What’s the problem? Is it that you would prefer the kitchen at the back? Is it that you need a bigger house? Do you need an extra bedroom?

If you are looking to spend £150k how much needs to be reserved for things you are already planning such as new bathroom or rewiring or new boiler.

And if you are looking to add square footage which direction do you want to extend? Is the driveway wide enough to extend over? Is the back garden big enough to extend over?

Hi Jonathan, a few problems.

We need 4 bedrooms upstairs, we would like the kitchen at the back and have considered a double height extension? The upstairs has some wasted space we think but its working out a layout.

The back garden is big and the only real direction to extend although we do have the garage to one side which might be able to be used? The £150k budget is to cover all new things which would include a new boiler, bathroom bathroom, wiring etc

Thanks in advance!!

Excellent, thank you. We hadn’t considered that as an option but it gives us what we want upstairs. Do you mean raising the roof is more likely to get passed than extending?

Hi Rob,

I agree with Johnathan that raising the roof would probably give you the space you want upstairs. But if you are moving the stairs anyway then I would tweak the layout a bit more to give a bigger kitchen diner and master bedroom at the back.

If the planning authority won’t allow you to raise the height of the roof then an alternative could be to extend the profile of the house to the rear and add a small first floor extension over part of the garage. This would give you the space you want upstairs and more space to play with downstairs, without eating up too much of the garden!

The best thing to do would to apply for a Planning Pre-application (Pre-app) advice/meeting with your Local Planning Authority. You could present several options to see which is most likely to be approved, as well as to learn any other restrictions and information.

https://www.planningportal.co.uk/planning/planning-applications/how-to-apply/pre-application-advice

If you are doing a full renovation, also consider if a heatpump and or Solar PV panel would be suitable to save you money in the future!

Please let me know what you think? I have a few more alternative ideas as well.

And I wish you all the best with your project!!

Phill

Ah- my point was that raising the roof makes your house taller- it’s unlikely that will get permission if your home is on a road of bungalows and chalets style houses because raising the roof changes the character of the road……. If however if your road includes houses of different ages, different heights and different styles then it is easier to get permission to change yours.

Keep an eye on your budget. Moving the stairs may cost far more than it is worth. All your plumbing (drainage) is the garage side of the house so keep your bathrooms etc that side too. If planning is approved you need to check your foundations. I'd look at a timber framed first floor built off site for lightness and efficiency.

Thanks all for your very helpful ideas and general advice.

Phill, I really like the idea of going over the garage. We will need to rebuild the garage and would love a gym underneath although i dont think budget will allow. You mentioned you have some other ideas?

Thanks again,

Rob

Thanks all for your very helpful ideas and general advice.

Phill, I really like the idea of going over the garage. We will need to rebuild the garage and would love a gym underneath although i dont think budget will allow. You mentioned you have some other ideas?

Thanks again,

Rob

Hi Rob,

I’m glad you like the designs! My other ideas included replacing the garage or converting it as part of the main ground floor or as an separate space like a gym, office or games room. Or creating a very large open plan space with a small bedroom downstairs and then adding or replacing the dormer extension upstairs to fit in 3 bedrooms. But this would have some compromises and I think you could do better with your budget!

You won't necessarily have to rebuild/replace the garage. It might have a strong enough structure and foundation to support a first floor, especially if it’s timber frame addition like @tim_baker921 excellently suggests! But this would need to be determined by a structural engineer’s inspection. But did you mean that the garage needs to be replaced anyway for structural or other reasons? Reconstruction of the garage foundations could also damage the existing drain locations, which might then need replacing. This would eat into the budget more as well. So your existing drain locations should be considered for any of these options at the early design stage!

Another idea was to extend out the sides of the roof and in front of the garage, with flat roof/dormer windows. But this would be more suited to a project where you couldn't exceed the existing ridge height. It might require a lot of design development just to get the roof profile looking good from the front. But simply raising the roof would achieve the same effect with a more standard roof profile.

@Jonathan is right that you are more likely to be granted planning permission if there are other houses of similar heights and sizes on your road or if there is plenty of variation already.

If you are interested in comparisons or development of any of these ideas further or would like us to work on a planning application, please feel free to message me directly on Houzz or contact me at:

info@phillipbrewerarchitecture.co.uk

Kind regards

Phill