Extension onto old cottage input appreciated!

[DC5]

Hi folks, as you may have seen in my intro we are currently renovating an old 1850s cottage!

this year we want to get an extension moving and this is the early stages.

We are not listed nor conservation areas, a initial chat with the local planning officers has not thrown up any issues that could be major stumbling blocks so I want to progress things.

The extension will be to the side of the house off the gable end and will be gable rather than flat roof with the ridge sitting lower than the existing (I think that’s a requirement but would rather it was anyway).

Style I  not sure on but size is max width of existing house 5m by at least 8m ideally longer house is strangely high but very narrow!

Glazed fully on the gable of the extension and some narrow full length windows on one side. 

Roof will probably be slate but I am interested in a folded seam type sheet metal but not sure how this would last in our very exposed aspect!

Finally a reasonable retaining wall will be needed (at least 1m high on one side).

1. My first issue is whether to go timber or block work any thoughts appreciated

2. I know the extension will possibly sit over a private water pipe and our utility main waste pipe I have no idea how this will affect things!

 

 

 

 

Edited December 17, 2018 by DC5

[the_r_sole]

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Edited September 26, 2019 by the_r_sole

[DC5]

Hi thanks, Sorry I do actually mean gable ended (have edited above) - should have read back through what I wrote. We want to benefit from the amazing view (which we barely see just now) by glazing the gable.

 

Yes you are totally right the long thin style is very difficult and we loose a lot off the bedrooms as a result to hallway but going to the front would be problematic due to the ground and planning and to the rear there is a big height differential so to the side is the best option.

 

We have no living space currently (currently have a sofa in the kitchen diner) and we have been converting the loft as such however as we now have children we feel this won't be enough and want a ground level room that flows outside better that the house does at the moment. 

 

We had a quote and a mock up done last year and were quoted £80k by a bigger company, internal size approx 4.5m x 8m (we'd like to go a bit longer if possible) they were planning to use block work but without ground works costed in, not sure why. From my own research groundworks would be probably anywhere from £5-10k++ depending who we use. Said quoting company specialise in Scotland in conservatories and now do solid roofs, I think this project although not beyond them was maybe a little bit too far from the mainstream and I felt the cost was pretty high.

 

The basic style isn't too bad but not sure what any feedback is, I feel our only real route is cladding or render because the stone could never be tied in too look good due to the original stones nature.

 

I want the ceiling to be vaulted / open and would like possibly depending on height have a small mezzanine for the children to play on and to create a nook within the room. Finally I'm not sure what it is called but would like a verana / overhang of the roof at the gable end as we get a lot of rain year round and when its vertical! it would be nice to still be able to open the doors and or sit outside.

 

I have attached a rough plan 18thdec pdf below & and a mock up. Any thoughts much appreciated!

 

FYI current gable height to ridge from ground is 6m and front to back is 5.6m wide

 

 

 

dec18edit.pdf

Edited December 17, 2018 by DC5

[the_r_sole]

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Edited September 26, 2019 by the_r_sole

[Cpd]

I personally cannot stand when an extension like this has a different angled roof to the original.......just saying 

 

[DC5]

Thanks for the input.

That plan is just a rough but is of the current house layout as it stands, it is cottage proportions so its tight but it works. The stairs aren't in yet but the rest is done. One issue is the fact these were originally 2 tiny cottage so there is a large wall between the two making layout even more restricted. Where it says lounge this is actually the dining room space of the kitchen so through flow won't be an issue - the wall / partition in red is now down.

 

Going to the back isn't an option we want to peruse (we have considered it) because of the slope it would involve a huge amount of excavation and we couldn't find a design that actually improved flow whilst increasing usable space. The walls are approx 2/3ft thick rubble construction so supporting them with rsj's over any distance of more than 1m is almost impossible without compromising them higher up and serious disturbance - it has been tried!  

 

The company that quoted came from us getting a quote for a conservatory that then grew arms and legs we realised quickly that wasn't the right route and that they weren't up to building an extension.

 

Yes the extension roof pitch angle shown is far from ideal and it could be improved. However the aspect shown in the render is not normally in main view as the main access road and access to the house is from the opposite side with just fields in the other direction. Therefore I would rather not limit floor space based on this aesthetic, however I am open to suggestions - we only have a 5.6m contained width to work with!

[Hobbiniho]

On 18/12/2018 at 13:17, DC5 said:

Yes the extension roof pitch angle shown is far from ideal and it could be improved. However the aspect shown in the render is not normally in main view as the main access road and access to the house is from the opposite side with just fields in the other direction. Therefore I would rather not limit floor space based on this aesthetic, however I am open to suggestions - we only have a 5.6m contained width to work with!

 

i agree with every one else, the pitches for the roof have to match i would also be making it as high as possible leaving maybe a 100-150mm gap between, the angle of the roof will have no bearing on the floor space