Advice - Rear extension north London Victorian terrace

9 years ago

We are planning on changing the current north facing conservatory into a wall to wall extension. I then want to move the kitchen into this room and use the current kitchen space to create a walk through pantry (as I want access to the kitchen from the hall), put in a downstairs toilet and hopefully squeeze in space for the tumble dryer and washing machine.
I've drawn a quick sketch but any ideas appreciated as not sure if this set up would be the best use of space. And any general extension tips would be gratefully received! We are in a conservation area but our neighbours on both sides have similar extensions (although nobody has put the kitchen there).

Featured Answer

Karen Sargent

9 years ago

Hi Lydia. After spending 4k on getting designs and approval for an extension I've had to give up on it because the builder's quotes that came in were way above my budget. My neighbours also didn't give me consent (despite having an extension themselves) and hired their own surveyor who charges by the hour (this in itself could cost £1000's). I really wish I had more clarity about the real costs of the build and my neighbour's intentions before I started. One of my major costs was hiring an architect to draw up my plans. I paid £1500 for him to just follow my instructions which was definitely not worth it, especially as my plans did not get approved. I hired a technician for the second time round and he charged £350 for the same job. So my advice is to first look at what your budget is and ask people who have had something similar done recently how much it would cost. If you know what you want, hire a technician who's applied for planning permission with your council. Hope this helps. Sorry don't want to put a dampener on your plans but I really wish I had received this advice when I started dreaming about my extension. Hope it helps. :)

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Comments (15)

PRO
FNFC Architects
9 years ago
Hi Lydia, it's a very good idea to make the extension.

You would need a planning application though, but it shouldn't be a problem because your neighbour did the same.

I would add a sliding door, you can keep always open if you want where you have the wash machine. Where you have the sink you wound need a window, otherwise the kitchen would be dark. The fridge is not in the right position, it should be along the wall where you have oven etc.

The kitchen can be "U" shape, more functional and you can storage more stuff.

If you need any helps with the planning and with the project, please contact me and we can have an informal conversation as well.

Best regards,

Fabrizio Cellini

architect, interior design
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Lydia Stuart thanked FNFC Architects
Lydia Stuart
Original Author
9 years ago
Thank you. I meant to put a window above the sink but had no idea how to draw one in! I like the idea of a sliding door. I was worried about a jumble of doors in the old kitchen area.
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Hi Yvonne, Congratulations! It's always the way in life to have everything happening at the same time! Our advice would be, if you can live with things the way they are at the moment, to spend your energy and budget on doing the best job you possibly can. If you dream of eventually adding a fabulous extension, work towards that. For inspiration you could look at a Victorian House side extension, internal remodel and glass kitchen extension in Kintbury, Berkshire that we recently undertook (on our Houzz profile and our website www.orangekeyltd.co.uk ). The clients at the time had two very small children and busy jobs! It really is worth getting some advice from a local architectural designer as they will be able to re imagine the internal layout to best suit your family needs and lifestyle, and offer advice about extending. We offer all local prospective clients a free on site consultation - see if you can find a reputable local architectural practice who will do the same for you. Best regards, Jo/Orange Key
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Hello, you're not far off in terms of your estimate but I'd edge towards the higher end of your estimate. I'm in West London and we did our extension 2 years ago and cost around £50k just for the build ( 5m x 3m, shell, pitched roof, plumbing and electrics to 2nd fix, finish up to plaster stage ), however the final figure higher as we had to add on more sockets etc, replace old floor joists, replace ceiling, labour for tiling in WC etc, the list goes on lol ). So add on extra for contingency. What you can do is just call up a builder and take them to a viewing and ask them for a rough quote. Some buiders might have a general rough 'package' quote for example extension with suspended floor, 2 velux, 12 sockets, fit WC etc, others will ask for more specific details. If you see any of the neighbours doing an extension down the road or nearby roads of a similar style, you can ask that builder to give you a quote? Or even send them a plan of the current layout if you don't want to take them to view the property?
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Jonathan
9 years ago
I think you also need to think about what you want to gain with the extension and what all the rooms will end up being used for.
At first glance it appears that your new kitchen will be exactly the same size as your old one and the former dining room will have no purpose.
Consider what the room in the middle of the house is going to be...... This may lead you to decide to remove more of the back wall of the main house. You might decide to take down the wall between the former dining and kitchen. You might decide to block up the opening between the former dining room and Lounge and instead have a reception room you can isolate from the rest of the house.
You might also consider using a concept planner who, for a reasonable hourly rate, will give you a range of options so you can make more informed decisions.
Lydia Stuart thanked Jonathan
PRO
FNFC Architects
9 years ago
To extend the kitchen farther back, it is necessary to know your neighbour boundaries. The basic rules for the extensions are indicated in the planning portal in internet.

