Side return extension

Chojin

Chojin

Chojin

Soldato
Joined
21 Nov 2004
Posts
2,854
I'm looking to do an extension of my Victorian end of terrace side return in the next year and thinking it's about time I got the ball rolling. A couple of things prompting me is that the kitchen is so small, and also it has a solid concrete floor without any DPM. With the heating on full all day lately it only reaches 13 degrees max :eek:.

The plan I've had in my head is to infill the rear yard with a new kitchen. The current outside kitchen wall would be replaced by a steel beam extending to the garage to support the upstairs wall. The new kitchen in the existing void would have a sloping glass roof or tile+velux window roof depending on cost.

The upstairs bathroom would also be extended in the garage direction only making it less cramped and giving enough space for a standalone shower.

To me the back yard is a waste of space but I do wonder if losing it would negatively affect the property value.

I'm also thinking about a loft conversion in future with dormer window, so once the yard is infilled it might be difficult to install and I should perhaps build that on first. Not sure if this can be done without doing the rest of the loft installation however?

Another concern is the drain and manhole cover currently in the back yard. When I bought the house the searches reported no public sewers or drains on the property, but not sure how much flexibility I have with them. If I couldn't move them it would make me rethink my plans as the idea of double sealed covers in the living area isn't appealing.

I've found someone local who is a structural engineer and architect and was thinking about getting him around for a chat. Just wondering if what I'm considering is sound, if anyone has any experience in extensions, any lessons learned etc that would be helpful.

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Is the person an architect or a structural engineer - I've never once come across anyone who works as both...
I would be surprised if the local authority would let you cover your entire back garden, has anyone in the surrounding area done it? Most local plans have minimum garden areas and maximum building footprints, you should speak to a local architect in the first instance to see how viable your plans are.
What kind of budget do you have?
 
the_r_sole said:
Is the person an architect or a structural engineer - I've never once come across anyone who works as both...
I would be surprised if the local authority would let you cover your entire back garden, has anyone in the surrounding area done it? Most local plans have minimum garden areas and maximum building footprints, you should speak to a local architect in the first instance to see how viable your plans are.
What kind of budget do you have?
Click to expand...

My area has a bit of a hodge podge of extensions, there's a couple of places with double storey covering the whole plot so more extreme than what I am thinking. Still they could have been approved in less strict times and planning permission is an avenue I need to go down.

It looks like the person I mentioned is the owner of a company (under his own name), and has people specialising in architecture and strucural engineering.

I'm looking for something around the 30-40k mark with fittings (I'm in the North East).
 
Another concern is the drain and manhole cover currently in the back yard. When I bought the house the searches reported no public sewers or drains on the property, but not sure how much flexibility I have with them. If I couldn't move them it would make me rethink my plans as the idea of double sealed covers in the living area isn't appealing.

I'd recheck with your local water/sewerage company, give them a call, just because it doesn't show on their records doesnt mean it isn't active, ie the original paper records were lost so the details were never added to their modern GIS.
If not on their records get them to come out and check.
EDIT : how big is the manhole cover does it have any markings on it?
If active it may be eligible for adoption, and I doubt you'd be allowed to build over it.
You could move it but to where, also being Victorian construction, what may seem a simple job may escalate depending upon the construction of the pipe its condition etc.
 
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Yeah we were looking at a glass type affair - they're all over Houzz etc - but the cost is pretty high, might put some future buyers off and the walls/bricks look nowhere near as good as that London brick! :p

Can't imagine they're terribly well insulated either, and with a house cat we wanted ceiling windows for ventilation in the summer.

They do look cool though.
 
Chojin said:
This image is a bit 'Grand Designs' but is essentially what I'm trying to do.

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Click to expand...

Is that brick wall on the left a party wall between the neighbouring property? If so I doubt running a roof down onto it with associated guttering into the neighbour's garden will go down well.
 
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