Extension- What next?

orchidsrpretty

Hi, hope this is the right place for this question. I want to build an extension on the back of my 3 bed semi house about 170Sq foot. I haven't decided whether I will get a one storey or two done yet and regardless plan on taking down the stud wall downstair and rearranging the rooms as I have a massive sitting room which I would like to make into two rooms and move my sitting room to where the kitchen is and put the kitchen in the new extension.

Anyway, now that I have decided all that, who do I contact first? A builder? architect? I presume I will need planning permission? Do I get that first before contacting anyone?

As you can tell I am completey cluessless have read through a few threads here and now have a idea of 100€ per Sq foot. Will this include getting the walls plastered and the electrial work or is just erecting the extension and I will need to hire the plumber electrician etc?
Thanks.

Marcanthony

orchidsrpretty wrote: »

Hi, hope this is the right place for this question. I want to build an extension on the back of my 3 bed semi house about 170Sq foot. I haven't decided whether I will get a one storey or two done yet and regardless plan on taking down the stud wall downstair and rearranging the rooms as I have a massive sitting room which I would like to make into two rooms and move my sitting room to where the kitchen is and put the kitchen in the new extension.

Anyway, now that I have decided all that, who do I contact first? A builder? architect? I presume I will need planning permission? Do I get that first before contacting anyone?

As you can tell I am completey cluessless have read through a few threads here and now have a idea of 100€ per Sq foot. Will this include getting the walls plastered and the electrial work or is just erecting the extension and I will need to hire the plumber electrician etc?
Thanks.

You will not need planning for that extension once its not more than 40 square metres and is not higher than the house.I would employ an enginneer to do drawings and either put it out to tender or self build. If you need any advice Pm myself and ill guide/advice you through the process.
Depeding on the quality of materials you are using and type of labour. 170 sq ft extension could be done for as little as 15k.

orchidsrpretty

Marcanthony wrote: »

You will not need planning for that extension once its not more than 40 square metres and is not higher than the house.I would employ an enginneer to do drawings and either put it out to tender or self build. If you need any advice Pm myself and ill guide/advice you through the process.
Depeding on the quality of materials you are using and type of labour. 170 sq ft extension could be done for as little as 15k.

Thanks alot, I see you mention tender, what does that involve? I had posted the job on a trade website after I wrote this post and have just had a builder in who says I wouldn't need a archictect as it's straightforward, is that the same or should I be putting a ad in the paper or something?

Wouldn't think about self-building, I can't even hang a picture properly, Domestic goddess I am not:)

BryanF

orchidsrpretty wrote: »

Thanks alot, I see you mention tender, what does that involve? I had posted the job on a trade website after I wrote this post and have just had a builder in who says I wouldn't need a archictect as it's straightforward, is that the same or should I be putting a ad in the paper or something?

Wouldn't think about self-building, I can't even hang a picture properly, Domestic goddess I am not:)

this is where an arch can help - you would be best to have drawings & spec prepared that allow several builders to price for the same thing. otherwise you are left to decipher who's product and value is best without any means to compare..

orchidsrpretty

BryanF wrote: »

this is where an arch can help - you would be best to have drawings & spec prepared that allow several builders to price for the same thing. otherwise you are left to decipher who's product and value is best without any means to compare..

Ah I see! That makes sense now as they may all have different ideas about how to design the layout.

Will contact a architect and take it from there, thanks for the help.

Marcanthony

orchidsrpretty wrote: »

Thanks alot, I see you mention tender, what does that involve? I had posted the job on a trade website after I wrote this post and have just had a builder in who says I wouldn't need a archictect as it's straightforward, is that the same or should I be putting a ad in the paper or something?

Wouldn't think about self-building, I can't even hang a picture properly, Domestic goddess I am not:)

I would not employ a builder with out references or seen previous work or having a cotract and scope of works in place.

