming to this utter novice & shockingly bad DIYer.
Really excited about it and we're totally sold on the plans (I have a man cave too ).

This isn't being done for profit rather we utterly love the area we live in , kids are in school so don't want to lose catchment and the next step up houses are hardly ever on the market most when they come on are in need of mega £ spent on them and vs what we are doing M2 wise will be smaller...


Anyway size of the new 4 bed semi will be 214m2, c90m2 more space which as far as I gather is pretty decent size for a 4 bed/meets our requirements.
Specific points of note so far the rear extension will be a gable 14foot high at its peak 6 bi folds wide hanging log burner 4 unit wide Island 2deep.

Reading (Emmer green area) getting quotes in soon so anyone with any good contacts please PM would very much appreciate it.

[Welshbeef]

sidekickdmr said:

Good luck with it all!

So are you building in your current garden, or demolishing existing house?

It's a double side extension and single rear gable extension (vaulted ceiling).

[Welshbeef]

With a good tail wind maybe this time next year it will all be finished..


I'd love us to be complete fully a fair bit before Xmas 2017 and then host Xmas for the family also a good street party for New Year's Eve (house is too small. Urgently to host the street )

[Welshbeef]

So this is the exterior plan.

Current house is a 3 bed semi with 1 upstairs bathroom.
New plans 4 bed semi with smallest room 11.5m2 (both new rooms roughly identical to this). During our current 3rd bedroom to be the new family bathroom and the en suite. Downstairs adding a utility room, widening the downstairs toilet by 35% and then having a kitchen diner area c8.6mx 6m (this extends out 4m into he garden with the remaining 4m turned into a patio. Garage will be 5mxc3.2m. Kitchen diner will have vaulted ceiling on the extension part - with steels ensuring its pillarless.

[Welshbeef]

This is the end result we want from the Kitchen diner - the room in the above pics is marginally shorter than our plans but our width is 1.1m narrower. We want the island to be 4 wide and 2 deep - which mean the gap between the island and the side units will be 1.1m narrower but we still have plenty to play with (I think).

Plus ours will have a log burner in the corner beside the bi fold doors and the dining table will be the 90 degrees to the picture and then a L shape sofa facing the log burner + very large TV on the side wall.

[Welshbeef]

Edited those pics have the lantern roof we've seen a number and we'll the boss doesn't like it so I suggested the gable instead with vaulted ceiling and she's happy.

[Welshbeef]

These two were missed from the above post - give more detail on what we want to achieve.

[Welshbeef]

These must be over 2mb hence not getting uploaded.

This is he last of the pics we want to replicate.

[Welshbeef]

Pre the plans a few builders gave ball park budget costs of £120-130k but this was with the 2nd storey extending out backwards by 4m too -we are not doing that any more.

The question I have is from the above kitchen what sort of budget is that piece of he jigsaw ? (Mrs wants the Neff "slide and glide oven" as it's funky but also stops the kids running head into an open door.

[Welshbeef]

jas xjr said:

glad you have bi-folds , the ph must-have . good luck with the build , and please keep us updated with photos.

We're totally sold on them - we love the garden and being able to open it right up makes it ideal. We have a lot of family gatherings & big BBQ's and also just us as what will be a family of 5 so maximising the space just works so well.

We will have bi folds on both sides one to the side patio and the big 6 opening onto the garden.

[Welshbeef]

I know log burner is at the end of the work - but as we are in a period of pause and wait for permissions.

So we've stayed in a few cottages with Log burners and from what I've seen a sandyford brand seems pretty good. Below is a pic of one we used recently - didn't measure it but it looks similar to the width of a std kitchen unit. We like one opening big glass to enjoy the flames , not hanging from the wall.



Thoughts? We want a wow burner but solid one opening not crazy on £

[Welshbeef]

jules_s said:

Please get the bi-folds detailed with level access. Daft not to.

Sorry naive to this but can you explain that?

[Welshbeef]

jules_s said:

Your elevations show a step down from DPC below the bifolds

If it were me, I would have the internal/external levels the same to give a proper 'through' feel

Got you and yes we will certainly do that

[Welshbeef]

So it's looking - assuming the 8 week timetable is met that we should have a decision on the 27/12/16. I'm thinking with the festive season we will hear by the second week of Jan if it needs tweaking or if it's passed as is.


I'm now in the process of building up a more accurate budget (excluding the shell). Basically right now I'm simply making a list of things - and it's getting far longer than I'd assumed .

[Welshbeef]

First quote in for the building works just shy of £160k (as in all fine basic kitchen bathroom ms etc).

It works out to be c£1.6k per m2.

[Welshbeef]

Busa mav said:

Including vat and the bifolds ?

Yes.

Bifolds total £9k -£1k/pane

[Welshbeef]

MagicalTrevor said:

We fitted a log burner and because the opening was quite wide, we wanted something that had the correct proportions. The room wasn't massive so we couldn't have a large stove either. The calculations suggested a 4-5kw stove.
We ended up buying a Dean Forge Henbury Slimline 5 as it's got the frontal area of a larger 6kw stove but slimmer. I'd highly recommend their stoves.
http://www.deanforge.co.uk/products/dean-stoves-11...

That looks really nice.

[Welshbeef]

Well some 3 weeks beyond he due date decision we have received Granted Full Planning Permission.

Really pleased / had expected first floor to be pushed back another meter but no changes needed at all.
Structural drawings and building regs will be commenced now.

Get in.

Hurdle one over.

[Welshbeef]

Moving on from the last update we are now looking at building works(demolition) commencing on the 27/2 - expected to be a 5 month job.

Decided to go for UFH in the extended area plus electric UFH in en suite and bathroom

Looking at kitchens currently and still struggling to decide where to put the job and sink and fridge freezer. Design will be two runs of 4 base units & wall on either suede of the room plus a 4 wide 2 deep island in the middle, with ovens and larder behind the island.
I think the wife wants the hob on one of the side runs which backs onto the living room with the sink on the external wall and dishwasher beside it. I had the idea of both being on the island but am hearing points against the idea raising questions ie splashback and if sink on the island with dishwasher then you might have at time pots and pans on it while the washer is full instead on the side more out of the way.
Need to decide very soon as some kitchens are a 10-12 week lead time.

[Welshbeef]

kiethton said:

Sink and dishwasher definitely on an external wall, not just the keeping it out of sight but will also mean far easier plumbing/drainage (i know you can sink it all into the floor but its's far easier being accessible should the worst happen)

I would have thought if your having a run down each side and something at the back, the back wall would be the perfect place for the cooker (rangemaster?)

We're after eye level cookers and a separate hob - though not finalised. /open for ideas. Good point re drains/plumbing of it.

Will be having the design drawn up on Sat so all being well should be able to post some pics here and would appreciate critique - though SWMBO is the boss