Advice regarding layout/concept of single storey extension
Hello,
We're at the early planning stages of designing a rear extension and i was wondering if anybody with more experience could offers ideas, advice or past experiences.
Essentially we are planning to extend towards the rear of the property (As we have a large patio approx 6m in depth) to add a more open plan feel to the property, increase its useability/value and to give our growing family space to spend time together. ( 1 child age 2 at present)
I've had some preliminary drawings completed as attached.
We are not married to any of the layouts/concepts/materials at present however we would like some roof lights to maintain light levels within the existing property.
We are really trying to confirm if this is the best use of space and there is a little concern regarding over-heating as the rear of the property is south facing.
We are aware we will have to locate a structural column somewhere within the extension.
We are also trying to retain a decent patio space.(We don't want to lose the whole patio.)
Thank you in advance for your help and ideas.
All comments welcome.
Steve
Comments (38)
Related Discussions
Fitting all my requirements into a single side extension! Help!
Comments (20)Hello Jodie, Most welcome, I hope you saw my extension visuals too which give you a range of ideas and I like the transparency and style of the frames which lend to a feeling of open space.... The day beds are really gr8 in a room where it needs to be versatile so gr8 minds!.. The cream daybed is from ikea.. if you mean the second whiteish one with bolsters.. Something similar can be found at Loaf.. I do really like the Ikea one though as it's woven which is very nice texturally and has a really good aesthetic. and the last one which is my other favourite.. .. I think it would be rather good to have a shower element and so if not the wet room idea, you can still have something fantastic as a shower enclosure if you choose the enclosure wisely. Also you may be able to incorporate the architecture of the space in that you may be able to add a screen or something if the size fits for a walk in or other enclosed shower with single screen.. With regard to the extension you have.. you may be able to adapt it architecturally but if you like the idea of more glass then it might be better to replace altogether but of course dependent on what you choose and decide on an architectural level with the plans etc.. Budget a consideration etc.. You could though take out the existing windows and replace them with doors or bifold or sliding panels.. The arches internally are quite easy to convert to a squared off finish ie where they are situated such as the windows and doorways.. : ))...See Morehelp! double storey rear vs single storey rear+loft conversion?
Comments (14)Hi Heather! At Urbanist Architecture we love helping our clients get planning permission and turn their dreams into reality! We are a team of planners, architects and engineers and we had the chance to work on over 500 projects in London that are similar to yours! We would love to help you progress from a ‘’pipe dream’’ phase into something real and amazing. Just to give you an idea of what we do, please visit our website: https://urbanistarchitecture.co.uk/ After getting in touch with us, we will carry out a free initial feasibility report and will send you a quote. We will help you formulate a brief, prepare design options and submit your planning application. We are experts in our field so we will be advising you along the way in order to deliver your dream project stress-free. Don’t hesitate to contact us!...See MoreSingle storey extension advice - early thoughts
Comments (5)Sounds like you will need to apply for planning permission because of the roof heights from ground level. Best thing to do though is to call and check with your planning department - if you can speak with someone! Ask to speak to the duty officer. Alternatively, if a quick call isn't possible you can go the paid for pre-app route, although more effective once you've got some sketch plans done.. I've found some variance in interpretation on what would be considered ground level from one city to another, so yours might take a particular view that may or may not be helpful to you! I think the permitted height you mention is to gutter level off the ground level - so the ridge / abutment can be higher than that. (This is all a bit off the top of my head - as in I'm not reading directly from any planning policy or guidance here but it sounds like you're reasonably familiar with the documents anyway). For the drain that runs under the patio you need to check with your local water board or building control department for what you need to do if it's their responsibility. Again different water boards have extremely different requirements and guidance. Some, like United Utility tend to let the building control department deal with it and have reasonable rules around altering manholes etc. Other water boards like South West Water insist that you apply directly them and have really strict and onerous requirements and allow very minimal to no alterations to things like manholes. If you do have a shared drain then you will need to have permission to build over it and you will probably need to make sure it can be accessed via a rodding eye or manhole - all dependent on the specific requirements of the water board in your area and the specific layout of your drain and property. You may also need to have a structural report to show that no additional load is being put on the drain that might cause cracking or other problems, and possibly other requirements... It can be a bit of a pain to be honest depending on the specifics, but if it's important enough to do it then there are usually (though not in every case) ways to achieve a build over. For internal changes in level compared to external - this is up to you and how you plan to use the space, how mobile you are and comfortable with steps - for example if you have young kids, or plan to have, then some steps in the middle of your family room might seem a bit dangerous. A good designer can incorporate steps within a room well if you prefer that, or you can do them externally within a raised patio, but you will need to include for that patio within your planning application if it's over (if I remember right) 50cm off ground level. In relation to the neighbours you may need to prove that they will not have their enjoyment of their property reduced or limited by your proposal. In some areas there are strict house extension guidelines that you have to follow - for example Farnham and Trafford. The main things are privacy and overshadowing. Your architect should be able to create diagrams to help support any design and show the planners that this has been taken into consideration and won't have a majorly negative effect on the neighbours. If you'd like my free checklist to help you with your fundamental decisions making you can get that here: https://bit.ly/2P1quQ6 Hope this helps, Jane, i-architect.co.uk...See MoreTwo storey double extension ideas for a semi (SE London)
Comments (7)I would suggest to do a bit of research in your local authority’s planning explorer, and see what extensions have been granted in your borough/street. You can search by key words (try ‘two storey side extension’ and ‘two storey back extension’). You can also have a look on zoopla for historic sales of properties on your street. Try and find some that have been extended (google map satellite can help with that) and see if floor plans/ photos are available. In my borough, semi detached houses are fairly routinely granted permission to extend at the side provided the extension is subservient to the original building, existing roof lines are respected and there is no terracing effect. But there are exceptions, and if no house on the street has done it before it may be more difficult to get PP. Every borough is different....See MoreSteve Hughes
4 years agoThank you all for your comments regarding the utility room and WC layout. Something to look into as these are existing rooms will be will be refurbished anyway. I've always thought the WC seems over-sized and a waste of good space considering it's a cloakroom.
I'm not sure about losing the living room doors as they are glass panels and provide considerable light to the living room. (However this may change once the extension is complete due to depth)
I suppose a possibility could be to use black barn type door with glass panels which wouldn't open into either room allowing easier placement of furniture?
K Fitz
4 years ago
Jonathan
4 years agoSteve Hughes
4 years agoThanks everyone for your comments, suggestions and advice.
I've completed some drawings/3D renders which I've included below based upon your suggestions.
One thing that seems abundantly clear from the 3D render is that the extension will be dark towards the back unless some roof lights are installed. (Unfortunately the software doesn't allow these to be added at present.) So this is the next issue to speak to manufacturers about.
Any further comments/suggestions, please let me know.
I've moved the utility door as suggested by @Moss Extend and @Jonathan which has added yet another door to the hallway. Not ideal but i think it sort of works?
I think the Utility/WC will be tight. The walkway in the utility is about 700mm wide (excluding 650mm for the units/sink and cupboards.)
The WC has a pinch point between the basin and towel rail (about 500mm) so we may have to look into alternative heating solutions/very low profile radiators.
I've also blocked up the doorway between the existing living room and new extension as suggested by @Jonathan which seems to offer a more useable space both sides.
Jonathan
4 years agoIt’s looking much better.
I think you might find the tv area isn’t sark it’s just the contrast if the dining area being super light.
However I think you need to revisit the utility and WC as they seem too tight. There are several solutions 1/ make them bigger by sterling space from the next room. 2/ consider one big combined cloakroom and utility. 3/ consider a utility room with toilet beyond it. I reckon this should give you room for two 600mm wide appliances or cabinets on each side
Steve Hughes thanked Jonathan
PROMoss Extend
4 years ago
Space Cat - Unless your dwelling is a new house or it previously had a different use (material change) such as an office Part M does not apply.
Space Cat
4 years ago- PRO
Moss Extend
4 years ago 
Gabby Wong
4 years agoHU-209277437
4 years agoSteve Hughes
4 years ago
rinked
4 years agoLet's say your utility could double up as cloakroom. Place (sliding) doors in front of the washing machine. Bumped out the wc because of the 'wasted' space next to the kitchen and because it would soften the long wall with all the doors.
