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Found 51 results

  1. Hello, I am just looking to get a side extension to my 3 bedroom semi-detached house. I am just looking at which option is better for me in using a Design & Build option or whether to use an Architect to design before choosing a Builder. We are looking to have a new bigger kitchen with the extension. Small front room which we can maybe use as a spare bedroom in the future. Small downstairs toilet and shower area. Removal of old garage to the rear of the house and maybe add small shed/building for garden storage. Any opinions on which option could well suit best would be appreciated. Thanks, Tom
  2. Hi folks, I'm planning on doing a rectangular extension next to my house and join the 2 buildings with a hallway. Going to try to do most of the work myself but I have a skilled joiner and electrician/plumber onboard. I've done existing building drawings and a fairly simple version of what the new extension will look like, just waiting on my friend coming back with interior layouts before I submit for planning (extension is technically to the front of the existing house so it falls outside of permitted development). Some very good knowledge on here already so looking forward to harvesting some of it in the coming months!! Cheers
  3. Hi, first post but hopefully a quick and straightforward answer, so thanks in advance. had a quick search on the forum but couldn't see anything obvious where this had been discussed. we are looking to get a wraparound single storey extension on our semi detached house. Due to the odd shape of our land, the side part of the extension starts half way back so will not span the length of the house, so completely subordinate to original structure. As it's wraparound we know we will need to seek planning permission. This is fine. the question is how wide can this side part of the extension be. I see 'can be up to 50% the width of the original structure' in many places, but what isn't clear if this is a hard and fast rule, or whether it's only for PD purposes only. As we would seek planning permission can we break this 50% rule?. To put it into context, our house is 5M wide, so 50% would add a further 2.5M. Based on our own layout ideas we would want to take this nearer to 3M, but no greater. The rear would also go out to 3M. The house is only 10 years old so has no previous extensions. Thanks John
  4. Hello everyone, I would really like some advice regarding the quality of work we have just received from a roofing company contracted by the builder carrying out our single storey extension. I am not in the industry, but having seen the work I feel it is not to a good standard. We are speaking to the builder about it later this morning and I would just really like to be armed with other people's opinions before confronting the builder. My main concerns are the strange plastic verge edging along the main edges of the roof and the tiling around the Velux windows. Should there be a gap that big between the tiles and the Velux? Any help would be really appreciated. Thank you. David Scott
  5. Hello all! I have been reading the wealth of information (thank you 😉) from this site for months & finally joined yesterday, don't know what took me so long! My husband, 6yr old daughter and I began a project on our tired 1950's bungalow (which we have lived in for 9 years) in May, which has involved pulling half of it down, and putting up a two storey extension in its place. We have gone for blockwork construction (dense externally, lightweight internally with 50mm PIR part fill in the cavity) and will be cladding in larch. We have lovely views all around us and so glazing has been key for us, but without wanting to go ultra-modern with the design. Our budget is very tight so we are putting our money into the structure with any fancy finishing touches just having to wait. Any advice is greatly welcomed.
  6. hi all, Desperate for some advice here. A dispute with our neighbour on land ownership (which they raised when our surveyor approached them for party wall matters) has brought a lot of delay to our house extension plans - now we are waiting to go to court. We believe the decision will sway in our favour, but our permission expires in 3 months Which means our permission is likely to run out, and party wall matters won't be settled (we are terrraced). Which (we think) leave us 2 options: Ask for an extension or somehow 'commence the works'. We emailed the council to explain, they said extensions are not granted as such. Someone said that is rubbish and we can request one by paying a fee. Which is correct? How do we apply for an extension, and will the neighbour be consulted for this (they didn't object when we initially applied 3 years ago but sure that if their consent is needed we are in for an unpleasant ride). Our understanding is we can't commence the works by say, digging foundations because we are a small terraced property and need a party wall agreement. Is there any other way we can commence the works? If we lift off the patio slabs where the extension will go, does that constitute commencement? ps: there were no specific conditions laid out for the permission other than re. materials used and potential party wall matters to consider. many thanks
  7. Hi there, just joined the forum and hoping to get some advice for the extension I'm currently planning. I’m having some plans drawn up for a ground floor extension, with a basement built underneath. We're comparing the basement option with a loft conversion, the main advantage of the basement being that it would give us more space and be cooler in the summer. The main disadvantages are of course cost and light. The basement will have 2 bedrooms and a bathroom with a staircase to get upstairs to the living room and kitchen area, and a shared light well for the two bedrooms with an external staircase to get into the garden. I’m struggling to know how deep the light well needs to be to let in enough light to make the two bedrooms a pleasant space. Currently on the designs it is 1800mm deep, spanning the width of the house. However, I would like to make the ground floor extension bigger without taking much more out of our back garden, so I'm thinking of making the lightwell smaller and adding some adjustable LED daylight panels (Lindby Kjetil LED ceiling panel 120 x 30 cm | Lights.co.uk) into the basement bedrooms. I have attached the first design draft, although internal things will move it gives a good idea of what we’re looking at. On the front/rear elevation page you can also see the loft conversion which we are considering. Some changes of note that we will make compared to this first draft: basement will be under the living area, dining area will be removed to create a bigger utility and we want to make the living area a little bigger to comfortably have a dining table in the living area. Does anyone have some experience of how deep a light well should be to let in a nice amount of light? Would the LED panels on daylight setting be good enough to compliment the natural light to make the basement rooms feel light? The rear garden (and therefore light well) are south facing. Also considering adding a shower en suite to one of the bedrooms by using the end of the light well which would reduce the size even further (approx 1.2m on one side). plans.pdf Thanks!
