Single storey rear extension - HELP!
We have a semi-detached house - with a lean-to that we want to get rid of and replace with something much more usable. Current house:
We had an architect draw up plans to extend our kitchen at the back into a family room, which would then open out into the garden. Due to the size of the extension (goes out 4m internally) - it has to be an apex rather than a pitched roof. To get a downstairs WC in - we also decided to go out a bit sideways at the back, which is onto our shared driveway, or at least the blue small triangle where there is shared access!
Didn't realise just how much hassle and expense this would be, as it means changing our deeds etc, and it was glossed over by the architect as not being an issue...
We've already put in about £8000 into the architect, structural engineer and planning permission, so far. Our initial budget was 50k...currently builders are quoting us about 60K including VAT. If we add in solicitor fees to change the deeds etc this is all becoming far too expensive
Any suggestions on what we should do? Call it quits? Just take the plunge and hope for the best? Change the plans - don't go out at all towards the side, look at putting a WC in under the stairs instead? Go out at the side but further back so it doesn't go over the shared access part of the drive?
really tempted to just give up and look for a new house to move into instead!
Comments (7)
PRO7 years agolast modified: 7 years agoWow those fees..........like Jonathan, that's a lot. Changing the deeds ( last time we did that on a property was just short of £3k I think ( solicitors charges etc ). So, i'm guessing you've already shelled out the largest bill to the Architect...( literally astonished ). You'll probably still have a charge from the Water Co to come and check the drains as It's moving.
I'd go get some more quotes for the build as that's around double what i'd expect for a single story (I'd go to £40K) depending on your doors / window requirement, but £60k's out of the park so to speak.
To be honest, I think you're getting bad advice from expensive people. I'd spend a day trying to find out what costs are usually from others that have had similar done. You've got to factor in new furniture, flooring etc.
Lastly, I also agree with Jonathan that a toilet off a living room is weird.
So, yes i'd probably shelve the sideways toilet, swallow the amount that you have paid so far, save on not building on the side return and look at going under the stairs. It will be a nicer room at the end.
I presume ( maybe i'm wrong ) that you're going to amend the kitchen as that still has problems. The little wall at the forefront that juts out too far and the fridge being in the dining room.
I think that needs a tweak too.
I like Jonathan's plan, but it won't be easy with all the drains on the right. Moving the sink and drainage, is costly. However, it will be a lot cheaper than the shared driveway idea and re-arrange the kitchen to it's best use.
I wish you luck, and please let us all know what you decide. I'm so sorry you've had this awful experience. I think you've been unlucky with your choice of people and maybe ditching them all will be the best thing you've ever done.
I'd go for something like this, the same as Jonathan.
Rebecca Low thanked UserRelated Discussions
Which single storey rear extension do you prefer?
Comments (12)In my opinion, I think there's little coherence in either option. Option 1 looks like three separate extensions and Option 2 looks like two separate extensions. All a bit 'bitty' for me. Neither option looks as though it offers vast spaces, which is great if that is what the client is looking for....See MoreTwo storey rear extension
Comments (4)Hi Sunny, sorry we are a semi( because we have a shared drive we couldn't do the 2 storey extension towards the side) But we could do the loft and single storey extension under permitted development and the 2 storey as planning permission. Before we submitted plans to council we showed our neighbours and asked if they approved. Apparently even if you are detached but the neighbours are within 3 metres of your boundary you need to have their permission. We down loaded something off the web and got them to sign. Even if the build is under permitted development you still need to apply and pay for building regs from the council. My neighbour in the semi next door did a full width 3 metre extension and then added a conservatory to that. They did that under permitted development rights. Also anything 2 storey needs a structural engineer input due to all the steels. I hope this helps....See MoreWhat material to do rear single story extension for this property
Comments (4)That looks like a lovely spacious house, big windows etc! I know what you mean about pebble dash but it looks like it's in good condition and I agree that it would look a bit odd if you paint it, unless any other houses in the street have already done it. Extensions are usually built in a modern style which complements rather than matches the original house. In terms of the materials used, there may be a style that's developed locally for modern buildings, so it's a good idea to have a look around, even having a look at your council planning website as that will give you a good feel for what is being passed by the planners. Eg we're having an extension built at the moment on our 1930s house which will be a mix of wood cladding and cotswold stone - we're in the cotswolds so this works with the local vernacular and other modern buildings around here....See MoreDouble storey rear extension
Comments (2)Hi, First, you will need to consider whether or not you will need to apply for planning permission or listed building consent. You can make a planning pre-application enquiry (pre-app) to find out about your specific case, including your local requirements, intended extension shape(s) and the likelihood of approval from your Local Planning Authority. Then you should consider the overall design of the extension, including internal layout, structural support, doors, glazing and natural light. Once planning approval is received (or the design is determined not to need one), you will need to have construction drawings submitted to ‘building control’ to prove that the extension will conform to the building regulations. All of this needs to be completed and approval received before construction begins. Within some limits and restrictions, extensions can be built without full planning applications. In most cases, the current single-storey limit for permitted development is 8m for a detached house or 6m for other houses. Or 3m for multiple storeys and certain distances from your boundaries. If these are exceeded (eg your intention of a 4m first-floor extension) then a planning application would be required, and as Kay said, is unlikely to be approved in a lot of cases. Please read the information in the link below for more information, and in many cases hiring a planning consultant is recommended. https://www.planningportal.co.uk/permission/common-projects/extensions/planning-permission And I wish you all the best with your project!! Phill...See More- 7 years ago
PRO7 years agolast modified: 7 years agoRebecca Low thanked BetterSpace: The Floor Plan Experts- 7 years ago
Jonathan