Kitchen extension cost?
Discussion
Had some prelim plans done for "kithen/lounge" knock through and not quite convinced it's a goer. So thinking of releasing some of my pension and going the whole hog and extending onto our patio (single story). Architect tells me 3 metres is ok under PD and the 45 degree rule (semi detached) isn't applicable which surprised me but if true then nice.
You can see from the plan this only requires two extra walls, base, bi-folds and flat roof. The roof on the existing extension will need to be re-done at the same time.
Any ideas on a rough budget to get it up to a "shell" stage (plastered out)?
Is £1500/sq meter about right?
Thanks for any thoughts.
You can see from the plan this only requires two extra walls, base, bi-folds and flat roof. The roof on the existing extension will need to be re-done at the same time.
Any ideas on a rough budget to get it up to a "shell" stage (plastered out)?
Is £1500/sq meter about right?
Thanks for any thoughts.
Edited by dickymint on Saturday 15th July 12:03
henrycrun said:
Go out 4m (internal), 3m is too scrimpy.
Shouldn't be any problem with PP.
Don't want to go the Planning route just in case I fall foul of the 45 degree rule! As I see it using PD it then does not apply. Besides 4 meters is plenty and it leaves enough of my existing patio to be usable.Shouldn't be any problem with PP.
Edited by henrycrun on Sunday 16th July 20:39
Thanks all for the replies I'll be phoning the architect tomorrow to come back with his tape measure
ben5575 said:
Lovely kitchen.
OP, I think you're right to consider a different solution to the one proposed which I really don't think will work very well in practise.
Open plan is good, but it needs to balanced with separate rooms that you can escape into when needed. Not sure if you have a family/kids with you or there's just two of you as obviously how you use your house is fundamental to any redesign.
Again, without knowing the location/orientation, I assume that you have a back garden to the rear of the property (as opposed to a street house yard for example)?
I would also try and avoid having to walk through a room to get to another room if possible, as well as avoiding giving a WC/utility potentially your best location in the house. Your existing kitchen looks narrow at around 2.5m ish??
There is something very nice about being able to see through your house from your front door to the back. I would be tempted to keep the WC in its current location (poss reorientate it so it fits under the stairs better and not stick out if possible).
Use what is currently your kitchen as an extension to the hall (perhaps a desk/study/library/storage space against the existing window where sink is currently located).
That existing extension at the back (where the new wc/utility is shown) would form part of your new single space kitchen/diner/family space that extends across the back of the house on top of the existing patio. This would be open to the 'new' hall by taking out the wall between it and the existing kitchen as you have indicated in your colour proposed plan.
That way you create a single circulation space (existing and new hall) allowing you to see from your front door through the house, through the main new living space, into the garden (with possible feature?)
Depending on how far you are prepared to go, I would have think about making your existing dining room the kitchen and having the existing/new extension the family/dining/living space. Your existing living room is retained to provide you with the 'escape'.
I suggest the above as I have an aversion to kitchen/family/dining that occupy a single rectangular space (purely a personal thing). They can have a tendency to be neither one thing or another. If however you have a single connected space (new kitchen in existing dining room and a new living space at right angles across the back), then the spaces are connected but there is sufficient separation for them to feel like two dedicated spaces if that makes sense? If you need the utility I would think about putting it on the opposite side of the house to that shown on your coloured proposed plans.
If you did all of that your house will feel massive (large, wide circulation space and huge kitchen/family/dining). It also sections the g.f. into public/private spaces if you are entertaining - friends can circulate in new kitchen & extension, use wc under stairs. Existing living room retained as either 'your' personal space or where the kids/grand kids get sent after dinner.
Ha, and to answer your actual question(!) celticstevie's price seems bob on to me
Sorry Ben I missed your post last night - interesting ideas and thoughts thanks.OP, I think you're right to consider a different solution to the one proposed which I really don't think will work very well in practise.
Open plan is good, but it needs to balanced with separate rooms that you can escape into when needed. Not sure if you have a family/kids with you or there's just two of you as obviously how you use your house is fundamental to any redesign.
Again, without knowing the location/orientation, I assume that you have a back garden to the rear of the property (as opposed to a street house yard for example)?
I would also try and avoid having to walk through a room to get to another room if possible, as well as avoiding giving a WC/utility potentially your best location in the house. Your existing kitchen looks narrow at around 2.5m ish??
There is something very nice about being able to see through your house from your front door to the back. I would be tempted to keep the WC in its current location (poss reorientate it so it fits under the stairs better and not stick out if possible).
Use what is currently your kitchen as an extension to the hall (perhaps a desk/study/library/storage space against the existing window where sink is currently located).
That existing extension at the back (where the new wc/utility is shown) would form part of your new single space kitchen/diner/family space that extends across the back of the house on top of the existing patio. This would be open to the 'new' hall by taking out the wall between it and the existing kitchen as you have indicated in your colour proposed plan.
That way you create a single circulation space (existing and new hall) allowing you to see from your front door through the house, through the main new living space, into the garden (with possible feature?)
