£1500 for a new steel that architect and structural eng missed on plan
kellyapte
7 years ago
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Home layout dilema after plans approved for extension into barn
Comments (28)Hi Minnie, Thanks for this. You've had some serious thought into my predicament. There is a scale on the drawing but for you its approx 12m x 5.8 (external of the barn unit excluding 'link) but walls are quite thick. I do like your idea and think modern living, which i like tends to focus round a kitchen dining living space which doing what you say would achieve. I think I'm going to have to sketch up your ideas too and see which would practically be the better choice. We've probably spent most of our time obsessing over a really nice master, when actually you spend little time in it... well little time awake. so does it need to be so big. Id hoped to actually create a similar kitchen dining experience by removing the wall between the kitchen and living room to crate a bigger room. This would enable a small island and allow space for a dining table in the current front room and replacing the windows on the kitchen facing the garden with a more modern 'letterbox' picture postcard window to draw in the view. It was also my concern that creating this kitchen / dining in the barn would negate the need to use the original house as all family time would realistically be spend on the ground foor of the barn / bedrooms above. For what essentially is a compromise to what we had originally submitted to planning, i don't want to create anything that means the house becomes the subordinate or poorer relation to the new. It should flow and be part of the whole. I think if we went with the kitchen in barn (as awesome as it would be) wed just may as well not build the link and make a separate house minus your boot room of course. This would maximise our investment but I'm not a developer, Money is not the driver....See MoreStruggling on planning an extension
Comments (35)I'm not sure I understand why your kitchen can't be re-used if you extend sideways? Is that what you meant? The kitchen can be re-used wherever it is at the moment. Yes, you may need more units, but mix and match colourwise is in at the moment. Many people have a different coloured Island to the rest of the kitchen, so that shouldn't be a problem. Yes, you will incur costs with a steel on the side, but it is a standard build and you're not bolting steels together, so it really is relatively easy. You just have to get a structural engineer to work out the load and the steel required. The rest is brute force and donkey work for the builder. I would contact a few building companies - If I ever need help on a build I use MyBuilder. Tell them up front that your budget is 25K decked and finished, with a small contingency and that is also to re-use the kitchen. I usually find that if you stick with one firm, you get more for your money - makes sense, as they're earning more in one place, so, easier for them. If they can't do it for the price and make sure you get a fixed price quote, then they won't want the job and you can move on to the next one. Yes, you can save money by doing all the boarding out etc, then get the builder back to plaster, but if you don't know what you're doing with the electrics, plumbing etc, you can't board out successfully, you'll just create problems. So, try and get a fixed price quote first, you may be surprised....See MoreHelp! Tendering for builder quotes..... getting nowhere fast!
Comments (8)Thanks Jonathan, good to hear that our budget doesn't sound way off! We know we're in a pricier part of the country, but have been shocked at the quotes received so far. I didn't think our design was that elaborate! We have one steel where we are opening up the back of the house to push the kitchen out, plus a vaulted ceiling there with a couple of Velux windows. Our plan includes a couple of new french doors, but not bifolds or anything, so no major glazing costs. One things that could push costs up is our extension roof as its a slightly odd design (flattened a bit at the apex) due to jobsworth planning officer. We were also hoping to have it vaulted with one Velux, so there may be costs there with insulation, wiring, beams etc, although the engineer didn't think a ridge steel was necessary. There are no major plot limitations or access issues. We do need our existing tandem garage demolishing, plus removal of possible asbestos roof and moving the manhole to the new side passage. We also know that one corner of our new kitchen will need deeper foundations due to our leylandii hedge (which we'll probably remove at some point anyway!) - we've already had a fruit tree removed so it didn't impact the other side of the foundations. We have also asked for under-floor heating in the kitchen and know that we'll need to move/replace our boiler and possibly have a new consumer unit. We also asked them to quote for a couple of "extra" bits, like replacing the existing ancient front windows to match new ones, refitting current family bathroom, and stripping out some ugly wood cladding in the hallway. So I guess there are some issues and extras there which we need to explore further..... but we thought we had allowed for some of them by setting our budget around £100k and holding £50k back for spec decisions and unforeseen bits and bobs. We will definitely be speaking to the first builder who quoted £155k ex kitchen and bathrooms, as his quote was the most thorough and we had a good feeling about him. I think perhaps there can be some further discussion with him around costings and where we could make savings (or put things off until a later date). We were keen to get all quotes in before entering discussions, but the remaining two are taking an age..........See MoreOpen plan kitchen layout help please!
Comments (25)Thank you all for the advice and suggestions so far. I've incorporated lots into an updated plan attached. This one is pencil to show more measurements. Things I've changed based on your feedback are: 1) Moving hob to other end of island to keep cooking area all in the same space. 2) Binned the American fridge in favour of separate integrated fridge and freezer 3) Centred the sink into the middle of the base units 4) Put a dish drainer above the sink to keep countertop free (seen on other discussions) 5) Moved island seating to opposite end to view garden. This is going to be our house for the next 15 years or more so think this would bother me if it wasn't. 6) Widened the island to 1200mm and shortened it to 2700mm. Doing this and moving the island 100mm closer to the side wall gives around 1200mm clearance to the 'chunk' structural wall that can't move. I love the idea of a tall cupboard being a breakfast cupboard as @pjdklm suggests to house, cereals, bread, toaster maybe even microwave. 600mm is probably too small so I could reduce the sink or base units by 200mm to make an 800mm cupboard between the fridge and freezer. Does this sound better? The sink run then would be 3000mm which matches the rooflights. @rinked and @Jonathan thanks for your suggestions and I like the simplicity of the latest design form rinked. However I'm not bothered about distance to washing machines from upstairs as if I'm using the back door, the first thing I'm doing is putting the kettle on. I also want to have the large back room and so don't need as much room for the study or hallway from front door. I take your points about the rooflight above the dining table but with pendants above the island, I'm not sure if I want anything else hanging down from the ceiling. Plus I guess we can always use candles and lamps etc and then we can look up at the night sky. We also have an east facing garden, so have great morning sunshine but if the rooflights were as close to the first floor (as in rinked's designs) they would be in shade by about 1 or 2pm....See More
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