SilverShadow

Brilliant stuff - many thanks! We are planning on contacting the neighbour next week, and sending an email detailing our proposal and rough start date. If email is acceptable then this will be an amazing cost saving to our project. The neighbour has tenants in the house, which i believe also need to give consent? Either way, if we can get this sorted next week, then we could start exploratory holes early/min Jan (as i think we need 2 months notice before commencing).

Yeah, we're hoping the existing foundations are >1m, so we don't have to mess about with it. Thought as we're planning a 2 storey extension we'd need to be absolutely sure

Great advice! Tbh, we were pretty much sold on contacting them regardless - so i think we'd rather stay on good terms and keep everything above-board. I should have mentioned to take those measurements with a pinch of salt - it's definitely 3m at least, but that's an irrelevancy if we're informing them anyway For their agreement, would you say something via email would suffice? And just to remove all doubt - if they agree via email we'd probably not need an official Party Wall Agreement doc?

Yeah, i suspect you may be right. There is a rule about drawing a 45' line from the base of the neighbours foundation (where 3-6m from neighbours house), and if your digging/foundations do not cross this line then you don't need it. However, the crux of this is knowing how deep their foundations go, and i think some just take the 45' line from the ground surface to be on the safe side. I'm not 100% sure on that last bit though

Indeed - they will be privy to these, as part of the formal PP process. However, we wanted to try and do the exploratory foundation holes asap, so we can determine the existing floor suitability & get a party wall agreement in asap

Hey all, Thought i'd quickly ask you guys for your thoughts on the following please.... When digging 2 foundation exploratory holes (to check existing foundation depth) near our boundary, is a formal party wall agreement need to be in place, prior to excavation? The holes will be 50cm x 50cm, to check the depth of our garage foundations (so possibly be 1m deep or more). These would be within 1m of the neightbours boundary wall, and their land is 1m higher than ours. We want to keep on good terms with the landlord/tenants next door, so would notify them anyway. I just wanted to check whether we'd definitely need a party wall agreement in place prior to digging the exploratory holes, and whether it should be a formal document prior to commencing? (i suspect we will need this, but wanted to check my understanding is correct)

Either way, feels more like a game of chess: trying to outfox the other, which is simply insane....

Thanks guys - mighty helpful!! I think my local council prefer the extension to be set back (subservient), but other local builders i've spoken to say 'no probs' with bringing it level. Indeed, there is a mix of both where i live, so perhaps they have changed their stance over time? Personally, i feel bringing it forward would allow the roofline to flow better (and potentially make the rafter design a little easier....) I think a ring to the planning dept might be the best course of action - hopefully they give something more definitive than 'read the planning guidelines', because i always find that has more room for misinterpretation. One architect i spoke to with came up with a novel plan: extend the porch lower-roofline across the whole of the front profile and over the garage. That way you can probably bring the garage forward without much objection. Perhaps he knows something others don't..... 🤔

Hey all, Big thanks to all you helpful bods that have advised me in the past, and hopefully it continues into this thread Let me firstly say that we're only at the very early preliminary stage, and only just contacting professionals/trades people at this point..... What we propose is a 2 storey house side-extension (above the garage and into the back of the garage). Purely for aesthetics, i'd like the front of the garage & extension above to be flush with the bay window wall (and tooth-in). The extension would be in-keeping with existing materials, build with similar look/materials & pitched roof) However, i've heard there may be some hurdles from PP with this...? 1) Does anyone know of rules around where side-extension street facing profiles & where they have to be? I've seen some side-extensions in my road that are flush and other recessed back, so it seems like it WAS possible at some point (maybe isn't anymore?) 2) Likewise, has anyone come across problems with pitched roof height rules? (i can imagine there being several standard solutions to allow a pitched roof to extend) 3) If anyone has encountered these problems - what was your experience, and any tips or advice you can share? 4) Perhaps this is also a scurrilous rumour (i intend to ring our local council PP dept anyway), but allegedly failed PP's may require another application fee for each re-submission? Sounds improbable, but not impossible! Thanks guys - i'm, purely on a fact-finding mission with this, to arm myself with info before considering next steps In your debt Shadow

