Help - Building extension Plans

[pauliepie]

Hi,

Not sure if anybody can help on here, but... I live in a 3 bedroom semi and want to build a single storey extensio on to the side of the house. Dimension is approx 6 x 2.2m. The extension will consist of extending the kitchen, fitting a wc and study/playroom. We are having a extension because we are expecting our first child i July and need the extra room. Being strapped for cash, has anybody any basic approved plans of similar extension I could look at as I want to draw up the plan myself.... Or is there a website I could try? If anybody can help, leave me a message.

Thanks guys pau

-- pauliepie

[Gel]

Look in local paper, often see ads there for drawing up of plans at reasonable costs, & they may give you sound advice too as to what to do.

[Owain]

"pauliepie" wrote | Not sure if anybody can help on here, but... | I live in a 3 bedroom semi and want to build a single storey | extension on to the side of the house.

You have to build foundations and roof anyway, so it will probably work out cheaper per sq ft of gained space to do a 2-storey extension. Of course the total cost will be more.

| Dimension is approx 6 x 2.2m. | The extension will consist of extending the kitchen, fitting a wc and a | study/playroom.

It is now permitted to have a WC open directly off a kitchen (subject to ventilation and washbasin) but is somewhat unappealing to future buyers. If you can squeeze in room for a shower in the WC room -- possibly using the space for a washing machine in the meatime, no need to actually put in a shower -- that gives the possibility of using the study as a downstairs bedroom, which could be appealing to the increasing number of elderly future buyers.

| We are having a extension because we are expecting our first child in | July and need the extra room. | Being strapped for cash, has anybody any basic approved plans of a | similar extension I could look at as I want to draw up the plans | myself....

I have read Home Conversions by the same author and it was very good, so I recommend:

Home Extensions: The Complete Handbook Paul Hymers Paperback 176 pages (August 12, 2002) Publisher: New Holland Publishers (UK) ISBN: 1843303736

and if you will be working with a builder

Getting the Builders in: ..And Staying in Control by Paul J. Grimaldi Paperback 224 pages (March 18, 2003) Publisher: Elliot Right Way Books ISBN: 0716030128

both under a tenner each on Amazon.

Owain

[the-moog]

I've completed planning and building plans for our extension to a grea level of detail. I also made use of 3D modelling to help get the plan through the local council. Depending on the complexity and what yo expect, I'd be happy to help. How much are you willing to pay for m time?

I'm unemployed at the momment, taking the time off to oversee th building of my design.

If your job is simple enough, and you can provide enough detail an measurements on the current house, I can knock up plans good enough t get planning permission and building control in just a few days. Yo can then get your builder to add the construction detail or a architect or myself. We can talk about that when the time comes. I there is any complicated bits like supporting beams, I know structural engineer that charges about £600 a day for th calculations.

I've attached a JPG of one of the views.

Regards, Jason (the-moog

+------------------------------------------------------------------- |Filename: house_ext_complete_4.jpg |Download: +-------------------------------------------------------------------

[Mark]

You could hire an architect. This is very expensive but should help for the project to run smoothly.

Alternatively get a specialist extension designer (cheaper). If you are so strapped for cash you can't afford a designer then I would guess that you would not be able to afford to build the extension anyway?

I doubt that looking at plans of a different extension would help because every situation is different. For example if you are make the kitchen bigger you will almost certainly need some steels to support the wall and the size of these must be calculated for each individual situation.

Go around and visit any neighbours you have who have built an extension and ask who designed and who built their extension. Personal recommendations are worth more than ads in the yellow pages.

You'll probably need planning permission - contact your local council.

You will need building regs approval - again contact your local council.

Once you have quotes from builders make sure you are clear what is included and what is not. (Unless you are doing all the building work yourself).

Make sure you have at least 25% of your total budget in reserve because the project _WILL_ cost you more than you expect. For example you may find that the foundations have to be dug deeper than expected

- this will cost you more.

Depending on your location building costs are about 1000 per m^2 which makes about £13,000 for your basic build costs. Add extra for the wc, flooring etc. If you redo your kitchen that will cost an arm and a leg too.

Hope this helps.

Mark

[pauliepie]

Thanks for the replies guys.

The extension will only be a standard single storey flat roo extension. We intend to stay in the property around another 3-5 years only, that why I want to keep the costs down.

I used to be a draughtsman so I know how to draw up the plans, its jus I`m not to sure what insulation/thickness of joists I require, etc...

Thats why I thought somebody may have a recent sketch I could see.

What is the average costs to send the plans through the council.

cheers pau

-- pauliepie

[Nick Finnigan]

For Planing permission, you don't need those specs, and I'm sure you (as an ex-draughtsman) can draw something acceptable yourself.

If at all feasible, pop along to your local planning office, ask them for details of costs, plans, and forms, and to have a look at some recently submitted plans for extensions neraby. They may have a website with some information as well; what area are you?

Building Regs is a bit tougher, might need specs, and you don't have a right to see someone else's plans; but your local department might be helpful, and you can put off those plans until you have PP.

[Hicks]

We are intending to do something very similar to you - single storey extension to the kitchen. I contacted a local architect who charges £400 to draw up the plans, plus £110 for the planning application, plus £125 for building reg plan.

[zymurgy]

Indeed, i've done this very thing. I put in hand drawn plans for planning permission to install a WC in the corner of the kitchen, where there was an awkward sloping roofline under the stairs. No problems with it, it sailed through.

I think the convenience of having a downstairs loo outweighs the aesthetics of having a loo off the kitchen.

It saves me tramping upstairs for a pee when i've been working on the bikes in the garage forinstance .. !

Time will tell how it affects the resaleability of the property .. !

Cheers,

Paul.