Depending on how far you are prepared to go, I would have think about making your existing dining room the kitchen and having the existing/new extension the family/dining/living space. Your existing living room is retained to provide you with the 'escape'.
I suggest the above as I have an aversion to kitchen/family/dining that occupy a single rectangular space (purely a personal thing). They can have a tendency to be neither one thing or another. If however you have a single connected space (new kitchen in existing dining room and a new living space at right angles across the back), then the spaces are connected but there is sufficient separation for them to feel like two dedicated spaces if that makes sense? If you need the utility I would think about putting it on the opposite side of the house to that shown on your coloured proposed plans.
If you did all of that your house will feel massive (large, wide circulation space and huge kitchen/family/dining). It also sections the g.f. into public/private spaces if you are entertaining - friends can circulate in new kitchen & extension, use wc under stairs. Existing living room retained as either 'your' personal space or where the kids/grand kids get sent after dinner.
Ha, and to answer your actual question(!) celticstevie's price seems bob on to me
It's me and Wifey no kids and a massive garden think it's about 100 metres long and split into three areas.
Ps. The w/c in the new plan was never a goer in fact my stance was not to have one at all.
Edited by dickymint on Monday 17th July 16:52
Happy days - good mate of mine has agreed to build for me. He'd be my first choice but assumed as he's working full time for a local large estate he'd be too busy.
Weight off my shoulder and budget;) drawback is it looks like I'm gonna be doing a lot of labouring in between my other work but hey ho I did five years with him in the past.
Architect is back tomorrow evening
Weight off my shoulder and budget;) drawback is it looks like I'm gonna be doing a lot of labouring in between my other work but hey ho I did five years with him in the past.
Architect is back tomorrow evening
Ok here's my first hurdle to overcome. I've not spoken to my neighbor yet, She's a lovely old lady living on Her own, we get on really well and I help her and keep an eye on her as best I can! Health is not the best of late after a fall. She is quite active and independent- relies on her family (her daughter mainly) more and more though.
Now I'd like to take the extension right up to boundary which would probably mean ripping out her Camelia bush and joining on to her old coal bunker.
Obviously I'll be talking to them in due course but there is no way I'm prepared to upset Her. With that in mind any thoughts about coming inside the boundary by a meter? For access to build and render?
I'm more than prepared to nock her bunker down and replace etc.
We have discussed and verbally agreed to have our facia/soffits and guttering renewed so maybe I'd offer to do that free as well?
PS. Her extension that you can see is a mirror image of ours.
TA14 said:
I don't think you'd need to remove the whole bush, just the first half metre. The brickies will have to reach over and do the best that they can. On the other hand the bush looks like it's getting out of control and the old lady may find it difficult to maintain so she may be glad if you remove it and replace it with a smaller, more suitable plant/bush.
For the coal bunker, 1) best is demolish and build a new party wall, 2) second best is demolish and build up to the boundary rebuilding her shed and flashing into your wall, 3) third best is trim off the overhang, build up to the boundary and flashing into your wall.
You are right it's totally out of control I actually went around there and trimmed it for them yesterday! I was going to approach them then about my plan but it just didn't feel the right time. Didn't want Her to feel I was doing it with an ulterior motif I suppose.For the coal bunker, 1) best is demolish and build a new party wall, 2) second best is demolish and build up to the boundary rebuilding her shed and flashing into your wall, 3) third best is trim off the overhang, build up to the boundary and flashing into your wall.
But as luck has it I did speak to them about an hour ago and explained that I've an appointment with the architect this evening and would keep them informed - Mary was quite blase so all good so far
Your option 1 and build her a new bunker or whatever She wants as replacement is my hope.
hornetrider said:
Must admit to not liking the new proposal. The entire house is now open plan, there's no downstairs loo and no utility either?
Existing French doors are rotten so have to be removed anyway and always scope to refit new at a later date having had time to live with it open. Likewise the lounge knockout will be considered later.Have been thinking long and hard about the utility room and it's still ongoing! ....... could even play my joker and put a door into the adjoining garage (read old tin roofed workshop due for demolition/re-build).
Thanks all for your valued criticism please keep it coming
Edit: Forgot to add glass door (slider?) between kitchen and utility/office.
Edited by dickymint on Sunday 23 July 09:27
Welshbeef said:
dickymint said:
Point taken however it's not been used for about 8 years - it's now a 'dumping area'. It'll be cleared out and left as is for the time being.
Is it broken/has it been for last 8 years?Must be annoying for you and Mrs and family and guests to trump upstairs when there is a downstairs bog.
Downstairs toilets add value to a house taking one out is a massive error in judgement.
How many toilets do you have in the house currently and what is the aim once work finished?
There is only one bathroom.
Main aim is to have a large usable kitchen - I see no issue (noise aside but our existing machines are fairly quiet and let's face it, with only two of us, not used a lot) with having a washing machine and drier in a kitchen. Could always stack them behind/in a kitchen unit.
Back to cost, let's have a guessing game.
Builders price for the kitchen extension......two walls erected, existing kitchen wall knocked out,rear window blocked up (maybe), footings and base ready to tile, roof on ready to fibreglass, walls plastered inside and out,
No electrics, no plumbing except soil and waste pipes. No bifold price.