Also have a good look at your kitchen design, there should be at least 100cm between island and wall cabinets. And add some counterspace on the long wall for coffeemachine and such. I did not extend the row of cabinets towards the wc all, because it would look too massive, just place a large plant in the corner.
Carefully plan your rooflights, as you'll need some pendants over the island and dining table too.
Steve Hughes thanked rinkedrinked
4 years agolast modified: 4 years ago- PRO
Moss Extend
4 years ago Steve Hughes
4 years ago@rinked I like this idea but not sure about losing space from the main living area/kitchen for a WC? I like the sliding door idea in Utility so its good food for thought. Regarding the distance between island and cabinets - on the 3D model i've got at least 1200mm on all sides so should be enough space. However if we put the toilet in the main space then i think the island would have to shrink to suit.
Good point on the roof lights - i was thinking similarly on 1 between the island and cabinets and then 2 equally spaced on the other side with pendants over the island. Not sure which orientation we'd go but leaning towards running long ways with the new roof to ensure decent light distribution.
Also thanks for the compliments - and elec UFH could be an option for the WC.
@Moss Extend another option with less work and would mean not disturbing the main soil stack which is currently on the left hand side of the existing WC.
@maya Another good alternative in a tight space, thanks i'll look into this.
@LTS Thank you. I'm not against AC as such and for a few thousand, could be a decent option. We're pretty much set on rooflights as love the modern look, views of the sky, natural light etc. We will look at blinds for the rooflights to assist mid summer and also the ability to open.
Yes we'll have spots in kitchen and dining area but try not to have too many and assist with mood lighting like lamps in the living area and pendants over the island etc.
Again all thanks for all the good advice, ideas etc. This helps massively when we're still at the planning stage and not changing things daily with the builder! I've started drawings the various options which i've attached below.
Steve Hughes
4 years agolast modified: 4 years agoAnother layout which wouldn’t differ too much from existing and wouldn’t involve moving the soil stack or losing size from the kitchen. It would involving moving the existing utility units to the opposite wall. It would involve a pocket door and walking through the cloakroom to get to utility.
It’s solves the guests walking through a potentially messy utility room to get to the cloakroom but not sure how I feel about the ‘landlocked nature’ of it?
Any comments welcome.
rinked
4 years agoNo need to go through the loo to enter the utility. Space is long enough and doors hardly ever open at the same time. Use the old doorway to create a narrow sink in a niche. Stack washer and dryer, add one tall cabinet next to it, counterspace on the other side.
Steve Hughes thanked rinked- PRO
Blakeley Construction Profiles Ltd
4 years agolast modified: 4 years agoDefinately a good idea to go for a roof lantern; it will help you add the feeling of space and natural light to your home. Roof lanterns are similar to skylights, but rather than sitting flat within the structure of your roof, they are constructed to project from your roof, creating a stunning architectural feature and channelling natural light from all angles.
Painted Roof Lantern · More Info
Visit https://www.chartwellfinishing.co.uk/products/roof-lanterns for more details. Steve Hughes
4 years ago
Suzanne C
4 years agoSteve Hughes
4 years agoSuzanne C
4 years agoWe have a 1960’s house so after the extension was built we noticed the difference between stepping from the warm extension to the cold under foot in the rest of the house. We originally thought we wouldn’t mind and thought of the money we could save but the next winter arrived and we went for it as we needed to renovate the rooms inside.
We went for the wet system and a weeks worth of disruption. The low profile system was more expensive to purchase but it worked out the same price in the end with out builders doing the excavation doing the deeper one with more insulation so we went for the original version as such.
We lived in the property throughout as we have pets it was easier so we opted for the screed that driers within the day and we and the pets were walking on it the next day...
It only took a week or two to excavate, lay the pipes and add the insulation and screed.We still plan to put in the log burner into the snug next winter as we have so much wood left over from the last log burner. We just have to turn off the underfloor heating in that area at Christmas to benefit... however the rest of the extension will remain warm with underfloor heating...
Steve Hughes thanked Suzanne Cminipie
4 years agoSteve Hughes
4 years ago
Jonathan