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house structures

7 years ago

I am requesting a latest structure plan of a flat house ground and first floor with 2 bedrooms down with sting room,dinning room ,kitchen and 3 up stairs

Belluschi house · More Info

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Comment (1)

PRO
Belluschi Consulting
7 years ago
Contact my office if you want to have us design the house you describe. AB
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£1500 for a new steel that architect and structural eng missed on plan
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Comments (18)
Hullo Masklin, it does sound like a tricky situation, and I'm sorry to hear about these additional costs. Building work is always expensive to begin with, and additional and unexpected costs are never welcome. In respect of whether there is scope to obtain costs for this from your architect and structural engineer, this will most likely come down to the original appointment, their scope of involvement in the project, and whether they where direct appointments with you - or whether the SE was appointed through the architect. If the architect and SE were appointed to undertake planning and building regulations drawings with no exploratory or invasive works (ie stripping back existing structure in the house to assess structure before the project was tendered) then there will have been a number of reasonable assumptions on their part, which will only have been assessed when a main contractor started. The conversion of the attic would have added some additional loading to the property, but certainly less than adding a whole additional storey. There is every chance that additional bedroom space at this level would have less weight implication than someone stuffing their attic full with storage. SE's are notoriously cautious, so their assumption for the attic should have taken into account any additional loading, and if an existing (previously completed) opening needs to be reinforced, it might suggest that the existing opening was not designed appropriately to begin with. The flaws in existing structural design would generally fall into 'unforeseen' items, which is generally where contingency funds are intended for use. However, as others have suggested, if you are unhappy you can always pursue this further through the ARB, or RIBA (if your architect is a member of these bodies) or through the body that the structural engineer belongs too - but it is always worthwhile starting a discussion with the architect and SE and asking them to clarify how this happened. They will no doubt want to try and address this and have the opportunity to resolve this with you direct. Check your appointments with them, and what they were briefed (and paid) to undertake on your behalf. It might also be worthwhile trying to source any information you can about the original works and structural beam that got installed. Hopefully there will be a positive outcome from it all. Good luck! K :)
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Floor plan opinions please.
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Comments (19)
In both the plans it assumes the garage is newly built so we can play with the size as we need to some extent. At 4m wide it’s wider than a standard single at least so I was thinking 5 x 4 would satisfy a lot of peoples desire for a ‘garage space’ - although you won’t get a car in granted. I think in my original post we were going to build around the existing 6m garage. That is still likely to be the case initially. We need the upstairs more urgently and realistically only have budget for that short term. That will be supported over the existing garage on ‘stilts’ - so the Garage foundation won’t be carrying extra load. However we want to design and plan the ‘end state’ so we only have to do one round of planning and also so that any supporting posts are designed into the downstairs layout already. Hence we are designing it all now. This is clearly not ideal in building terms but that’s where we’re at budget wise - bedrooms are the priority. We can also find out how short our budget is for the full scheme. In truth you are correct we will never use the garage for a car - it will be utility, storage and maybe even a bit of gym equipment. However I think the house looks better balanced by having garage doors. We did something similar in our old house and had part glazed wooden doors on what ended up being a utility room. The doors let in light and also make it easy to get larger objects in/out. We’d would likely add tiled flooring and a heat source too so it’s kind of a room with garage doors. Hopefully that combo would satisfy most people who would use a garage similarly. A car port could be an option - although we’d lose the front garden which is a nice feature and adds curb appeal. We’ll certainly canvass a few agents for their thoughts before we make the final choice. Thanks again.
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Extension room structure and garden access
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Hi, We are extending a 3x3m square area, onto the kitchen to square off the building so that we can make a kitchen diner. The "sitting room" is already an extension, so we are just going to be adding onto that extension, making it 8m wide in total, we were initially thinking of open planning the whole dining room, sitting room, kitchen and extension to make a large open area but it would require an 8m steel beam to do so, which is just too much cost and the general weight of the house would be too much. We are wondering how its best to chop this space up but still leaving is as open plan as possible? The current idea is "perhaps" leave the wall between the dining room and kitchen so that the dining room could be a home office and removing all other walls. Then there is a kitchen island where the wall once was with seating, followed by a dining table in the new extended area. The current "sitting room" would remain that and consist of a sofa or 2 and a tv on the wall. Structurally we want open plan, but then perhaps its not too realistic as we also need to work from home sometimes, particularly due to covid. My main questions: 1. The outer wall to the garden will be too wide/extension to do a complete bifold wall, so should it be bifold at all, or french doors from the dining table outdoors? Perhaps replacing the current patio doors in the sitting room for a large window. (Pic of the garden below, the door is currently on the wrong side and access to the garden doesnt flow correctly, moving access to the right would fix this). 2. How can we overcome the steel beam issue with needing an 8m beam, an arch dropping somewhere near the kitchen island? We are not sure here. 3. The house is north facing, due to the current extension very little light gets to the "dining room", we are thinking perhaps of 2 sky lanterns to overcome this, around 2-2.5m each. 4. We ideally want to add value to the property with this extension, or at least make our money back, should we pay an architect or not? The extension itself is very small and easily done, my concern is more to do with how it opens to the garden and the interior layout. 5. We have a drain where the extension is expected to go and guttering, I don't think we would need to move the guttering but if we did, would this be major works? Current images for some context:
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Change downstairs layout
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Comments (14)
These are all good ideas to think about! I like the idea of an island in the kitchen and integrating it with a pillar as like you I think it is a strucutral wall. Also like the idea of a bit of a mudroom for footballers as we have some of them.... I also like the idea of having a view of the garden through the house. Re playroom Johnathon, - it is really a teen room, to play xbox, watch films with their mates etc - they definately don't want to be where I am because I am definately not cool enough! Thank you all for taking the time to reply, it is really appreciated and given us lots to think about.
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