A qualified (project manager) working in this field. this would be a formality.The way I work is
<snip> posting in a CV type manner or in a manner that can be considered touting is not allowed
sydthebeat

However
you could just employ the relevant person to do the drawings and ask builders to quote the project......This way the builder does the job and you liase with him.

sydthebeat

orchidsrpretty wrote: »

Hi, hope this is the right place for this question. I want to build an extension on the back of my 3 bed semi house about 170Sq foot. .

you cannot go 170 sq ft on a first floor extension without planning permission as your house is semi detached.

Marcanthony

sydthebeat wrote: »

you cannot go 170 sq ft on a first floor extension without planning permission as your house is semi detached.

If the house has not been previously extended, the floor area of the proposed extension cannot exceed 40 sq metres. This exemption also allows for extensions above ground-floor level (if the house is semi-detached or terraced, the area of the above ground extension cannot exceed 12 sq. m). This means, for a typical semi-detached house, one could have a ground floor extension of 28sq. m & 2nd floor extension of 12sq m without applying for planning permission.
he said he had not decided if it would be 2 storey and if it was the top storey could have been kept within the limits of not having to apply for planning.However his ground floor is well within the criteria.I also stated a 170 sq ft extension could be done for as little as 15k.Now that would be hardly a 2 storey building.

Marcanthony

Marcanthony wrote: »

I would not employ a builder with out references or seen previous work or having a cotract and scope of works in place.

A qualified (project manager) working in this field. this would be a formality.The way I work is
<snip> posting in a CV type manner or in a manner that can be considered touting is not allowed
sydthebeat

However
you could just employ the relevant person to do the drawings and ask builders to quote the project......This way the builder does the job and you liase with him.

Thats fair enough. However I should have emphasized I have bookings up until next year.

muffler

Marcanthony have you read our forum charter? I strongly advise you to do so especially the part that states that we don't allow people to post here for personal gain.

Please dont give me any reason to moderate any of your posts in future and do not respond here as I dont want the thread derailed any further.

Thanks.

sydthebeat

Marcanthony

your original quote:

You will not need planning for that extension once its not more than 40 square metres and is not higher than the house.

is simply incorrect in the context of the OPs post.

I then clarified.... what i said was correct, so theres no need to quote me as if somehow you are correcting me. the op simply stated that thy wanted to build 170 sq ft extension but hadnt decided if they were going 1 or 2 storey with it.

If you are going to post information, post fully because posting without full information like you did above can be construed as misleading.

observer2u

PM Sent

muffler

The OP has clearly stated that its a semi-D and also 2 storied and for anyone to suggest the following is quite ridiculous

You will not need planning for that extension once its not more than 40 square metres and is not higher than the house.

Marcanthony

muffler wrote: »

The OP has clearly stated that its a semi-D and also 2 storied and for anyone to suggest the following is quite ridiculous

yes as long as the floor level is less than 40 square metres and is not higher than the house. if the floor level was 40 and first floor is 40. I think that comes to 80.Its been 12 years since i went to college . but i think 40 and 40 is 80.
(I quoted)
You will not need planning for that extension once its not more than 40 square metres and is not higher than the house.I would employ an enginneer to do drawings and either put it out to tender or self build. <SNIP>
Depeding on the quality of materials you are using and type of labour. 170 sq ft extension could be done for as little as 15k.

underlined was been quoted at ground floor level and the price determains that.

archtech

Marcanthony wrote: »

yes as long as the floor level is less than 40 square metres and is not higher than the house. if the floor level was 40 and first floor is 40. I think that comes to 80.Its been 12 years since i went to college . but i think 40 and 40 is 80.

Marcanthony, if I were you I would stick to addressing the op's question, unless you fancy a holiday from here.

Getting back to the OP, I would suggest that you engage an architect or arch technician/technologist to advise you on what's best to meet your requirements and take it from there. Seek 3 quotations, anyone interested in the project will want to visit before providing your with a quotation and you will get some indication from the discussion what is achievable or not.

muffler

archtech wrote: »

Marcanthony, if I were you I would stick to addressing the op's question, unless you fancy a holiday from here.