  8. Hi All. We have recently bought a mid-terrace property and have plans to extend to the rear. We have a problem with the neighbours rainwater drainage, which uses our property and would be blocked by any extension we built. Our next door neighbours have already created a garden room, built less than 10 years ago with a parapet party wall and multi-pitch roof. We have a small, original, singe storey pitch roof. There is a gulley drainage on their side of the parapet. The rearmost half drains to the rear edge of their property but the closest edge has been intentionally built so that the drainage runs over our pitch roof. I have attached photos and a schematic. There is a party wall agreement the drainage from this pitch roof apparently runs around the party wall then into a soak away in their garden. The document we have relating to the party wall makes no mention of this drainage. It seems like a strange setup that no owner of our house would agree to, but the house was previously let by a disinterested/cheap landlord. If we build a matching extension, this water would have nowhere to go. We have a good relationship with the neighbours but before addressing this I want to know where we stand. With no written agreement for this setup, could we demand they fix this? We would reconfigure all our drainage whilst building an extension and would not need to make use of their soakaway any longer. Many thanks in advance.
  9. I'm looking for some guidance on how to join a new timber frame to an existing wall. The timber frame will be clad with timber feather edge board so no brickwork to tie in with a wall starter kit. Do I just fix the timber stud to the brick wall with resin anchors, a vertical DPC and then some sort of flashing in the corner? Any help would be greatly appreciated.
  10. Hi guys, Doing my extension and the foundations are in as are the blocks upto floor level. Hoping to get the slab done next week. Im planning to run two lengths of 25mm mdpe blue pipe through the hardcore that goes under the slab and out through a gap in the blockwork. One will be a conduit for running an electric cable out in the future so we can have power in the garden. This will come up by the fuse box. The other is to allow a water supply to the garden. This will.be connected in just after the stop cock. Is there any problem going 15mm (main feed) 25mm (under the slab) 15mm (outside tap). Was just wondering if this sounds ok? Or if I'm missing anything? Thanks Paul
  11. We have recently purchased a 1bed ground floor flat located in a terrace and are looking to remove the existing (poor quality) rear extension and erect a new 6m long full width extension in its place. As you will see from image 3 (attached) we are hoping to create a new bedroom within the new space. This bedroom would be entirely internalised as it falls within the building line of the upper floors (shown in blue on image 2). We would like to ensure that light does get to this room and are looking whether the solutions would be to insert clerestory windows within the building line (roughly sketched out in image 1 - attached). I have a couple of queries regarding this solution: 1) Is it acceptable in planning and building regs terms that the only windows serving this new habitable room are (likely unopenable) high level clerestory windows which would not provide an escape route in case of fire, or manual ventilation. 2) The property is south facing and receives great sunlight all year round. What are the chances that the Council (Wandsworth) would object to these types of windows on daylight/sunlight grounds 3) Structurally, are clerestory windows going to work in this instance when the majority of the existing wall will likely remain in place. This is our first home (and project) and any help this community can offer would be greatly appreciated by us.
