Reply to: Considering a big extension on the house

[PRC1964]

How did you select your SE?

She was recommended by some friends. She also suggested a firm of builders who turned out to be very good.

[freakydancer]

You don't need an architect or a structural engineer mate - you're having an extension, not building a shopping centre. A decent builder will be able to do the lot for you without some tw@t wearing a suit and hardhat faffing around with a clipboard.

[Old Greg]

PD is not always available my hose (11 years old) was built without any PD

although it won;t help the OP one way around this that is often used is to knock down your garage build your extension and then apply for planning permission for a garage, the council can;t refuse

Unless you really are planning an extension to your hose. I'm sure there's something about that in my in-box.

[Troll]

You don't need an architect for most jobs. We used a structural engineer who was a lot cheaper and was very good at pushing the plans through the council.

How did you select your SE?

[Numptycorner]

Good god I can see some people get royally ripped off on this forum. "get your architect to PM it" for gods sake it's an extention not a new build mansion. Get yourself down to the local new build site, ask for the foreman and if anyone does 'foreigners'. You will save a packet and get a job done by someone who builds houses for a living to the latest regs rather than some dodgy self trained builder.

[PRC1964]

You don't need an architect for most jobs. We used a structural engineer who was a lot cheaper and was very good at pushing the plans through the council. As has been hinted already, "special" relationships exist between the planning departments and some builders.

The architects we spoke to were all very keen on pushing what they wanted to build rather than what we wanted.

Get the quotes for the builders tied down and agreed up front though as they will try their hardest to add "extras" if you don't. Even little things like the number of power points all add up.
It also helps if you can keep your neighbours happy.

[MrsGoof]

Can you get this done under PD(permitted development)? If less than 15% by volume increase on original volume. I used this recently for a loft convertion - meant getting planning permission for rear extension was easier.

PD is not always available my hose (11 years old) was built without any PD

although it won;t help the OP one way around this that is often used is to knock down your garage build your extension and then apply for planning permission for a garage, the council can;t refuse

[wendigo100]

Nearly as much as your Dome...but at least we get to keep ours...didn't you sell the Dome for £1???Then there is Wembley...massively over budget...then don't even get me started on the footbridge across the Thames that had to be redone due to "not designed for large amounts of people wlaking on it"...

You guys are the masters at budgetary numptiness....

You mean the government and the English FA. I could not agree more.

Just wait until "we" get the final bill for the Olympics!

[angusglover]

That's close to £40 per sft when I was looking a few years ago.

Quotes for Scotland might be cheap as chips, but the final price always ends up 10 times that. How much was their parliament building?

Nearly as much as your Dome...but at least we get to keep ours...didn't you sell the Dome for £1???Then there is Wembley...massively over budget...then don't even get me started on the footbridge across the Thames that had to be redone due to "not designed for large amounts of people wlaking on it"...

You guys are the masters at budgetary numptiness....

[BrilloPad]

Never had any major building work done. Any advice?

Thinking of a 1st floor extension over the garage to create a very large master bedroom and on-suite.

Do I get builders in to quote first, or do I get plans drawn up first? What about planning permission?

No point getting plans drawn if the cost is huge.

Can you get this done under PD(permitted development)? If less than 15% by volume increase on original volume. I used this recently for a loft convertion - meant getting planning permission for rear extension was easier.

[Euro-commuter]

That's close to £40 per sft when I was looking a few years ago.

Quotes for Scotland might be cheap as chips, but the final price always ends up 10 times that. How much was their parliament building?

Mental note: do not engage same architect.

[wendigo100]

if you do enough googling you should come across guidence for extension build prices on a per sq metre basis - with regional variations - probally give you a ball park figure about £500@sm in England & 2/6d@sm in Scotland

That's close to £40 per sft when I was looking a few years ago.

Quotes for Scotland might be cheap as chips, but the final price always ends up 10 times that. How much was their parliament building?

[Troll]

if you do enough googling you should come across guidence for extension build prices on a per sq metre basis - with regional variations - probally give you a ball park figure about £500@sm in England & 2/6d@sm in Scotland

[wendigo100]

Pikeys are usually cheaper. Any sites near you?

[dang65]

I'd agree with the original posters who recommend an architect to also act as PM. It's very useful indeed to have someone you can moan at who will then go and speak the proper language to the builder and get it fixed. Any big building project, I would definitely go that route. Small jobs, fair enough, probably not necessary.