Too late

Mellor

Marcanthony wrote: »

You will not need planning for that extension once its not more than 40 square metres and is not higher than the house.I would employ an enginneer to do drawings and either put it out to tender or self build. If you need any advice Pm myself and ill guide/advice you through the process.
Depeding on the quality of materials you are using and type of labour. 170 sq ft extension could be done for as little as 15k.

You ae banned at the moment. But for the benefit of others.
You are simply wrong here. I don't care if you have work or the next year or not. You don't know as much as you think.

In order for the extension to be exempt from planning;
The area, in conjunction with previous extensions, must be under 40sq.m
A maximum of 12 sq.m above ground level for semi-D or terraced housing any above ground level extension must be 2m from a boundary
Height cannot exceed the existing house.
Rear open space must remain great than 25sq.m
A window cannot be more than 1 metre from a facing boundary, this increases to 11 metres for above ground level
A extension roof cannot be used as a balcony or rood garden


The parts in bold are the areas that you didn't mention.
All are pretty relevant to the OP imo.

barfold

I think some co councils have different criteria re planning exempt extensions I know it ranges from 25 to 40 sq metres, Dublin is 40 with a max ridge height of 4 metres. An other reason to employ an architect, get drawings to ensure builders are comparing like with like. Ask to see examples of previous work and speak to previous clients. Insist on proper quotes with full breakdowns, I have noticed that quite a few less reputable firms give very vague, cheap quotes then once they are on site the extras appear. The client feels its too late to change builder, this is what they rely on. Also instead of a project manager a friend with a little building knowledge could help navigate the pitfalls of a job that size.
If in dublin area pm me for a couple of recommendations re reputable builders.

sydthebeat

barfold wrote: »

I think some co councils have different criteria re planning exempt extensions I know it ranges from 25 to 40 sq metres,.

no, the exempted limits are enshrined in law in the planning and development acts.
You may be confusing previous exempted limits with current ones. the laws change every so often.

councils can, however, include conditions in planning permissions which remove the ability to claim exemptions.

muffler

barfold wrote: »

I think some co councils have different criteria re planning exempt extensions I know it ranges from 25 to 40 sq metres, Dublin is 40 with a max ridge height of 4 metres.

No different criteria at all as they would, as sydthebeat pointed out, fall foul of the law if they deviated from the legal requirements.

Where the confusion may be arising is that the exemted sizes and heights for domestic garages and extensions are different. garages up to 25 m2 may be exempt and can have up to a max of 4m ridge height subject to a couple of other conditions.

However domestic extensions up to 40 m2 may be exempt and can have the ridge as high as the existing house ridge line.

Hope that clarifies that point.

butrasgali

I thinking of extending my three bed semi out about ten feet on the side and up to existing roof level(2 floors) - what kind of price or ball park figure am I looking At- also do I need planning
Regards

Mellor

You need planning.
THe price will vary a lot depending on various factors.

butrasgali

Would 35- 40 k be enough for a normal extension- nothing fancy

sydthebeat

might get you a 100 sq ft extension.. .might get you a 400 sq ft extension....

we need much more detail re:
access:- by path or drive?
level or sloped garden?
what rooms do you need?
standard A roof ??
standard 3 wall square extension?
builders finish or turn key?
do sewerage pipes need to be moved?
do heating pipes and / or fuel pipes need to be moved?
etc etc

butrasgali

Standard a roof
Level ground - no garden problem
Sewers will need to be moved
Builder finish will do
Bedroom with en suite upstairs
Utility and playroom downstairs
That's about it

BryanF

10ft x depth of house (say 25ft) =250sqft x 100e approx per ft = 25,000 x 2 fl's = 50g (nothing fancy) + planning/contributions

muffler

As per BryanF's post above €100/ft2 is a rough figure.