It would be beneficial to visit your property to give you the best advices in term of layout configuration
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Lydia Stuart
Original Author
9 years ago
The conservatory is currently being used as a playroom but is a bit chilly in the winter. So the 'middle room' would become the playroom. There are folding doors between the two reception rooms currently too which I'd planned to keep.
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Lydia Stuart
Original Author
9 years ago
Thanks Karen. Really good advice. Never undertaken a project like this before so thought it would be best to use an architect, but a technician or a concept planner like Jonathandb1972 suggested might be the best route to go down.
Hoping we can do it under permitted development but also don't want to annoy the neighbours (although seems very unfair yours objected when they had done the same).
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PRO
STUDIO PARKOAR
9 years ago
If you intend to go ahead with this the key is to ensure that the person you employ does not just ' do drawings' but designs to your budget !

This may involve some very frank and open discussions regarding money but it will ensure you get a built result rather than nothing.
Lydia Stuart thanked STUDIO PARKOAR
PRO
STUDIO PARKOAR
9 years ago
I will also add that if the 'designer' is aware of financial constraints at the outset he/she will be able to tailor the construction methods to the most economical solution. Thus , hopefully enabling you to realise your aspirations .
Karen Sargent
9 years ago
How I wish I read your advice a year ago Studio Parkoar! :) My architect never even asked me about budget!
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Elliott Cook
9 years ago
Afternoon Lydia - we're working on a brand-new ITV property show that is going to showcase some of the UK's most inspiring and aspirational renovations - your kitchen design looks wonderful! Check out the link below - drop us a line if you're interested. All the best, Elliott
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PRO
Design Storey
8 years ago
Karen - it sounds like you didn't get the best advice with your extension. As an architect I always endeavor to produce high quality designs that meet my clients' budget. It isn't usual for an architect just to 'follow the clients instructions' we are trained to tease out the brief from the client and provide a design that meets their aspirations. I'm sorry you had a bad experience but don't let it out you off hiring an architect. Next time interview a few different architects and try and get a feel for their approach and if they are listening to your needs.
ianthy
8 years ago
We live in North London, N6 and nearing the end of a side return and kitchen extension. Our first task was to ask our builder for a rough estimate, then we were sure that we could actually afford the job. Most of the areas around North London are conservation areas, so it pays to consult with the council first regarding your outline plans. We booked as pre-application meeting with Haringey Council and they visited and confirmed that our plans would not qualify under permitted development but the project that we wished to complete was fine and we should submit a planning application. In our case we knew what we wanted, so I was happy to pay for an initial meeting only with an architect to test out a few ideas and check that I hadn't missed anything. After that we used a local small co to draw the plans, manage the planning application, party wall notices, building control application and structural calculations. I have managed the job directly with the builder, using the services of the small local company for 2 visits only - removing of main wall and inserting steels.

Really this depends on how happy/confident you are with the builder and acting almost as project manager. I know our builder well and I was very lucky in that I was at home full time, so able to keep an eye on things and avoid any mistakes on the job. Had I been working, I would have used either an architect or project manager to oversee the build. Sometimes you have to spend money to save money.
PRO
STUDIO PARKOAR
8 years ago
It's great that you have had the time and confidence to be involved in grating your own home. Well done !
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PRO
Create Perfect
8 years ago
Lydia,

How you have your kitchen layout is fine. Well done for using the work triangle and keeping the triangle of fridge, oven and sink for a better kitchen experience.

There a few tweaks to be done on the space and a few things that need clarification but it is a great start.

I would definitely start with your local planning office and seeing what is possible on your property and if it can be achieved under permitted development. There are certain restrictions on heights and depths and sometimes materials used and locations.

Once you know what is possible you will have a much better idea of where to go next and can begin looking at your budget. I offer a free consultation if you wanted me to come out and take a look at the space and the budget requirements in a little more detail.

Please feel free to drop me a message or email gina.everett@createperfect.co.uk.

All the best, Gina
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Advice - Rear extension north London Victorian terrace

Karen Sargent

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FNFC Architects

Lydia Stuart
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Jonathan

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ianthy

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Advice - Rear extension north London Victorian terrace

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