Building a Home Renovating Design Dilemma

Help needed with extension plans

3 years ago

Hi all,

Really need some help designing an extension for a 1970s semi-detached house. We need an extra Childs bedroom and an upstairs bathroom. Downstairs just having more living space would be great. Originally we thought we could build on side, garage at bottom and bedroom/bathroom above. However, we cant see how we would access these rooms...there is a chimney breast between the upstairs bedroom and bathroom (chimney is in use). Now wondering if we should build up from back, but worried this will be beyond our budget (ideally needs to be below 60k). Any advise, suggestions much appreciated! I have attached front and back pictures of the house and the room plan.

thanks

Richard

Featured Answer

arc3d

3 years ago

I would borrow room from the current master bedroom to move the bathroom to the right side. That gives you room to expand the smaller room to create a new master with a fireplace. It also allows for a corridor to the new bedroom above the garage.

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Comments (20)

rinked
3 years ago
A double storey back extension would require the roof construction to be adjusted (gable&valley), because the roof rests below the first floor ceiling.

Be sure to explore both options (get rough quotes); side and back extension.
HU-976237747 thanked rinked
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I'd block off the kitchen doorway, giving you more cupboard space and not making it a walk through area when you're busy cooking, it looks fairly small so I think you'll need every bit you can get.. Open up the doorway into the lounge or have a door with safety glass to let light into the hallway. Good Luck with your extention, it looks excellent and I think the shape is fine.
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Ah yes, good point @Ellie, if you are changing the way your property looks at the front you would usually need planning permission. Best thing is to call up the planning department at your local council and just enquire if planning is required. If you just build something, neighbours may check if you have planning on the web portal and then complain to the council who will then make you take it down ( worse case scenario ). Here a some info on Party Wall Agreement https://www.gov.uk/guidance/party-wall-etc-act-1996-guidance#what-the-act-covers If you are building / digging foundations within 3m of your neighbour’s property ( your neighbour’s garage in your case ) you will need to notify them etc but check on the link above with regards to what you need to do.
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I’m glad you like the idea for the dining table! If I’m being completely honest I don’t really know whether the new layout ideas really give you any more useable space. Do you need a desk in the room? If so it might be worth having the bit of extra space but it could be worth making the garage storage space into a study space as well rather than having the desk intrude on your living space too much. What do you think? If you kept the bigger storage room then you could maybe do something like the picture attached so having a multi purpose room?
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rinked
3 years ago
Example
HU-976237747 thanked rinked
HU-976237747
Original Author
3 years ago
Many thanks for your suggestions... apologies though, I should have said that the upstairs bathroom is now a bedroom and the bathroom is behind the kitchen... We would like a 4th bedroom and bathroom upstairs... But can't see how we can do that if we extend to side of house... Would really appreciate your advice on this...is it possible or would you advise building on the back?
arc3d
3 years ago
Four good sized bedrooms. Master with ensuite.
HU-976237747 thanked arc3d
Jonathan
2 years ago
Although you can fit four small bedrooms and a family bathroom into this space I liked Rinkeds plan because moving the stairs allows the possibility of a loft conversion with rear facing dormer which means bigger bedrooms and an extra loft room that could be a fifth bedroom or additional bathroom.
HU-976237747 thanked Jonathan
arc3d
2 years ago
2 storey extension plus loft conversion plus dormer plus moving stairs all for £60k? A bit of a stretch no?
HU-976237747 thanked arc3d
keiblem
2 years ago
Yes indeed a massive stretch! Probably cheaper to move house.
HU-976237747 thanked keiblem
HU-976237747
Original Author
2 years ago
Thanks all, lots to think about, it seems if we want bedroom and family bathroom upstairs then will need to build on back. I'm wondering if could go straight up from living room and out just enough above flat roof behind kitchen to make bathroom... If that makes sense! Thanks for all the feedback so far, its great to get other ideas.
Jonathan
2 years ago
Actually Rinkeds plan shows a double storey extension with an estimated footprint of 3.5 x 3.5 which could cost as little as £36,000 (including VAT). Loft conversion costs start at £20,000 but this depends on size and roof configuration.
So carefully budgeting and keeping the specification to a basic level could well keep this plan to budget.
Given most people need to spend at least an extra £60,000 to buy a house with an extra bedroom, given that moving can cost £6k with estate agent fees, not forgetting removal companies, solicitors, stamp duty and personalising the new home could cost £thousands.
So extending, even ambitiously, could still get you more than moving.
arc3d
2 years ago
It's possible but highly unlikely. And with zero contingency you could be left living in a building site.

