Assistance re. rear extension and house renovation

[FNB]

Hello everyone,

My husband and I have recently moved to East Dulwich. We have purchased an old property in need of extensive renovation. We are hoping to do a rear extension and possibly a loft conversion, in addition to generally updating the rest of the house - new windows, replastering, updated wiring/plumbing, etc.

Does it make sense to use an architect or an 'architectural designer' (or is there an entirely different option)? Would we use them for the entire property or just to get planning permission for the extension/loft conversion? We would like to work with someone who specialises in low cost projects so that we know from the offset the designs are being drawn with a tight budget in mind instead of finding out further down the line we can't afford the proposal.

Any suggestions & recommendations of local architects/architectural designers/builders will be gratefully received.

Many thanks

[micromacromonkey]

If you just want a rear extension (3m or smaller) and loft conversion (< 25 cubic metres), those things may well fall under permitted development so full planning not required. For our old house we got our loft conversion done by a loft conversion specialist under permitted development (they had an architectural draughtsman who did the drawings). 3 years later at the same house we got a local builder to build the rear extension (essentially a 3m deep box), he did it all from his head without plans and was excellent. Building regs signoff was fine, and we have since sold that house so clearly no problems with permitted development as far as the solicitors go.

An architect will help you to do a lot more stuff and provide a coherent picture, and could be really useful for contentious planning issues. They will also manage tendering for the work, project management etc, and are insured should things go wrong. For our new place we've gone with an architect because it requires planning and it's just too much for us to think about managing ourselves.

An architect can also just do you some plans and let you get on with it, or just get it through planning but let you manage your own build, that is another option. They all do free consultations though, so you may as well have a chat with one or two.

[Jakido]

Depending on what you do, you might not need planning permission. Read up on ?permitted development?.

You will need building control approval for all work - is it done in line with building regulations. This is different from planning permission.

Subject to the above, it?s worth getting a few building firms to quote for you - walk round and you?ll see signs on the houses being renovated. Get them to break the quote down into the various constituent jobs.

You could also do the same with an architect.

[Penguin68]

You also need to check the local planning and building rules - even where building falls under 'permitted development' in terms of additional space created, you must meet rules about not changing overall building (roof ridge) heights and any issues about types of permitted dormers etc. The planning office is good at giving general advice. Getting your plans (even where they do not require planning permission) agreed and validated also makes subsequent sale easier. As councils can change rules over time (they didn't allow 'Juliet' balconies when I was building, then they did) don't presume that what you see built locally to you is still allowed.

[fishbiscuits]

If you are looking specifically for a low cost solution, I'd forget about an architect... they are expensive. (Although, if you can afford it, arguably well worth it).

Regarding rear extension... a small extension onto the back of a kitchen needn't be outrageously expensive, and could well fall under permitted dev. A full side return extension is a much more expensive job, and will also usually need full planning permission.

[FNB]

Many thanks for your responses - very helpful and greatly appreciated. I shall be looking into permitted development & whether our extension/loft conversion could be classified as such.

Architect fees aside, would you say that the actual build cost of an architecturally designed plan is typically more or less than the build cost of a plan designed by a structural engineer? I.e. do architects instinctively design something that is bespoke/uses hard to come by materials resulting in a comparatively more expensive build or would the reverse be true, that going with an architect means everything is itemised reducing the likelihood of costly surprises?

[Penguinpost]

We have updated our entire house. So new electrics, heating, flooring, plastering, decorating.

We also did the kitchen side return and back extension and also a loft conversion and re jigged the layout on floor one a little to make a larger bathroom.

Sounds like we were in a similar position to you (5 years ago). We decided to concentrate on the ground floor first (upstairs was liveable just a time warp from 40 years ago). First up we planned what we wanted to do with the kitchen. Then we got builders quotes, decided on a builder and asked them for how to get drawings etc they pointed us towards someone who would do plans and structural drawings. We filed for planning. While waiting on this we got the electrics done throughout the house and decorated the lounge (first off got new timber sash window in the lounge and had some damp in lounge fixed). I can?t actually remember how/when the heating replacement fitted in.

Then the builders started on the kitchen when planning came through. Took ages but builder gave us kitchen fitters names, floor layer person, decorators etc. It all seemed to work ok as they all knew each other.

We also had a downstairs toilet fitted as part of the build.