Builders price for the kitchen extension......two walls erected, existing kitchen wall knocked out,rear window blocked up (maybe), footings and base ready to tile, roof on ready to fibreglass, walls plastered inside and out,
No electrics, no plumbing except soil and waste pipes. No bifold price.
m3jappa said:
We are currently knocking about the downstairs of our house and i would like other posters have mentioned not lose the downstairs wc. I would also add a utility if i could.
Talk of moving our wc has occurred but we know that when it comes to selling it would be a major sticking point, if you look at houses for sale which haven't sold they usually have a strange layout where you have to walk through 1,2 or more rooms to reach a toilet of kitchen.
I also wouldn't have it all open plan, again i reckon that would put people off.
All valid but we're staying put and that'll be Wifey's problem after I've snuffed it and sitting on that luxury en-suite in the sky Talk of moving our wc has occurred but we know that when it comes to selling it would be a major sticking point, if you look at houses for sale which haven't sold they usually have a strange layout where you have to walk through 1,2 or more rooms to reach a toilet of kitchen.
I also wouldn't have it all open plan, again i reckon that would put people off.
Welshbeef said:
dickymint said:
All valid but we're staying put and that'll be Wifey's problem after I've snuffed it and sitting on that luxury en-suite in the sky
So your intent on remaining in a one bed for he rest of your life? Where will the kids go ? For the tiny extra floor space you gain from taking it down & no doubt the soil pipe and other pipework have to remain to serve upstairs toilet you'll gain little plus that s
t you like to have in comfort and in silence we'll the noise of the st going down the soil pipe will be heard by everyone at the dinner party. Do you like to have friends and relatives going upstairs ? It's nice to have somewhere which isn't perfectly tidy etc but giving no option puts you in a situation.
What about older relatives who find stairs a problem given their frailty?
No kids 
Welshbeef said:
Ok so your turning a 3 bed 2 toilet house into a 1 toilet house.
Love the queueing up for a number 1 of number 2. Or if someone stinks to the loo or hard luck you have to sit there smelling their st.
No kids ..... yet. Be it from love making adoption or as a god parent delivering on the hardest of promises bringing up your godchild.
As I've said, the wc will remain for at least the short term and will once again be usable - however I'm not about to live my life around a highly unlikely chain of events Love the queueing up for a number 1 of number 2. Or if someone stinks to the loo or hard luck you have to sit there smelling their s
t. No kids ..... yet. Be it from love making adoption or as a god parent delivering on the hardest of promises bringing up your godchild.
I like to cross bridges when I come to them.As it happens my Mother in law and Her partner moved in with us last Sunday. They have sold their house in Newcastle and are looking for somewhere to rent near us. He is quite fragile (has to be helped into our bath for a shower even. Luckily stairs are not a problem for him. So far it's working out pretty well as we are up and early and they don't get up until much later. They'll be out within weeks :fingerscrossed:
Ok all - will need to move my leccie meter which is currently directly behind where the cable enters here......
I could spend about a grand (and what seems to be a lot of hassle to get the timing right) to move it to a meter box outside) or I was thinking just move the lot into the new kitchen.
Looks like plenty of 'slack' cable to do it without even isolating it
... 
What do you think?
For clarity the new position would be what is currently the cream exterior wall.
Ps. Some of you may know I am totally anti "smart Meter" but as I've stated in the past I'd accept one ( dull version) if they'd move it free
I could spend about a grand (and what seems to be a lot of hassle to get the timing right) to move it to a meter box outside) or I was thinking just move the lot into the new kitchen.
Looks like plenty of 'slack' cable to do it without even isolating it
... What do you think?
For clarity the new position would be what is currently the cream exterior wall.
Ps. Some of you may know I am totally anti "smart Meter" but as I've stated in the past I'd accept one ( dull version) if they'd move it free
Edited by dickymint on Friday 28th July 17:17
Welshbeef said:
Ah no good.
Current regulations do not permit you to put a meter into a kitchen - if it already has then it's fine but if not no good.
We've just gone through this and had to totally move the meter retrench it fuse box move. Roughly £4K all in to get it all moved.... not great and unexpected but it's now in the ideal location plus makes its original position exactly as we designed the space.
Good luck OP - remember don't lose the WC period.
That's good news as it's currently in the kitchen. It'll be more or less in the same place but on the other side of the wall Current regulations do not permit you to put a meter into a kitchen - if it already has then it's fine but if not no good.
We've just gone through this and had to totally move the meter retrench it fuse box move. Roughly £4K all in to get it all moved.... not great and unexpected but it's now in the ideal location plus makes its original position exactly as we designed the space.
Good luck OP - remember don't lose the WC period.
More good news as I've spoken to neighbor and daughter - they're totally happy with us building up to boundary (coal shed). Of course we'll replace the roof which will be done in fibreglass at the same time as our own.
Gave then a nice surprise and told them we would rip out their bushes and lay them
.....................a nice new stone slab patio area!! I was thinking of using the slabs that have to come up from our patio but Wifey was having none of it. She manages the fabrication department for Mandarin Stone Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff