Architects plans for extending Gate House - are we missing something?

3 years ago

First time posting but have been lurking with interest for a while!
We have just bought a lovely Gate House to a huge country mansion. We love its old style - its sweet and pretty, but its not big enough for a horsey family of 4, who usually all come in with boots and muddy wellies to be taken off! Our architect has drawn up some plans for an extension, but I'm not in love with them but can't put my finger on why not. I'm concerned that it now just looks like a big square house with no character?
Issues are:
1. What material to do the second story extension in? Brick, render, weatherboard (don't like cement board as it looks very modern and we want to keep it looking like an old building from the front at least), hanging tile? I like old brick but concerned it will never be the same as original brick and so will stand out. Will render look like Premier Inn?! Will it crack (I know you can get flexible, coloured render but not sure if budget will stretch to it).
2. The current staircase is incredibly steep which is why the architect has changed it.
3. To get the space the architect has upstairs, he has removed the chimney. We have been told this will be a cold house as no cavity walls, so although we will add insulation externally, I think we need a log burner. He has added a corner one with an exposed flue, but I love the traditional oak mantle over a central log burner type style?
4. Is this the best place for the downstairs toilet? Right next to a living area?
5. I'd like a spacious entrance for guests with the boot room used by us and our muddy gear.
6. Is there TOO much glass making storage/furniture difficult to place?
7. Dont love a flat roof but apparently there isn't much option for the single story extension as the back of the house ground level is already higher than the front as its on a hill. What material should this be in? I was thinking this could be something different to the rest? Architect has suggested buff bricks but I'm struggling to find any photos or existing houses to show me what that might look like and I have no vision!
Any advice gratefully received! Budget is approx £120k and this will be a once in a lifetime opportunity so really don't want to mess it up or build something that I don't love!

Sort by:Oldest

Comments (19)

D P
Original Author
3 years ago
D P
Original Author
3 years ago
Related Discussions
£1500 for a new steel that architect and structural eng missed on plan
Q
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 :)
...See More
LOOKING TO EXTEND AND IMPROVE YOUR HOME?
Q
Comments (0)
This is an opportunity to meet our Architects and Build Team. We will explain the process and answer your questions over drinks and nibbles. ABOUT THE EVENT • Want something more interesting than the “run of the mill”? • Unsure how to take your project from an idea to reality? • Confused about whether you need planning permission and what is possible? • Don’t know where to get the best advice? • Worried about finding reliable builders? DESIGN + BUILD is an event hosted by: EYLES DI PAOLA ARCHITECTS AND INVESTHOME BESPOKE CONSTRUCTION In collaboration with: CLASSIC KITCHENS LTD
...See More
Floor plan for replacing conservatory and extending kitchen - help!
Q
Comments (8)
Hi Tommy, good choice to ask the forum - you should stay away from architects who are not attentive to your needs... I think that you can work with the size of your current conservatory. Just Re-design the kitchen layout and remove the wall that divide the kitchen from the dining room. Your dinning room could be the where the current conservatory is so that you could take advantage of the light. Make an opening between the sitting room and the current dining area, that way you can have a bigger family room and get the feeling of a cozy space. I’ll be happy to help you further, you can get in touch through our site - www.betterspace.co. Good luck, Ed
...See More
Floor plans through... scared we're missing a trick!
Q
Comments (6)
Thank you! If our kids were grown up I would be all over this layout, but we’re trying to engineer it so we’ve got a big living/family room for them to play in, but which can be separated off so we don’t have to look at all their clutter when we’re having dinner in the evening haha. I’ve also got a thing about toilets in the utility room as mine is ALWAYS messy. But these are really good suggestions for someone who doesn’t lead quite as chaotic a life as me!
...See More
D P
Original Author
3 years ago
D P
Original Author
3 years ago
D P
Original Author
3 years ago
D P
Original Author
3 years ago
D P
Original Author
3 years ago
D P
Original Author
3 years ago
Jonathan
3 years ago
It seems like you have two separate dilemmas. Firstly is the house design right for you and secondly the outward appearance.

Firstly I think this is a good design with plenty of space. If you want to reduce the amount of modern glazing and choose smaller French doors there will probably be a cost efficiency, it will be more thermally efficient and you will have more wall space for furniture. If you move the WC to have a bigger hallway you will compromise a different room and it is more cost effective to have plumbing all together. Personally I think the hallway is ok as it is.

Log burner- speak to a specialist about venting sideways. On investigation you might conclude having a gas fire might get around the requirement for log burner ventilation which always seems counter intuitive to add an air brick to an already cold house. For me I think a fireplace no longer has to be centre stage as the reality is most of us don’t look at the fire we look at the tv.

If it were my house I would be wondering if a dressing room to the master would be more valuable than an upstairs study. I would probably have a wardrobe in the smallest bedroom and reduce the size of the bathroom to allow it.

I might also be wondering if the door to the tack room is big enough to comfortably get a saddle though it, if this door is best on the back or better on the side and if the tack room needs a porch or dog shower.

So in conclusion I generally like the internal layout.
Jonathan
3 years ago
As far as external finishing of the house the architect has planned what feels like a cottage to me. I understand that the current property is a cottage but equally many gate Houses are quite grand looking from the outside. I suspect you can’t increase the roof height further because of planning but the current style is not the only solution to that. Is the look specified by the planners?
D P
Original Author
3 years ago
Thank you for taking the time to write all that - all good points that I will digest! In terms of the external finishing, no it isn't specified by the planners but was designed to be sympathetic to the roof lines of the original house to try and appease the planners! The planning department at our local council is notoriously difficult!
PRO
OnePlan
3 years ago
Hi - congratulations on your purchase ! I can see why you bought it! I wonder if you have enough storage in the bedrooms ? Looks little to none to me. I find the straw and muck drops off as it dries (going by daughter in her stables clothes ) - so won’t be in the tack room but probably will be a muddy mess by the time you approach all the clean clothes in the utility room ... might not work ?? Also will you have another washing machine for horse gear ? Blankets /Numners etc ? I think it needs a bit more thought so it’s exactly right for your family - this is ok for a generic bunch of people - but fine tuning is required.
Jonathan
3 years ago
Are there alternative nearby properties that you could take inspiration from? I understand taking styling cues from a property but given the new design raises the roof would there be an alternative house to style it on?
Rowland
3 years ago
hi Dp,

I think the overall interior design is sound and the layout and flow works. The exterior look and feel is somewhat akin to a developers approach to design. i think it lacks any real features. I think that there is a bit of a missed opportunity to have some brick feature bands or similar to the design.Even a tile hung or timber upper floor would have been nicer than the rendered finish that has been used.

Perhaps you can look through the brick development association for information, perhaps with a feature bond for the new floor, or add some detailing around windows. I dont think you need modern but classic design.

also the use of a vertical hung clay tile could provide a nice look. There are plenty of examples around you can discuss with your architect, or even change and find a new fresh pair of eyes to guide your design.

best

Rowland
Richard L
3 years ago
last modified: 3 years ago
Extension or rebuild?

The exterior mockups look like a very different house to the one you loved and bought. Not bad necessarily - but closer to redrow than the original building.

Is there any opportunity to extend to the back and leave it single storey with bedrooms in the roof - to keep the drive/gate character?

If you have the land - a design shift towards a converted stable yard/quad around 2/3 sides might be interesting to play with?

Update - idea for the architect - extend as if it was a converted 19thC stable/coach garage - so 3 sides behind the original gatehouse of large arched openings which might originally have been coach doors etc, now glass. High ceilings to rafters?
Richard L
3 years ago
Imagine the place tells a story once done...

Pictures are random google searches - wrong materials etc- but you get the idea:

- originally the gatehouse, then extended for his nibs coaches/motorcars then converted into a dwelling....

All the time the frontage to the gate remains the house you fell for and bought.
J
3 years ago
Love Richard L's idea.

Ii wonder if you have the right architect? They seem to have done a lot of modern stuff you aren't keen on
Jonathan
3 years ago
To be fair to the architect I think they have been mindful of the budget by retaining much of the original layout and they have to keep the planners happy. But I’m sure there are different window, cladding or roof options that would also be in budget and be acceptable to planning.
PRO
Create Perfect
3 years ago
Hi DP,

How are you getting on? I know it's been a while but wanted to add some notes on your points. I think the architect plans, whilst lovely, definitely take from the original character of the house and this looks like any other new build you can see with a google search.

1. I would definitely look whether board as I think this is a nice contrast to the lovely old brick and whilst showing it is 'the new part' it doesn't detract from the older areas. It is also easy to 'blend in' to the surroundings so not as to detract from the gorgeous grounds and greenery.

2. Great. It will be safer overall. Is this a feature you think you will miss?

3. Firstly, yes! I don't think you can have this house without one. I have used the corner ones before and they are great and save on keeping the breast. I think you just need to look aesthetically if this works with your overall style of the rooms. If you are having an interior designer they should work on it with you - if not, a good look through Pinterest and a board or two would help. I can take a look with you if you like.

4. Yes. I would say that is a great place for the WC. It is easily accessed from everywhere but far enough away from the kitchen and dining room to not be an issue when entertaining and so on. If I were space planning it I may change the size/layout of the WC slightly to give you a slightly more open hallway.

5. The boot room looks spacious and like a good entrance. Is this an issue for use with guests? The location is not right. If so I think it would be a case of changing the layout completely to get the front boot-room.. did you architect do you a few options or have you consulted a space planner to look at some options for you. We normally produce three option as a standard so you can see what is possible.

6.Again, when we are planning space this is what we look at to determine where windows can be to allow maximum light whilst not compromising how you use the space or the items needed within it. I may play around with the back set of doors/windows in the open-plan space ..and the living room but the rest look OK. It really depends on your overall style here (i.e country is much more furniture than contemporary styles and contemporary maybe more fitted whereas more traditional styles would be freestanding. Same goes for the style of windows.. I am not sure this fits with your aesthetic or the house as a character.

7. Do you mean the roof or the extension? I would always recommend seeing the items together to help you visualise both for texture and colouration. Maybe try ordering some samples of the different finishes (if you haven't already). 3D visuals may also help here - if you have a designer it's worth enquiring about (or if your architect does them) - my clients find the photo-realistic imagery helps much more that the 2D flat plans.

I hope it's all going well. Best of luck - Gina