  12. Hi, Just joining Build Hub today. We bought an unmodernised 1930s semi detached in September last year and have planning permission for a new two-storey extension to the rear and major renovations to the original property. Much to to do, navigate and learn and I'm sure we can learn a lot from you experienced self-builders on here. My partner is project managing everything (long term dream for him which I'm sure he already fears could turn into a nightmare!) and also getting stuck in himself where he can. I know we will need help! Liz
  13. I've begun the process of designing an extension and an fairly certain I'm going to have an insulated raft with icf walls. This will be adjoining a (likely strip foundation) cavity wall house. I've had a quote from isoquick for the raft approx 6m² but I'm not sure if it's worth extending this to cover the garage floor? It would essentially double the price, but the alternative is going to create a strip & Insulated raft & strip or raft monstrosity combo. Is it going to lead to problems? should I just swollow the extra cost even though its going to be a waste of resources and is an insulated raft even suitable for a garage floor? The upside I suppose, is that if the raft is continuing then it simplifies things and if someone decides they need another huge room downstairs in the future the prep will have been done....
  14. The planning permission i have for my rear extension gives me permission to build it out along the full width of my property. It's a semi detached property and I have a party wall agreement with my attached neighbour. Builder due to pour footings TOMORROW. Architect calls me today to say that he thinks builder has set out the footings in such a way that extension would be 5cm to 8cm narrower than it should be. I went to the property to meet the builder to see what's going on. Builder shows me he has taken the boundary line from the centrepoint of where the old fence post used to be. This would account for 3cm of the 8cm, as looking carefully at his line there are places where he has deviated from that line by 3cm. However, under the deeds, it's my fence - and I have always been responsible for maintaining it. Via google, i found this: It is normal practice when using a fence to mark a boundary to place the outer face of the fence along the boundary, so that the posts stand on the land of the of the fence's owner. This rule would suggest that the builder is wrong to take the boundary line from the centre of the fence post, and as my fence post was 8cm or 10cm wide, that would suggest a discrepancy of 4cm to 5cm. Having said that, the same article notes that this won't always be conclusive. I looked at my party wall agreement and note that it says I am to reinstate the fence after the building works have finished. If by the word "reinstate" there is an implication that it should be reinstated in exactly the same place, then that ignores the above rule. In any case: the party wall surveyors never asked me who owned that fence or where the exact limit of my boundary is - they've generally been quite sloppy so this is par for the course; and my neighbour and I both agree that reinstating the fence would look silly as it would be right up against the wall - I won't see it, so i care little about what it would look like, but it will inhibit the walls from breathing and will also cost me an extra £400 to £500 in fencing material and labour which I rather avoid. My builder has agreed to shave a bit off the trench wall to give me the additional 3cm so it is more accurately under the centreline of the fence post. But even doing that I would lose the 4cm to 5cm. I know that doesn't sound like a lot, but it will make a slight difference to the internal space. My fear is that even though legally I am probably entitled to use that additional 4cm to 5cm, relations with my neighbour are difficult at the best of times and if he believes I am taking his space he will probably kick up a fuss. What would you do?
  15. Hi, I would like to rebuild and extend existing porch. The idea is to make it usable space for shoes and coats rather than a 'wind catcher'. It already is 3m² but it's within the house wall boundaries so I am unsure if it is considered a porch if it's not outside the house walls. Can I extend it ?
