Extending and renovating a cottage - Advice please

bubblez17

We have a typical 2 up 2 down stone cottage. We are looking at extending to the rear and adding a 'sunroom' to the side. The current gf ceiling height is 2250mm or so and we are contemplating on what is best to increase this to 2400 - either dig down or raise the floor joists overhead - anyone got any advice on which is easier/economical and financially best??

Also we have a plan drawn up ourselves as to what we want layout etc - would we be best to approach an engineer or architect to turn sketches into actual drawings ??

sydthebeat

bubblez17 wrote: »

We have a typical 2 up 2 down stone cottage. We are looking at extending to the rear and adding a 'sunroom' to the side. The current gf ceiling height is 2250mm or so and we are contemplating on what is best to increase this to 2400 - either dig down or raise the floor joists overhead - anyone got any advice on which is easier/economical and financially best??

Also we have a plan drawn up ourselves as to what we want layout etc - would we be best to approach an engineer or architect to turn sketches into actual drawings ??

both options can have pretty severe consequences.
going down might bring you below the external walls as there was often no foundations. going up can impact severly on headroom in the first floor.

have you considered exposing the first floor joists to give the sense of extra head height?? such as something like this?

bubblez17

hadn't thought of exposing the joists - definitely something to consider - thank you - we have those awful pine ceiling boards at the moment so it feels even lower than it is!! We are thinking of putting new windows to the front - not dormers, more like storey and a half if that makes sense - so opening up the first floor ceiling to the rafters is an option - head height wouldn't be impacted if the joists were raised then I suppose.

bubblez17

hadn't thought of exposing the joists - definitely something to consider - thank you - we have those awful pine ceiling boards at the moment so it feels even lower than it is!! We are thinking of putting new windows to the front upstairs - not dormers, more like storey and a half if that makes sense - so opening up the first floor ceiling to the rafters is an option - head height wouldn't be impacted if the joists were raised then I suppose.

corner of hells

bubblez17 wrote: »

hadn't thought of exposing the joists - definitely something to consider - thank you - we have those awful pine ceiling boards at the moment so it feels even lower than it is!! We are thinking of putting new windows to the front upstairs - not dormers, more like storey and a half if that makes sense - so opening up the first floor ceiling to the rafters is an option - head height wouldn't be impacted if the joists were raised then I suppose.

Going down , particularly, in a low lying area may lead to problems with getting insurance if you're in an area proba to flooding.
An arhitect or an experienced builder would give you fairly decent advice with an architect who might do a CAD design for you.

BryanF

sydthebeat wrote: »

both options can have pretty severe consequences.
going down might bring you below the external walls as there was often no foundations. going up can impact severly on headroom in the first floor.

have you considered exposing the first floor joists to give the sense of extra head height?? such as something like this?

Syd,
Where there is a supported floor / room above, would there be a requirement for intumescent paint on the exposed joists?

sydthebeat

BryanF wrote: »

Syd,
Where there is a supported floor / room above, would there be a requirement for intumescent paint on the exposed joists?

as long as 30 mintues fire resistance is retained.... by whatever means necessary.

impregnation is generally a better method to fire proof timber, when compared to paining.

dazag

Also looking to renovate a 70 year old cottage.

House was lives in until recently, 2 up 2 down cottage. I want to gut it, extend out the back approx 800sqft.

Like a big rectangular box on the gable end.

This I it. Any suggestions for price??

BryanF

dazag wrote: »

Also looking to renovate a 70 year old cottage.

House was lives in until recently, 2 up 2 down cottage. I want to gut it, extend out the back approx 800sqft.

Like a big rectangular box on the gable end.

This I it. Any suggestions for price??

No need to post twice. Your new thread will do thanks