FingersAndThumbs

Thanks all. Building up is the way to go! Precast planks sound interesting and £2k seems reasonable. At that kind of cost, would it support the weight of car? Doing that would mean there'd be space underneath for storage, as markc suggests.

Thanks Temp, It doesn't get water in it, just a nuisance that it's at a different height. Agree it's sizable amount of infill. Would another approach be to put the foundations at the lower height and then build up, do you think?

Hi, I have an area of garden that for historic reasons is about a metre below the level of the rest of the garden and of course, this is where I'd like to build a garage. What steps would I have to take to bring that part of the garden up to the same level? I'm guessing that if I just fill it with earth then it will need time to settle? Could I fill with rubble first and then a layer of top soil? The size of garage I have in mind is something in the region of 10m x 6m. The ditch/channel is around 20m long, 6 to 8m wide and 1 to 1.5m deep. All advice greatly appreciated. Thanks.

I was thinking of cladding, but over the brickwork. Just cladding over the wooden frame gives me the wobbles. Guessing unfounded.

Thanks @Big Jimbo. Wife has already mandated a toilet upstairs! Hear what you're saying. By building up the walls I'd get double the floorspace for most likely a good bit less than double the build cost. What happens to the outside walls on the upper floor? Single brick skin?

Brilliant, thanks. Makes sense. I was wondering about electrics too. I guess that if the new joists are above the current joists then the wiring could sit in that cavity?

Good point. Just thinking about bang for the buck. Would this increase cost significantly, do you think?

The price quoted was £140k + VAT, so not cheap but could have been scarier. That was for four bedrooms with dormers plus bathroom, rather than one big open space. Four weeks to install. Rather than going down this route, I was hoping that I could get something watertight and then I could take over from there.

Cheers @Big Jimbo and @joe90, but if we assume planning is in the bag.... We're not overly near other houses and the only bungalow in the vicinity.

I'm blessed with a 70s bungalow with a low pitched roof. Around 20m x 8m. I'd like to create an upside down house, leaving the current layout pretty much as is and create a large open plan space upstairs. The idea is to replace the roof trusses with 45 degree attic trusses or equivalent ridge beam and SIPS panel roof. If the foundations can take it, what are the gotchas over adding a roof to a new build? One issue I thought may be upsetting the current ceilings, but Moduloft seem to be able able to keep these intact. Thoughts greatly appreciated!

Thanks all. Sounds like a complete minefield. So in short - the only real tax efficient options are either to sell the plots or build, move in, and sell the old property? That's my Portmeirion ambitions down the drain then! Are there any implications if selling the plot to a family member? Thinking might be an opportunity to get family closer as they age.

Hello. I'm thinking of going for planning permission for an additional house in the garden. If I sell the plot then if I understand correctly I don't have to pay any capital gains, as it's from my PPR and the garden's less than half a hectare. What happens if I build the house myself to either sell on or to let out? Looking online there seems to be various combinations of CGT, VAT and income tax payable. Can anyone unpick? Many thanks!

Hi Angel, did you get any further with your decision? Would be good to know your findings. I too have a bungalow and am interested in putting on another level. My current roof pitch doesn't allow for rooms in the roof so would be a case of removing all roof trusses and replacing with attic trusses.

Cheers. I'm trying at the moment to get hold of a 'tame' builder to give me some quotes / options. The options I'm bouncing around don't require messing around too much with the structure, I don't think. The major one involving changing the roof trusses I hoped would be seen in the same light as new build rather than renovation as I see that there are companies that can come and take off the roof and plonk on a new one with rooms already fitted. I should get in contact with them for an estimate. https://moduloft.co.uk/ I'm looking to clad the exterior so EWI would work. If I keep on the one level and use the original roof, is it a case of lag lag lag, or are there better solutions? It's already two layers thick up there. Also we have a floating floor but don't fancy lifting to insulate underneath. I've had one architect around discussing options. I should def. arrange another.

Question is, how do I find that information without shelling out for architects drawings and quotes, etc. The two options that avoid messing with the current structure of the house two much is one 6m*6m extension or 10m*5m garage conversion. Both of these options don't do anything to up the insulation levels though, which is another factor. Is there a good way to get ballpark/fag packet figures to help narrow down the options?

Yes, this is another option. It would also mean I could rejig how another house would sit in the plot. One of my big concerns is how I get what I currently have up to a good standard of insulation. We're on oil and the house does like to drink the stuff. I'd like to move to using either a ground source or air source heat pump and as the house stands it's not viable.

The definition of 'amenity value' is vague though. I have a good few trees so having a couple 'fall down' probably wouldn't be too terrible. I know two are on the way out anyway.

Hi Russell. Budget for renovation is anywhere up to £200k, but for that I'd want to see at least a similar value added to the house. Could push the boat out a bit more if it makes sense to do so. That would hinge on getting the plot though. External dimensions of the house is 8m*20m and 5m*10m for the garage. One of my thoughts is to replace the roof trusses with attic trusses. This would change the pitch and put the bedrooms upstairs. I'd want one area downstairs to have a vaulted ceiling to give the wow factor. Another thought is to add an extension to the other side, of approximately 6m*6m and have that with vaulted ceilings to have some wow factor. And just to throw another option into the mix... the garage could be converted into the kitchen and move the garage somewhere else. Thinking that may be just as costly as building the extension to the other side though, and unless there were some roof works, there would be no vaulted ceilings. Out of the three, number 1 would give the largest increase in floor space, and changing the roof trusses for vaulted ones is easy, right?? I realise it's not that simple, but if the foundations were suitable, it would mean no ground works would be required. It would also mean that the roof would be to modern thermal standards. There would be some internal remodelling for all three, but would be similar amount of work, I think. Looks wise, the thought is to go Scandinavian. All very simple lines and clad the outside in wood to cover the 1970s brickwork.

I have a tree survey from years back that shows root boundaries etc, so can work around that. What I'm concerned at is going for a chat to discuss options with the council before I submit anything formally, and them get heavy handed with a TPO.

That's what she keeps telling me. ? And thanks for the saga OnOff! ?

Ta for the advice. I *think* the trees are sycamore and quite sizeable. Part of the procrastination is my reluctance to take them down as they take a wee while to grow back, but it may be a case of needs must.

Hello, New to the forum as I really need advice on steps to take my renovation/building project forward. My wife says that my New Year's Resolution is to get my finger out, so here I am! ? We have a 1970s bungalow on a plot of around an acre. The plan is to renovate and possibly see if we can get an additional plot on the site. The questions keeping me up at night are - 1. I've been advised previously to seek pre-application advice from the council for the potential plot. There are currently a few trees where the house would be. Is it a possibility that I'd get a tree preservation order slapped on them if I go for a discussion with the planners? 2. I have a couple of ideas for the bungalow renovation. One is to replace the roof trusses with attic trusses and make the house into a chalet bungalow. The second is to add an extension at ground level. Is there a way of getting cigarette packet costs for such things to allow me to make the decision quickly without paying out a fortune for architects drawings? Thanks, Gavin