  16. Afternoon everyone I’m enjoying reading everyone’s posts on here. We’re just starting to plan our extension haven’t received advice from anyone at all yet but wanted to do an intro and ask a general question. I’ve added my drawings which are not to scale - I’ve also drawn what I want things to look like on sketch up but couldn’t work out how to add them here. Green lines are internal doors, blue external doors and pink lines are windows. The red area is the planned extension which actually comes out further than the kitchen line which I’ve not depicted in the pics! The pic with letters is the downstairs and numbers upstairs with the bathroom marked in black - and my idea in blue to extend it. I don’t think this will be possible though because to save costs I’m thinking it’s best we keep the external wall that’s already there. Which leads to my first question. Can an external wall be stripped of the external bricks and made into an internal wall? My second complete beginner question I think I know the answer to also - the downstairs already has a conservatory over half the area for the extension that leads to the garage. So the garage wall is where the extension wall would need to be up against - I’m assuming that means we’ll have to knock down the garage wall. Hopefully not the whole garage though and then the extension wall could replace the garage wall. We have a waste manhole in the area too so will need to move it further into the garden and the toilet is on the window wall of the bathroom so would have to be moved to the outside wall. We’ve had the water pipe plans and spoken to the correct utility company so know this is possible. And the downstairs loo will have to be moved into the extension to stay accessible to the waste. extension will be 5.5x5.5m with the aim of giving us another bedroom and en-suite. I wanted a bigger main bathroom but unless I take some of bedroom 3 I don’t think that will be possible. Thanks for reading all of this :-) I’m in the excited research stage - I’m sure that will morph into stress once we start! I also have some roof questions but still looking myself at how we might do this first - the current roof is in a T shape
  17. Hi all, I am about to begin the process of doing some major works to my house and I wanted some opinions on what you guys think of the design and if you think it is possible. I am looking to both extend my property and convert the loft. I currently live in a detached bungalow on a street with a mish mash of houses. Next door is a two storey house, the other side is a bungalow with a huge extension and then mine sits very small in the middle. My idea is below: A double hip to gable conversion, this will open the loft space up massively. Currently I have 2.6m joist to underside of the ridge beam, so I don't have too many concerns there. The space planned to use for the stairs follows the roof line up, the height restrictions would not be a problem for the 2m headroom requirement. The area that I am unsure on is the extension. although I could add a nice extension under PD, I want to take it a step further and I don't mind applying for planning if I can achieve the result. I would like to extend out roughly 6-8m and then make use of the upstairs space as a master bedroom. effectively one big loft conversion when you include the current house. The master bedroom would have a glass gable end window with a nice little balcony (the beauty of south facing garden). My garden extends out massively, I have no problems with taking up space by extending. I have attached a basic idea below (both options of roof pitch), which leads me on to the next area of uncertainty - can you build the wall height of the extension higher and decrease the pitch of the roof to allow more standing head room across the width of the new master bedroom or do it have to run from the current height of the existing brickwork? My knowledge is very small on restrictions, so I could be well out with my ideas but I value anyone's opinion highly. Don't worry about budget too much but I'm interested to hear what you would estimate. If I have missed anything, feel free to ask me any questions. I tried my best while using Sketchup to create my first 3D house model, so the details aren't quite correct lol. Thanks for taking a look! E
  18. Hi everyone I'm stuck with my construction method and insulation... Please can you help me with the pros and cons? I'm getting a lot of mixed reports from the things I'm reading and the people I'm speaking to! Background: I have just bought a 1950s house in Hertfordshire, cavity wall construction, completely uninsulated. It's in pretty good condition structurally, but hasn't been touched since it was built. Project: I will be completely renovating and modernising the property, taking it back to brick, moving a lot of internal walls, new plumbing, wiring, windows, doors, floors, ceilings, etc. Oh, and getting rid of the asbestos! I will also be adding a 4x10m double storey extension on the back. The back of the house is South-facing. Externally, I want to finish the house in a combination of brick slips and render. (I don't like the colour of the current brick that is used). I will also be retiling the roof, and adding a couple of gables over the rear extension. I want to take a fabric first approach to the build to make it as energy efficient as possible (within reason and budget constraints). I am not trying to take it to PassiveHaus or EnerPHTT standards at all, but I would like to try and achieve the best I can afford to do that makes sense and isn't over engineering it at large costs for the sake of small incremental gains. I also really want to install MVHR. Where I'm at: My plans are still awaiting approval, but I want to crack on with structural calcs and BC drawings. However, unless I tell them otherwise, the extension will be specified to built in cavity wall construction, and the specifications & details will just be to satisfy normal building regs. My thoughts were that I would full fill the existing cavities in the existing house, then wrap the whole house in EWI. Insulation material for both the cavity fill and EWI is TBC. Questions: What should I build the rear extension in, and how should I insulate? Brick & Block with cavity? I assume this would be easier to tie in with the original house, as it is the same construction method as the original, and would be easier to find tradesman for this as it is the most common. If I do this, I assume I would then continue the same full-fill