HELP 2 storey extension

rmckeown

Im going round in circles and could do with some help.

We want to build a two storey extension on a terraced house we have just bought.

Basically to extend the gound floor to make space for a kitchen come diner with a small utility room.

Then upstairs bring the existing bedroom and bathroom out as they are fairly small but to also gain a bedroom.

We want a fairly straight forward design, nothing fancy and of course we are on a budget.

So we were hoping to get the extension to first fix and my husband / family to do the carpentry/electrics/plastering etc as we have a lot of tradie family members and friends.

After hours of research it seems that people use an architect.. then an engineer etc first which from a few quotes Im already at 6k / 8 k before we have done anything.

Id appreciate if anyone could offer advice on how we can drive costs down for this.

ie can an engineer draw up plans.. get planning permission and sign off on the extension?

any help appreciated.

BryanF

rmckeown wrote: »

Im going round in circles and could do with some help.

We want to build a two storey extension on a terraced house we have just bought.

Basically to extend the gound floor to make space for a kitchen come diner with a small utility room.

Then upstairs bring the existing bedroom and bathroom out as they are fairly small but to also gain a bedroom.

We want a fairly straight forward design, nothing fancy and of course we are on a budget.

So we were hoping to get the extension to first fix and my husband / family to do the carpentry/electrics/plastering etc as we have a lot of tradie family members and friends.

After hours of research it seems that people use an architect.. then an engineer etc first which from a few quotes Im already at 6k / 8 k before we have done anything.

Id appreciate if anyone could offer advice on how we can drive costs down for this.

ie can an engineer draw up plans.. get planning permission and sign off on the extension?

any help appreciated.

planning required?
what is the size?
what is actually being done to the existing building?
what is the expected cost of the works?
working for buttons, being held to rough initial estimate, on a carousel project, in an unknown state until you open up every last bit of the job.. if its going to be a year (or two) of grief in an awkward project... without viewing the particulars or understanding the particulars of the services that are being quoted for..... that sounds like super quote! especially considering the Hogan factor. get more quotes not from the net. cheers

4Sticks

You will need planning permision to build an upper level extension to a terraced house. €3k for starters for that application alone.
Keep total extension works under 40m2 to avoid serious pain of SI 9 2014.

krattapopov

Hey, I'm about to start the exact same thing. I was under the impression you could extend up to 12sqm up top, leaving 28sqm down below - 40sqm in total.

Is this understanding wrong?

4Sticks

Above ground extensions must be 2m from any party boundary. In the case of a terraced house this effectively kills off an exempted development but does not stop you applying for permission - they are granted.

Mellor

krattapopov wrote: »

Hey, I'm about to start the exact same thing. I was under the impression you could extend up to 12sqm up top, leaving 28sqm down below - 40sqm in total.

Is this understanding wrong?

Not wrong, just in complete. A setback of 2m is required as 4Sticks described.

Being really technical about it, if the site is <5m wide it might be possible - albeit ridiculous - to built a double recessed first floor, like a cartoon church.

rmckeown

sorry for delay, we will be keeping it under 40 m2. Our thinking is to extend the house out on the ground floor to accomodate a new kitchen / dining room, patio doors leading to garden, then we hope to put in a bedroom above, in the centre of the ground extension therefore being in the guidelines of 2m from the boundary walls.. tis a double fronted terraced house so not as tight as most terraced houses. Do we still need planning permission for the bedroom on the first floor if we keep within the total 40m2 and 2meters away from boundary walls? After being in the house we have realised we can shift walls upstairs and buy some room from the front two bedrooms to give more space to the bathroom and bedroom at the back as the 2 front bedrooms are huge. So basically a straightforward square double bedroom for the upstairs extension.

rmckeown

I realise I am probably driving you all mad with my vagueness.... apologies :-))

Mellor

It's impossible for anyone to comment on whether PP is required without seeing a plan at least. You need to be 2m away from both side boundarys.
There a a few conditions attached to exempt development, if you meet them ALL then planning isn't required.

BryanF

rmckeown wrote: »

I realise I am probably driving you all mad with my vagueness.... apologies :-))

Have you sought professional advice? What is the reason for the vagueness ?

rmckeown

No reason for the vagueness :-O Like I said we are only starting this process. We will of course seek professionals just thought I could get some advice here if thats alright!

4Sticks

rmckeown wrote: »

Do we still need planning permission for the bedroom on the first floor if we keep within the total 40m2 and 2meters away from boundary walls?

No - provided that the first floor extension is 12m2 or less - another restriction for terraced houses. But still possibly very workable in the hands of a good architect as you could have 12m2 over 28m2 which could give rise to an interesting architectural expression.

rmckeown

4sticks thats exactly what we were thinking of doing... so a bedroom coming out from the top of the stairs in the middle of the house above the new extension if you know what I mean. With a window looking down to our garden (not any neighbours) Therefore keeping a total extension within the 40m2... with downstairs being 28m2 and upstairs bedroom 12m2. We had 2 engineers out yest who took lots of measurements and will be coming back to us early next week.. am still looking for more to contact tho as I feel we need to have at least 5 in order to give us a good idea of whats best. Just want someone that will charge a set fee. Not a percentage of the build tho which is proving hard.

4Sticks

rmckeown wrote: »

We had 2 engineers out yest who took lots of measurements and will be coming back to us early next week.. am still looking for more to contact tho as I feel we need to have at least 5 in order to give us a good idea of whats best.

Don't overcook the goose. And seek out architects for this not engineers.

rmckeown

Cheers... we were hoping that with a fairly straight forward extension we could avoid architects. I dont really want to have to pay both architect then engineer running costs way up before any labour has started.

sydthebeat

architects design to maximise space and form

engineers design structural elements to bring forces to the ground.

which do you want designing your extension?
not ever architect is a flash harry.....

Mellor

rmckeown wrote: »

Cheers... we were hoping that with a fairly straight forward extension we could avoid architects. I dont really want to have to pay both architect then engineer running costs way up before any labour has started.

The fees you pay will be proportional to time invested. Having an engineer do the lot will involve a higher fee than if he was only doing structural elements.
I'm not promising it will cost the same to split the work over two professionals, but there it's not money for nothing. There's extra work done in return

mk1esc

sydthebeat is spot on there....

engineers dont design buildings, they make them stand up.....an architect will consider all options including clever lit areas from natural light.....

wildlifeboy

What kind of price did you end up paying i am thinking of doing the same thing?