Weighing up options (House extension)

[RedvGreen]

After being messed around by our buyer, we are reassessing our desire to move, and instead considering adding to our property for the features we wanted.

Our plot is as shown below:

We currently have a single brick kitchen extension on the left-hand side of the property and are wanting this knocked down, and in it's stead, a much large single-storey extension erected.

This extension will comprise of a Kitchen, living space, additional bedroom with an ensuite.

Additionally, the garage area (property that sticks out of the front) will be partially converted into a utility room and downstairs WC.

So, as far as I can tell, this will involve the following:

- Architect
- Demolition of current single brick kitchen
- Removal of large tree and approximately 1.5m x 10m of hedging
- All associated construction works for garage modification (utility and WC); Kitchen; Bedroom; Ensuite; living space.
- An almost full property length fence on the left side, commencing highest non-planning permission height, gradually descended to end of driveway to around 5ft.

Obviously, how long is a piece of string, but does anyone have any rough idea of the cost for this before consideration for fittings and furnishings are taken into account?

 

[Bat]

£1000 per square metre very roughly for turning nothing into a finished building including basic electrics, plumbing and plaster.

£750 - £1.5k for the architects drawings, plus you'll need building regs drawings and approval based on those.

Tree and hedge removal: The hedge isn't particularly skilled. Maybe £200. Tree could vary depending on the details, I'd say £200 - £500.

Demolition: Plumber and electrician to safely decommission services, then blokes with sledge hammers, ideally a digger, and a skip. Not sure on this one. Depends a fair bit on what is in there and how it's constructed.

These are rough estimates based on my recent experience of arranging to have a single storey extension built.

 

[James]

Hi there,

If you're going to the trouble of rebuilding the side extension it would no doubt be worth looking at the feasibility of adding a bedroom upstairs to add value to the house whilst you're doing that.

 

[Nightglow]

Hi there,

If you're going to the trouble of rebuilding the side extension it would no doubt be worth looking at the feasibility of adding a bedroom upstairs to add value to the house whilst you're doing that.

+1

Two storeys , two bedrooms ideally en suite first floor, adds value.

 

[RedvGreen]

The issues with the sideways 2-storey extension are that the toilet and bathroom are on that side of the house - we'd need to basically relocate both of those rooms to make for a corridor. In essence, we'd loose our Kitchen, Toilet and Bathroom for the length of the project build!

 

[Maccapacca]

That's what happens when you build an extension, it'll not cost a great deal more to go up two stories, vfm is excellent.

£1000 sqm is absolutely nothing flash, rendered blockwork no facing bricks, concrete tiled roof, plastic double glazing, basic internals and depending where you are could vary the cost by 20%.

 

[RedvGreen]

Planning permission would be the other issue with the 2-storey option though? I believe we can get upto 26/28ft of garden-intrusion directly from property line without needing planning permission for single storey structures?

 

[Nightglow]

Planning permission would be the other issue with the 2-storey option though? I believe we can get upto 26/28ft of garden-intrusion directly from property line without needing planning permission for single storey structures?

Still worth going for in my opinion, a two storey extension will give you the best return on the plot area.

If you added a first floor, say 28'x12', your adding 336 sq ft of space for very little additional outlay.

And if you designed the extension with some thought, to incorporate attic trusses,for the whole or part of the roof, there is another potential usable space of at least 300sq ft,your increasing the habitable area by 40-50% at little extra cost for around a extra £2000 over standard fink trusses.

Might be less than my figures, I don't have any current prices to hand for finks & attic trusses to work out the difference of costs.

 

[DB_SamX]

You'll need structural and infrastructure engineers to do calcs and drawings for building control approval. They might also advise needing a site investigation done, especially if you are removing a large tree nearby.

 

[Maccapacca]

I'd go for a full two story extension front to back of the house with a single poking out back and the roof of the single as a balcony for the two story.

Cut the tree down now and record it. Go outside now with a saw and cut it down, we hand dug a double garage foundation to 900mm for the building inspector to come along and say the tree was within 3 or 5 m can't remember and he wanted us to go down 2m. If it was cut down more than a year ago they would have been OK with 900mm.