Thanks again for the wide array of responses guys - it's obviously a hugely evocative subject 😅 Apologies again, if this has stirred up ill feelings A few more questions, if you guys would indulge further..... Our architect has stated that revisions are included in the quote (a full redraw would naturally cost extra though). For revisions: 1. Presumably, these can occur even after planning phase (ie: during construction phase), if the design changes for whatever reason? 2. Can anyone specify what is classed as a revision, or redraw - or is this best to clarify with the architect? (i'd assume revisions would be something reasonably minor, eg: not knocking down a partition wall/adding a downstairs 'under the stairs' loo, and redraw would be to start from scratch). It's that fine line where a change is so big it's no longer class as a revision, that's the most intriguing thing 3. If we decide not to do all the proposed work/ require slight changes, then do we need architects drawings updating to reflect this for BC to sign off/approve the build? (I guess it depends on what the deviation from plan is) Regardng bullet point 3: our plan is for the architect to design all our requirements, then likely scale back once costs are known. We were wondering if scaling back needs extra drawing revisions in order for BC to be happy...... Huge thanks as always chaps! Shadow

Another few dumb Q's please guys 🙃 1. We're assuming we want to specify our build budget up front to the architect, so he can design/spec accordingly. Would this seem like a sage approach? (I've heard some folks say keep quiet & see what the end result is, but that seems daft imo) 2. Is it typical an Architect's role is complete once design & structural drawings are done and everything signed off for construction to commence? If so then I guess we pay them 'per visit or hour' if we need theor help with builder/Bc disputes? 3. Would the architect reach out to builders to quote for the work? We assumed we'd do that, but it may be something they're happy to provide Sounds like we need a project Mgr for this. It's a modest extension of 3 new rooms, possibly to take 3-4 months (according to 1 builder) & just a reasonably basic build but to a good standard. We don't have loads of time/experience in this area, so hence the numerous q's to arm ourselves with as much info as possible 😉

I've certainly tried to avoid any disrespect. Merely here to learn & appreciate others insights The rough costs we understand. But the overall process/roles & responsibilities from design to completion are what I'm hoping to find out more I suspect it'll be in the subsequent posts to this one

I think £1000/m2 is a fantastic price, but very optimistic for us (given its a 2 storey extension with pitched roof) Obviously we won't know till the designs are done & builders quotes arrive. But even one of those rubbish £/m2 calculators suggested £1900/m2 I wouldn't trust that figure at all, but guesstimate it might be £2-2.5k/m2 (especially the higher end, if the old foundations are found to be lacking) We may consider being direct contact for BC during construction. But we've both got busy jobs & so little time for the to & fro messenger boy role between BC & the builder (especially if disputes occur between them)

Ps, the bit that confuses me is this 3rd party company. He rates them because many of them used to work for BC, so know the score. He suggested they will help keep the build on track & minimise delay. But if there's a problem with BC, I can't see how they mitigate delays & allow work to continue - ultimately BC decide what is acceptable & when it can be signed off?? I suspect its not to bog down his builder friend & keep focused on the task

Great advice The quote we got was just under £4k for drawings to both PP & BC. As far as I can tell, PP fees are around £600 & BC around £900. These are additional to his £4k quote He's also indicated approx £900 for the 3rd party company to deal with BC and a similar figure if we need a structural engineer (if we find out the foundations are a problem & need advice) So it sounds within the cost boundary you mentioned

Thanks for the heads up. The architect who visited gave some good ideas for room layout/access & front elevation appearance. He's offered to do minor revisions as part of the original cost (only a full redraw incurs charges) We're thinking to ask him to do the full plan with all his suggestions, & trim back if builders quotes/construction costs soar. He's quoted separately for plans to be submitted to the PP for layout & another quote for the construction diagrams for BC He's also suggested a 3rd party company to deal with building control during construction. I'm not 100% sure on this, but he's confident these guys help things run smoother

