Extension to Gable end of Bungalow?

Raiser

Hi Folks,

I'd really appreciate your opinions on something I am new to and unsure about....

Am renovating a Bungalow at the moment and there are three main problems:

1. The main Bedroom is very tight for space and no matter what way you sketch it up it can't be borrowed from elsewhere in any meaningful quantity of square footage.
   
2. I really want a Garage for practical reasons.
   
3. Finally there is no Utility room whatsoever.

I read on here that it makes a lot of sense to have an attached Garage for reasons of practicality and economy (building costs/materials/costs) and then a bit of thinking brought me to considering the below to pretty much iron out all three issues in one fairly straightforward step. (Area in green is to add essential space to a very cramped main Bedroom....)

* One other point is that our Surveyor/Engineer says there is a 10% asbestos content in the roof tiles and while its ok for now we should consider re slating the lot and we cant touch it at present to, for example, put in Velux Windows in the Kitchen etc.



Basically the above gives me an adequately sized Bedroom (I really only need the wall the bed is against to go back 3/4 feet), a Garage and access to a utility toward the rear of the House (Don't want utility near Kitchen anyhow)

Was wondering what the deal regarding planning permission requirements, architects, likely costs (Limerick County) or any other considerations.

- We are living in rented accommodation now so timing would be an issue - Could the above be done when we are actually in the House and the last wall knocked when everything else is in place?

It would be great to hear your opinions and advice as I have no real idea of any of the processes or practicalities involved beyond the very basics.

Thanks!

Raiser

Can I bump this to ask for any opinions on any part of this!?!?!

- Sorry it was so long and convoluted by the way

Trhiggy83

Ok it looks pretty straight forward

As far as i can recollect you can extend onto your home by 40m squared in area without applying for planning permission. Worth just double checking with the planning dept but im fairly sure its 40. Best just to ring the planning office and they will outline it for you. they may have a problem with you extending the house in length if not similar to houses in the area tho so best to check with them. i Reckon you wont need permission myself but better safe than sorry.

In relation to the asbestos, this has to be removed by professional licensed demolition contractor but its straight forward and would not cost much i would imagine. Asbestos is only dangerous when cut as the fibres can get into the lungs and cause cancer. Tiny job for a contractor tho just make sure they are approved by the local council and have the necessary insurances.

Love the sketch by the way

Ddad

Planning something similar myself. However, if the extension is to the side or the front of the house it will need planning. The exception to this is a porch of limited size. I looked at doing a planning exempt under 40 sq mtr extension (to the rear of the house) to a similar bugalow with similar issues and the conclusion I came to is that it didn't address a lot of the issues of light and space that I have.

I think the best approach for me has been to write down a list of all the issues I'd like to address with the house. Then deceide what I can afford to do by prioritising what's most important.

Trhiggy83

Ya your right its coming back to me now, you cant change the appearance of the front of the house without applying for planning permission.

Alternatively you could extend behind the house - Problem solved

Ddad

Looking at what you want to do and with your proposed timeframe extensing to the rear without planning i.e. exempt is the way to go. 40 sq metres is a lot of area. You could get in the master suite and ensuite and utility. If you are doing extension work consider upgrading the rest of the house at the same time. Much cheaper to add a porch (improves the weather tightness of the house) when there's other work going on on site.

On our house we're going to spend a good bit of the budget on insulation and replacement/refurbishment of windows and doors. You haven't said what your potantial budget is. That's probably the most important factor at this point.

Raiser

Trhiggy83 wrote: »

Love the sketch by the way

- Well at least I can do all my own drawings and hand straight to the Builders on day one

Thanks for all points raised Trhiggy & Ddad.

Points in favour of building on to Gable end are simplicity, low costs etc. which I suppose are immediately nullified by the extra complexity and costs of the whole planning permission route.

But despite all of that I still prefer this angle - Any chance of shopping around for a decent set of drawings, and getting an easy approval from the Planning Office - Or are they usually a nightmare???

- I suppose I'm wondering if the planning process automatically means wasted time, money and sanity where easier routes could have and should have been taken....?

Also do they peer into other details with your house, site, septic tank etc. and turn your World inside out with retrospective planning demands and bureaucratic poking around !!! (?) /PARANOIA

Ddad

Yes yes and yes. They may foist new waste water regs on you. Yet to be seen if this is going to happen as the regs are relatively new. they will go through your application with a fine tooth comb as they're not too busy. It's worth mentioning that if your building isn't compliant at the moment the exeptions don't apply and you'll have to regularise any non compliance.

As regards costs, putting an extension on the back as opposed to putting one onto the side of the house isn't going to make taht much of a difference. It's what you build that costs the money not where you build it.

Not to cause offence but designing an extension properly will deliver, if you just horse it on to the house you won't get value for your money. I've been viewing houses for three years before buying. the ammonunt of poorly built extensions and houses I've seen would wreck your head (mine anyway). It would cost you less than 3k to get an architect to design something decent (less again for an engineer).

Raiser

Thanks for the warning - Don't think I'm too keen on sending those Clueless Bureaucrats* a super-sized tube of KY Jelly accompanied by an open invitation for the whole Office to go to town on my...... Planning Application........






* This is respect to the Limerick branch of this noble profession and I could tell manys the shocking tale and post many horrific pictures.

Trhiggy83

To be honest it all looks straight forward. I couldnt imagine too many problems with it.

Just give as much detail as possible and be willing to change anything they highlight as a potential problem and you will be fine.

Its not that daunting a process really and the planning office are there to help you but they are usually too busy. Maybe give them a ring and let them know what your proposing and ask them for guidelines (dos & donts). They might not be able to talk to you straight away but they are there to help. I often rang and got the answers i wanted over the phone. Best of luck with it.

muffler

Raiser wrote: »

I suppose I'm wondering if the planning process automatically means wasted time, money and sanity where easier routes could have and should have been taken....?

Can you explain what you mean by that please

Raiser

Muffler as per the former discussions, that was in respect of building to the rear of the property and thus not needing PP.

- I understand your concerns and am happy to clarify!!!

Slig

By your sketch the house seems to be a fairly standard bungalow layout with garage, kitchen and living at one end (left), a long corridor with bedrooms and bathrooms off it extending to the right.

By adding to the end you are adding to the lenght of an already long building type and this is often looked at negatively by planners. Its also difficult to match up existing weathered materials like slates and plaster with the new ones and the end result aways looks off.

It may be easier to extend to the rear but there could be issues with this aswell like site restrictions or access problems. Adding an extension that is exempt from planning doesnt mean that you can build anything at the back of the house. The extension will still have to comply with the building regulations including wheelchair compliance and insulation regs and the design criteria for an exempt development are fairly strict.

A simple extension design from an architect, technician or engineer should cost less than €1000 which is much cheaper than a retention planning application or demolishing the building once its built and you'll at least get a document that you can accurately price, specify and build the extension from.