Extension to Bungalow

Some help if you will please;

Ive recently begun the process of purchasing a 2 bed bungalow approx 80msq. I should be in by the end of the month.

Upon moving in, I would like to begin an application for an extension. I WILL be employing the services of an architect but I want to get some general ideas for myself before I do so.

The bungalow is a 1990's build, rectangular in shape. My proposed extension (in my head) is to build on the right hand side gable, thus creating an L shape home. The floor area will be approx 50msq. The extension will be dormer (current building isnt) and provide a new kitchen area (2nd hand somewhere), living space and 2 bedrooms ensuite.
Im aware that I will need planning for this.

Here's what I need help with;

1. There is currently an old style percolation system on the site. My surveyor reported it to be in good condition. Will the planning authorities request that this be upgraded to a modern system?

2. I am reading about part L in building regulations. Being honest I cant understand it. How will this affect me?

3. I am planning to upgrade insulation in existing house to bring up the BER (D3 at the minute) as high as I can afford to. The new build I hope to have to a very good standard too. Any pointers here would be appreciated.

4. I also plan on Solar panels to provide hot water needs. Any pointers appreciated here too.
There is Gas heating system already and I plan to have a stove with a back boiler to provide water for radiators too.

5. I will have an overall budget of 80K to complete this. I have been given a "back of a fag box" estimate of 70K. Is this realistic? Can I achieve what Im after on 80K?

6. Will an architect work to a budget I set out or do I need an QS for this?

I am after a general idea really initially just to give me an idea but also to see if I have bases covered and highlight the ones I havent.

Many thanks for any input.

BryanF

TheTorment wrote: »

Some help if you will please;

Ive recently begun the process of purchasing a 2 bed bungalow approx 80msq. I should be in by the end of the month.

Upon moving in, I would like to begin an application for an extension. I WILL be employing the services of an architect but I want to get some general ideas for myself before I do so.

The bungalow is a 1990's build, rectangular in shape. My proposed extension (in my head) is to build on the right hand side gable, thus creating an L shape home. The floor area will be approx 50msq. The extension will be dormer (current building isnt) and provide a new kitchen area (2nd hand somewhere), living space and 2 bedrooms ensuite.
Im aware that I will need planning for this.

Here's what I need help with;

1. There is currently an old style percolation system on the site. My surveyor reported it to be in good condition. Will the planning authorities request that this be upgraded to a modern system?

2. I am reading about part L in building regulations. Being honest I cant understand it. How will this affect me?

3. I am planning to upgrade insulation in existing house to bring up the BER (D3 at the minute) as high as I can afford to. The new build I hope to have to a very good standard too. Any pointers here would be appreciated.

4. I also plan on Solar panels to provide hot water needs. Any pointers appreciated here too.
There is Gas heating system already and I plan to have a stove with a back boiler to provide water for radiators too.

5. I will have an overall budget of 80K to complete this. I have been given a "back of a fag box" estimate of 70K. Is this realistic? Can I achieve what Im after on 80K?

6. Will an architect work to a budget I set out or do I need an QS for this?

I am after a general idea really initially just to give me an idea but also to see if I have bases covered and highlight the ones I havent.

Many thanks for any input.

1. in my experience most likely yes - allow for the cost anyway say 5k
2. the extension will need to provide a reasonable level of insulation outlined in the document. apart from that - extensions are reasonably straight forward from part L perspective, and not as onerous as a new build. HOWEVER, that's not to say you should not consider upping the existing and new extension insulation levels beyond the min requirements and carefully considering the heating strategy in the mix. perhaps taking the BER (deap software file from the sale and updating it when extending, as this will prove worth while - though not a requirement unless renting or selling)
3. choose an arch with energy assessing experience
4. be open to all technologies at this stage
5. i've seen people in a similar scale project spend 3 times that, 50msq with 80k budget would be tight, but its the upgrade of existing and site that could catch you out.
6. when you get the design, a QS can assess the cost.

BryanF

BryanF wrote: »

1. in my experience most likely yes - allow for the cost anyway say 5k
2. the extension will need to provide a reasonable level of insulation outlined in the document. apart from that - extensions are reasonably straight forward from part L perspective, and not as onerous as a new build. HOWEVER, that's not to say you should not consider upping the existing and new extension insulation levels beyond the min requirements and carefully considering the heating strategy in the mix. perhaps taking the BER (deap software file from the sale and updating it when extending, as this will prove worth while - though not a requirement unless renting or selling)
3. choose an arch with energy assessing experience
4. be open to all technologies at this stage
5. i've seen people in a similar scale project spend 3 times that, 50msq with 80k budget would be tight, but its the upgrade of existing and site that could catch you out.
6. when you get the design, a QS can assess the cost.

Hi BryanF

Thank you for your reply.

Ive no idea what you mean in the highlighted part of your reply though.

Im worried when you say that you are aware of projects costing 3 times my budget for the size!!!
My builder said to allow approx €90 per sq ft.


Ive also heard about importing windows from abroad as there are huge savings to be made and also they are of good quality. Could I reduce and save here do you think?

kkelliher

I will leave the planning and design issues to others to comment

TheTorment wrote: »

5. I will have an overall budget of 80K to complete this. I have been given a "back of a fag box" estimate of 70K. Is this realistic? Can I achieve what Im after on 80K?

The budget will completely be dependant on your specification and finishes. Does this have to include for new windows and doors, kitchen, tiles, painting, etc etc. What standard of joinery finish, insulation etc, what plate finish on your sockets and switches. IF you need a new percolation this will of course have an impact. You still should be able to get out at around your €80k but I would be leaning more towards €90 PLUS VAT

TheTorment wrote: »

6. Will an architect work to a budget I set out or do I need an QS for this?

Architects love working on budgets but QS's will generally tell you the truth

BryanF

you'll

TheTorment wrote: »

be employing the services of an architect

so this should be explained to you during that phase.

ill phrase this a bit better as i was rushing earlier

• you'll receive a BER cert when you buy the house
• consider employing a BER assessor to review the architects design.
• this will help you determine the best value energy saving measures for your budget
• 'DEAP' is what the BER software is called.
• The BER is not a statuary requirement in relation to your extension
• it is a requirement if you are renting or selling

TheTorment wrote: »

My builder said to allow approx €90 per sq ft.

1. can you resist touching the existing house when extending?
2. especially extending by 2/3rds the original footprint?
3. and especially when its a 90's house with(from here on I'm speculating so ignore if you wish) 20 year old furnishings, fixtures & fittings, heating/ electrics, windows/doors, insulation?
   and you might feel the need to put your own stamp on it?

Ive also heard about importing windows from abroad as there are huge savings to be made and also they are of good quality. Could I reduce and save here do you think?

in my humble opinion you've a 50/50 chance of a good experience.
you get what you pay for -and an Irish companies reputation and/or guarantee is easier to assess/chase over a Bulgarian company (no offence to our Bulgarian neighbours)

80 - minus vat/treatment unit/ planning/ professional fees = ... your total budget is closer to your builders estimate than I would like to be

Thanks for the replies KKelliher and BryanF.

I have had my eyes opened anyway. I thought my budget would easily get the extension covered.


I may look at my idea again. Perhaps reducing the size somewhat.


Is getting an architect in my next port of call?