Then we had a nice downstairs.

We did all the bits and bobs on floor one - used the same builder and his contacts for changing the bathroom layout upstairs and fitting new bathroom. Had NO bathroom for about 3 weeks! But it was ok we had a downstairs toilet.

Once we had 3 nice bedrooms and a nice bathroom we took a break for about a year.

Then we got one of those companies that specialise in loft conversions and they did it, no planning. They took ages but did a really good job. We used that decorator to decorate the hall as an extra job.

You can do it all yourself. It?s like having an extra job. I don?t know how people do it with young kids.

Good luck, you?ll never want to do it again but it?s kind of fun!

[Bob Buzzard]

Just get some builders, I wouldn?t bother with an architect just for a house. I live in a 5-bed double fronter with a garage conversion, which I got the the builders to do. Architects and the such like just complicate things with all their drawings and ceiling beams and making effective use of spaces. Just call the builders and tell them to get on with it.

[diable rouge]

Bob should know, his last builder gave Mrs Bob a nice big rear extension...

[Passiflora]

Oh dear, surely the OP and others are just boasting about what they can and can't do to a property, when there are other people desperate for a home?

[Bob Buzzard]

Passiflora Wrote:

-------------------------------------------------------

> Oh dear, surely the OP and others are just

> boasting about what they can and can't do to a

> property, when there are other people desperate

> for a home?

Yes, everyone should have a home, I didn?t mean to boast I was just saying architects are an unnecessary extravagance when good builders can do all the actual work without needing any fancy drawings or the such like.

[diable rouge]

Bob's 'don't need fancy drawings' extension doesn't quite go to plan...

http://i.dailymail.co.uk/i/pix/2013/06/13/article-2341057-1A4D4B67000005DC-916_634x425.jpg

[robbin]

Passiflora Wrote:

-------------------------------------------------------

> Oh dear, surely the OP and others are just

> boasting about what they can and can't do to a

> property, when there are other people desperate

> for a home?

Oh dear, I do hope that's not a serious comment!

[FNB]

I think this is what they call trolling...

[Bob Buzzard]

diable rouge Wrote:

-------------------------------------------------------

> Bob's 'don't need fancy drawings' extension

> doesn't quite go to plan...

>

> http://i.dailymail.co.uk/i/pix/2013/06/13/article-

> 2341057-1A4D4B67000005DC-916_634x425.jpg

Which road is that on? Can?t be mine - it?s a semi-detached, whereas I live in a double fronter.

[Charles Martel]

Passiflora Wrote:

-------------------------------------------------------

> Oh dear, surely the OP and others are just

> boasting about what they can and can't do to a

> property, when there are other people desperate

> for a home?

Don't worry. Comrade Corbyn's socialist paradise is just around the corner.

[Soylent Green]

We have recently done our loft and are in the process of doing a kitchen extension. We used an architect for the drawings and planning permission only. Everything else handled by a most amazing builder and a structural engineer. The builder also handled everything with Southwark Building Control. If you want our builder's details, please pm me.

[rendelharris]

Charles Martel Wrote:

-------------------------------------------------------

> Passiflora Wrote:

> --------------------------------------------------

> -----

> > Oh dear, surely the OP and others are just

> > boasting about what they can and can't do to a

> > property, when there are other people desperate

> > for a home?

>

> Don't worry. Comrade Corbyn's socialist paradise

> is just around the corner.

>

By gum, I know it's only October but I think you've won the EDF's "Golden Shoehorn" award for 2018 with that one!

[kirsty_mills]

We are an architect and interior design studio based in Camberwell with multiple residential projects in the East Dulwich area.

We would encourage you to approach an architect as you are employing a skill and service that a builder cannot undertake. An architect will look at the project holistically and design to your budget and brief whilst taking into consideration structure, building control and the planning department. Our aim is not to impose 'innovative' building materials, but to design something elegant, considered that answers a clients brief. You employ an architect for a service which often gets questioned as it is not a monetary value 'visible' - an architect will guide a client through the build whilst ensuring the end result is to a high standard and on time.

We'd love to discuss your project further to see if we can be of help so please get in touch on the email above, or alternatively call me on 07817559812.

All the best

Kirsty

[cn150]

I refurbished my house without using an architect, I don't think they're necessary - just bring in the workmen.