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40 sq meter 2 story extension

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  • 07-01-2019 11:18am
    #1
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭


    I'm in the early pre-planning stages of this so any advice/tips appreciated.

    I have a clear idea of what I want to do and have some drawings done also.

    Ground floor ~ 22 square foot. First floor ~ 18. Since im not going down the planning permission route the extension will be on the rear of the house.

    1) Should I spend money to have an architect look at the plans I've done, if so what sort of cost ballpark for this?
    2) For the extension itself is it OK to plan windows on the side?
    3) Im a bit confused about what sort of roof I could put on the extension. I'm attaching a picture. I think the most cost effective would be a flat roof but if I wanted to do traditional (gable- like the front) would this be fine also?
    4) I have fencing up which would be wide enough to fit a large ride on lawn mower through but not much else. From what I read limited access would increase cost. Is this access too limited. If so would I best best removing the fence?


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    #2
    jmBuildExt
    Registered Users Posts: 692 ✭✭✭jmBuildExt


    Since im not going down the planning permission route

    First floor cant be more than 12 sqm AFIK...also need 2m distance from boundary.
    This makes it difficult to build exempt first floor extension in housing estate type setting.


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    #3
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭Xcellor


    jmBuildExt wrote: »
    First floor cant be more than 12 sqm AFIK...also need 2m distance from boundary.
    This makes it difficult to build exempt first floor extension in housing estate type setting.

    I believe the 12 is only for semis, my house is detached

    "Size restriction - extension must not exceed 40 sq metres (this includes previous extensions built after 1964) and in addition to this, no more than 20 sq metres of this can be built on upper floors; for terrace/semi-detached houses and no more than 12 sq metres on upper floors for terrace/semi-detached houses."

    I will measure the boundary but I'm fairly sure there is at least 2 meters between the boundary fence and edge of my property but good to check... thanks for tip


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    #4
    jmBuildExt
    Registered Users Posts: 692 ✭✭✭jmBuildExt


    ah yes thats right.
    On ground floor the limit for windows is 1m to boundary (whether its to the side or not) so you should be ok there too.


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    #5
    JimmyMW
    Registered Users Posts: 695 ✭✭✭JimmyMW


    Xcellor wrote: »
    2) For the extension itself is it OK to plan windows on the side?
    jmBuildExt wrote: »
    ah yes thats right.
    On ground floor the limit for windows is 1m to boundary (whether its to the side or not) so you should be ok there too.

    11m to boundary for the first floor. Also worth checking the planning permission for the estate encase your exempted development opportunists are overridden by a condition of the original planning.

    PS to have a gable on the rear extension, the existing rear would also need a gable (my reading of the exemptions anyway) therefore hipped or flat roof


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    #6
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭Xcellor


    OK just to update. I've measured and the rear facing windows have in excess of 11 meters to the nearest boundary so I'm fine with upstairs windows out the back and obviously downstairs is no issue.

    To my right however upstairs its 8 meters to my neighbours boundary so I need to rethink this. I was planning an ensuite with a window. However I was thinking if the window was orientated to face towards the back or another angle which increased the distance eg.g
    https://goo.gl/images/4x7EPC

    Would this be OK?

    Or are there any other alternatives to give natural light + air in ensuite?


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    #7
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    Apply for planning?


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    #8
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭Xcellor


    BryanF wrote: »
    Apply for planning?

    I've heard that planning process is long + expensive so would like to avoid it if possible for the sake of one window.


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    #9
    db
    Registered Users Posts: 1,078 ✭✭✭db


    Xcellor wrote: »
    OK just to update. I've measured and the rear facing windows have in excess of 11 meters to the nearest boundary so I'm fine with upstairs windows out the back and obviously downstairs is no issue.

    To my right however upstairs its 8 meters to my neighbours boundary so I need to rethink this. I was planning an ensuite with a window. However I was thinking if the window was orientated to face towards the back or another angle which increased the distance eg.g
    https://goo.gl/images/4x7EPC

    Would this be OK?

    Or are there any other alternatives to give natural light + air in ensuite?

    Can you use a velux instead?


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    #10
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,140 Mod ✭✭✭✭BryanF


    Xcellor wrote: »
    I've heard that planning process is long + expensive so would like to avoid it if possible for the sake of one window.

    Not in the greater scheme of things.


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    #11
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭Xcellor


    BryanF wrote: »
    Not in the greater scheme of things.

    What do you mean?


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    #12
    Gumbo
    Moderators, Society & Culture Moderators Posts: 38,446 Mod ✭✭✭✭Gumbo


    Xcellor wrote: »
    What do you mean?

    For the sake of a few months, you get the layout you want and can locate the windows where you want to.


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    #13
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭Xcellor


    kceire wrote: »
    For the sake of a few months, you get the layout you want and can locate the windows where you want to.

    Apart from one window for the en-suite everything else I want to do is fine so I'm just considering working around this. Extractor fan and a roof window should do the trick.


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    #14
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭Xcellor


    Xcellor wrote: »
    Apart from one window for the en-suite everything else I want to do is fine so I'm just considering working around this. Extractor fan and a roof window should do the trick.

    Started to get a few quotes but one of the builders suggested the most expensive part of the build was the flat roof which is different from what a lot of info I've read has suggested.


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    #15
    ravendude
    Registered Users Posts: 584 ✭✭✭ravendude


    Xcellor wrote: »
    Started to get a few quotes but one of the builders suggested the most expensive part of the build was the flat roof which is different from what a lot of info I've read has suggested.

    Afaik a good quality, modern flat roof (pvc/fglass) with parapet and rails costs about the same as pitched these days.
    However, a proper job is a specialist effort so the builder will likely need to get a contractor in, . So they may prefer to push for a pitched as they can do it themselves, ie. better margin


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    #16
    Xcellor
    Registered Users Posts: 2,794 ✭✭✭Xcellor


    ravendude wrote: »
    Afaik a good quality, modern flat roof (pvc/fglass) with parapet and rails costs about the same as pitched these days.
    However, a proper job is a specialist effort so the builder will likely need to get a contractor in, . So they may prefer to push for a pitched as they can do it themselves, ie. better margin

    One price I got quoted was 2k per square meter which seemed a lot for midlands. I suspect it is the case that paying for a proper specialist to do the job is what is cutting into margin.


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