Also you get what you pay for. Bad plumbing, dangerous electrics and leaking dormers are no fun.
Jonathan
2 years ago
@arc3d whilst it is true that your 30square meter extension plan is less ambitious and cheaper it also adds less square footage, less room in the house, less value and leaves a family bathroom downstairs.

It may be that my plan exceeds what has been stated as preferred budget but the homeowner better knows what they can afford than you, what will work for their family and what I have posted is entirely within the scope of a limited forum like this.

Please accept not everyone loves your plan and I have alternatives that I am happy to share without obligation.
rinked
2 years ago
Before jumping to conclusions/assumptions about cost, first examine if 4 tiny bedrooms add any value to the house in the neighborhood. Same goes for a considerable back extension, as it would be very nice if the investment will pay itself back when selling the house. And try to find out which option would be more practical (sewage, roof contruction) and which one would have the best chance of getting planning permission.

If it is your 'forever home' spending more on it than it's value, that's fine, as it is for your own comfort. And if so, you might want to look into a downstairs bedroom and bathroom.

My personal advice is to keep it a 3 bedroom, as that is what the house looks like. And 3 decent sized bedrooms is way better than 4 tiny.

We have a very similar house, original footprint 72 m2, 18 m2 added (utility and study). We chose to turn the tiny 3rd bedroom into a bathroom, as there was only a 'shower closet' and downstairs loo. Our budget (€40k) went to insulation, bathroom, windows, plumbing, rewiring, kitchen, all DIY.
keiblem
2 years ago
I agree entirely with rinked. Sub dividing a space doesn’t automatically improve its value. In some instances it can actually devalue a house both financially and in the quality of life of the inhabitants. At the very least it is worthwhile checking out the market value of comparable homes in your neighbourhood to determine the ceiling value before investing in improvements.

Making the modest changes suggested by rinked may not give you all you need right now but it may pay for itself by improving its market value so that in time you could perhaps build up or move house.
HU-976237747 thanked keiblem
rinked
2 years ago
This will most likely cost quite a bit more than 60k, but it does have a very spacious downstairs bedroom plus ensuite and 3 bedrooms upstairs. Landing wide enough to create some linen closets. Stairs rotated, hallway created front to back with stoage under the stairs, a separate loo, also moved the front door over a bit, old opening turned into window to let in light. Utility/mudroom, but no more garage. Entire chimney removed as a new one is built on the new external wall.
Susy Q
2 years ago
Could you do Jonathan’s plan of the two extra rooms in the loft, but not do the double storey extension out the back, so you end up with upstairs bathroom and two beds on the middle floor, two beds on the top floor, and then extend the current kitchen into the downstairs bathroom?
HU-976237747 thanked Susy Q
PRO
Nest Estimating Ltd
2 years ago
Hi Richard, once you have decided on a layout, we can provide you with a budget cost estimate. The budget cost estimate provides a detailed breakdown of works and expenses as well as highlighting potential areas where you can save money. If this is something of interest please send the plans and photos to hello@nestestimating.co.uk and we can provide you with a quote
HU-976237747 thanked Nest Estimating Ltd
HU-976237747
Original Author
2 years ago
Hi all, many thanks for your suggestions, I haven't had much time this week but plan to have a better think about them all this week, thanks especially to arc3d, Jonathan and rinked for the plans, they all have elements which we hadn't considered and like!
tab darcy
2 years ago
Hi Richard. If the budget is set you might need to do the renovation in stages. I noticed that the front of your house faces south west so it must get the best light there. I'd remove the front porch and build a new one that covers the front door and the kitchen, knock out the kitchen window to floor level and put a dining area in that space. Then the kitchen can run all down the right hand wall. Close up the front sitting room door, change the direction of the stairs. Knock the back extension and replace with a 2storey, bathroom on each floor, utility in the one below. Upstairs 4 bedrooms, 2 medium at the front and 2 small at the back. If your budget stretches to putting on the garage and upstairs then that would be 2 bedrooms accessed through the back left small one ( which could then be a storage area / play room). Anyway good luck with the project, I'd love to see what you do.
HU-976237747 thanked tab darcy
tab darcy
last year
Did you make progress with your plans yet? We'd all love to see some after photosὠ0

Help needed with extension plans

arc3d

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