Hey all, Firstly let me say, this is not to bash architects (there seems to be some of that already! 😉), so im not here to decry their skills & service in any way... I'm here to ask a few fundamental Q's, please. So would be most grateful if anyone knows the following: Working with building control - as I understand, it's common place for them to be the linchpin in having each stage signed off till completion. But would you also expect them to mediate with the builder (as part of their standard fee), whenever challenges around cost, design or build materials/finish come up? I'm assuming they act as guardians of design & quality, so I'd expect them to push back if the builder tries to deviate from the plans... Also, has anyone known of using multiple architects in a project (eg, a fallout with the builder part way through construction, or 1 architect does the plan & another works with those plans till sign off)? I'm just curious as to how flexible architects are with using another's drawings or continuing where a previous one left off.... Apologies if these seek like dumb Q's, but I'm just furnishing myself with as much knowledge as possible 😀 Best regards Shadow

Thanks Adrian - always great to get a x-section of opinions, but also fab to know that's a viable alternative! 😀 One builder did use the word 'underpinning' when talking about the extension foundations, so perhaps he was referring to this as an option instead of relaying the foundations...

Thanks for your replies so far, guys Do you guys reckon our next step is to hire the prowess of a structural engineer? I'm afraid I wouldn't have a clue, as regards foundation depth/suitability If you think it wise, then I guess we could employ someone now & do this independently of the builder & architect

Spot ok, TBC - it's purely an arse covering exercise. But as you say, nobody can be sure yet There is 2ft of cracking right through the bricks in 1 area, which I showed them, that's likely the reason for their suspicion

Hi Jimbo, that's a good shout & something to bear in mind We were hoping to have brick if possible, so it's in-keeping with the rest if the house. But it's a great alternative for saving a few ££

Hi there, I'm hoping one of you guys in the know can help with a few fundamental questions please 😀 We have a single storey (double brick, no cavity) garage adjacent to the house, that were looking to extend over, with a sloping tiled roof The architect & builder we spoke with viewed the garage & suspects the foundations might not be deep enough, & if this is the case suggested we may need to demolish the garage, ripping up the foundations & laying a new deeper foundation to start anew. The builder with him said somewhere around £20k for undertaking this We weren't sure if this sounded a reasonable price for a 8m x 3m, but I can't imagine it'd be cheap. It got me thinking: whether helical piles, or some other alternative might be just as good & a little cheaper? Obviously we'd need to consult a structural engineer 1st, if we consider this. But wondered if anyone had experienced similar with insufficient foundations & had any advice? Whatever happens, we'll only know once they dig down (the builder agrees nobody knows for sure till we excavate) But any up front knowledge for your genius is most welcome 😀 Thanks for your time Shadow

Thanks again RB 😁 Getting a decent builder in the East Mids (Nottinghamshire) has been extremely tricky, due to one of the following: Some folks don't recommend, due to past issues Those that do, i've struggled to engage with (messages left, but not returned) The few on Checkatrade/ etc i've used really fell some way short of expectation, in terms of work quality (finish). It was all a rush-job They are all very busy & in short-supply, so can be elusive. We wanted the work doing next year, so wanted to get them onboard in plenty of time to ensure we found the right one

PS, for anyone else interested: Has anyone any prior experience or knowledge of using these entities?: https://www.mastertradesmen.co.uk/ https://www.fmb.org.uk/ We were kinda hoping to engage with them & use them as a sort of '1 stop shop' for the architectural/building tasks, if they're as legitimate & proficient as i can make out 🤔

Thanks guys, very insightful as always 😁 To clarify on Redbeards cost £2500/m2 - i think that's for a double storey extension, based on what i can read? But to clarify on Q3 (which i worded extremely loosely in hindsight 🙃), i was hoping for 'finger in the air cost' for an architect to draw up the designs & building plans for the builder to use. Realise that might be difficult to gauge on the above info, but just whether we should expect £500, £1000, or more sort of bracket?