of the cavity and EWI as per what I plan on the original house? Single Block with EWI? Given that I want to use EWI on the existing house, perhaps it doens't make sense to build the extension in cavity brick and block, and instead I could use a single blockwork and continue the EWI on that? A different monolithic single block construction method? E.g. the JUWO evolved SmartWall? (https://evolvedsupplies.co.uk/juwo-evolved-smartwall). The sales materials sound convincing (obviously!) as it seems it would be cheaper and quicker to build the brick and block, provides a slimmer finished wall, has better thermal properties and means I wouldn't need to use EWI on the extension as well. But don't know if that is just all hot air (pardon the pun) and also don't know if that might give me an issue in the future with lenders and insurers? Timber Frame? I've been told that this could be cheaper and quicker to build, and could be more thermally efficient? But it could be difficult to tie in, and I'm unclear if just insulating the frame is enough or if you would also wrap EWI over the outer leaf before finishing with the brick slips and render? I'm also getting confused re thermal mass, and whether it is good or not to have!! My original thinking was that a solid wall from e.g. bricks, blocks, concrete, etc has a great thermal mass and therefore will store the heat generated inside and outside and release it slowly during the day, keeping it warm in winter and cool in summer, and creating a cosier environment etc. i.e. construction using materials with a higher thermal mass is a good thing. However, when researching timber frame construction, I'm reading that their lower thermal mass is a good thing, and is more likely to create a better living environment than with a solid-wall construction method! Argh!! Regarding insulation, I'm also getting mixed reports re products, so any advice there is appreciated! Looking forward to hearing your views! Thanks in advance
  19. Hi, we are currently having 2 lots of building work completed and the builder has suggested a change in the roof. We have extended above the garage which has followed planning permission plans exactly. We are now knocking down the current conservatory and rebuilding as brick at the rear. We know this didn’t need planning permission but the council suggested putting it on the application so we only paid one fee. initially the roof was going to be Sloping away from the house but to gain more space, our builder has suggested changing it to a pitched roof. Still single storey. Can we do this without altering the planning permission/ applying again? On the plans, it says the measurements will be 2.7m x6.5m. Can we also change these slightly to gain more space - 3.5m x 6.2m? Thank you!
  20. Hi All, Its been exciting to read so much detailed stuff on this website. I am planning on a large rear single storey extension which I intend to self manage with separate contractors such as ground works, brick layers, roofers, plumbers, electricians, plasters. I intend to let the contractors buy the material and only manage the interfaces Is their any guide or reference where I can learn on key interfaces so that I can know which trade required when. Thanks in advance for your suggestions.
  21. Hello, we’re building an extension, the retaining walls are up and now the builders are laying down the brickwork for the house. The problem is that it is starting to look like two rectangles, one inside the other at completely different angles. I have attached some photos for a slightly better picture.
  22. Hi all Apologies for another newbie question. I am looking to extend out the back and side and am under the impression that a wrap-around extension does not fall under Permitted Development. If I was to extend "separately" out the side and out the back would this be ok (under PD) and would there be much difference in price given its the same size? Neither direction is going beyond 3m from house or should cause any other PD issues) Many thanks in advance Pictures might help: 1. Current house footprint (including old out building to be demolished) 2. Potential wrap-around extension 3. Potential "separate" extensions
  23. Hello all, My wife and I live in an early '70s timber-framed house and we are mulling over a timber-frame extension. We live in a semi-detached house with our north wall connecting us to our neighbours. The house was built with a garage joined on to the south side of the property (it's on the right as you look at the front of the house). We'd like to extend over the top of the garage; however, the width of the garage alone would not give us a sensible sized bedroom upstairs. Because of this, we'd like to extend a little further south, but this is where it gets interesting... Between us and the neighbouring (mirrored) property to our south, is a culvert that was built to direct a stream that existed prior to the housing estate being built. It's not clear from any plans that I have seen, exactly where this culvert is, or how large it is. It is always drawn as a single line threading between houses and through gardens. It appears to be in my neighbours garden at the far rear of the properties, but soon crosses the boundary into our garden and will, I suspect, cause some planning issues. I'm hoping that somebody on this forum may be able to provide some advice on how to proceed? The plans seem to imply that the local water company are not responsible for the culvert, which leaves me wondering "who is?" Before we start throwing money at the wrong people, who do we need to take a look at this and assess the situation? An architect? A surveyor? Somebody else? Any advice on where to start would be gratefully received. Pete
  24. Hi Total newbie here, but confused by permitted development rules. House is detached with garage at the rear (blue on image) at the boundary. We are looking to do a single storey rear extension 6m back for the full length of the house. Trying to find out if we do it for the full width of the house including the garage (orange on image). Can’t seem to find anything on if it can be done behind an adjoining garage without planning permission. would be great full for any advice on this many thanks
  25. So after a lockdown, 3 absolutely crazy quotes and a few design tweaks our builders finally arrived as promised to start groundworks today! 😃 Today’s overwhelming feeling is off nervous/excitement ie a kid at Christmas!! apologies but I couldn’t rotate the image when I uploaded it.