Hello

We are planning to build a two storey extension to our newly purchased small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior walls are solid, but not necessarily load bearing. How the conventionally appearing hipped roof is supported may be an issue in regard to moving interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only isolated d-i-y- projects.

However this question isnt about specifics.

It is easy enough to find architects advertising, and two have been personally recommended, but the problem is the massive step in paying between £600 to £1700 for the first set of drawings to planning permission before we have the vaguest idea what an architect may come up with, apart from them saying simply that the project is €œdo-able€�.

Some architects offer a free site visit, the majority we have spoke to do not. But a site visit doesnt tell us any more about what an architect has in mind.

What happens if an architect says a project is do-able but after being paid a stage 1 fee goes on to produce totally unsuitable plans, for example saying that an extra bedroom can only be provided by extending to the side boundary when the householder wants to keep the side boundary open?

One way round it would be to insist on minimum specific points as part of the contract, eg upstairs bedroom must be enlarged by moving wall, full size bathroom provided.

Another way would be to ask for more detailed sketches at an intermediate price.

Should I use the above options in my approach, or is that not feasible?

With thanks

On 30/05/2019 16:38, wrote:
Hello

We are planning to build a two storey extension to our newly purchased small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior walls are solid, but not necessarily load bearing. How the conventionally appearing hipped roof is supported may be an issue in regard to moving interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only isolated d-i-y- projects.

However this question isnt about specifics.

It is easy enough to find architects advertising, and two have been personally recommended, but the problem is the massive step in paying between £600 to £1700 for the first set of drawings to planning permission before we have the vaguest idea what an architect may come up with, apart from them saying simply that the project is €œdo-able€�.

Some architects offer a free site visit, the majority we have spoke to do not. But a site visit doesnt tell us any more about what an architect has in mind.

What happens if an architect says a project is do-able but after being paid a stage 1 fee goes on to produce totally unsuitable plans, for example saying that an extra bedroom can only be provided by extending to the side boundary when the householder wants to keep the side boundary open?

One way round it would be to insist on minimum specific points as part of the contract, eg upstairs bedroom must be enlarged by moving wall, full size bathroom provided.

Another way would be to ask for more detailed sketches at an intermediate price.

Should I use the above options in my approach, or is that not feasible?

With thanks

Not an answer, but a cautionary tale. MANY years ago a friend
recommended an architect (from a fairly large practice) for an
extension. When the chap came round he seemed competent and
approachable. We discussed the overall ideas and agreed that he would
draft some ideas - which turned-out to be out of keeping with the area
and had a rather odd and impractical internal layout. I explained that
what he'd produced wasn't what we wanted and wouldn't work; he
disagreed. A few weeks later a bill for about £1500 arrived. I explained
(again) how his scheme was impractical and inappropriate and sent him a
cheque for his out-of-pocket expenses (£100, I think). He was not
pleased but it eventually faded away.

I drew my own sketches, found an architectural draughtsman to draw them
properly and a structural engineer to do the sums for the steels.
Planning and building regs approval were straightforward. Unfortunately
I chose a builder based on another recommendation and it then became a
project from hell, but that's another story. The end result was good.

The moral: work-out and sketch exactly what you want before you start,
speak to builders (if they bother to turn-up), speak to a structural
engineer if you think you'll need some steels, revise your plan and then
get an architectural draughtsman to do the formal drawings.

On 30/05/2019 16:38, wrote:
Hello

We are planning to build a two storey extension to our newly purchased small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior walls are solid, but not necessarily load bearing. How the conventionally appearing hipped roof is supported may be an issue in regard to moving interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only isolated d-i-y- projects.

However this question isnt about specifics.

It is easy enough to find architects advertising, and two have been personally recommended, but the problem is the massive step in paying between £600 to £1700 for the first set of drawings to planning permission before we have the vaguest idea what an architect may come up with, apart from them saying simply that the project is €œdo-able€�.

Some architects offer a free site visit, the majority we have spoke to do not. But a site visit doesnt tell us any more about what an architect has in mind.

What happens if an architect says a project is do-able but after being paid a stage 1 fee goes on to produce totally unsuitable plans, for example saying that an extra bedroom can only be provided by extending to the side boundary when the householder wants to keep the side boundary open?

One way round it would be to insist on minimum specific points as part of the contract, eg upstairs bedroom must be enlarged by moving wall, full size bathroom provided.

Another way would be to ask for more detailed sketches at an intermediate price.

Should I use the above options in my approach, or is that not feasible?

With thanks

You dont need an architect for planning permission.

DRaw up what you want it to look like and talk to the council
When you have permission talk to a structural engineer and take your
drawings and the engineers report to an architect and ask him to turn it
into plans to be built from.





--
€œwhen things get difficult you just have to lie€�

€• Jean Claud Jüncker

wrote:
Hello

We are planning to build a two storey extension to our newly purchased
small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior
walls are solid, but not necessarily load bearing. How the conventionally
appearing hipped roof is supported may be an issue in regard to moving
interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only
isolated d-i-y- projects.

However this question isnt about specifics.

It is easy enough to find architects advertising, and two have been
personally recommended, but the problem is the massive step in paying
between £600 to £1700 for the first set of drawings to planning
permission before we have the vaguest idea what an architect may come up
with, apart from them saying simply that the project is €œdo-able€�.


Would it be worth looking around the area to see if any properties similar
to yours have already had work done
like you propose?
If you find any then risk being turned away but ask the householder if it
was done and how ,most people are usually friendly and in many cases like
to show what they have achieved.
It may even be worth looking if any with extensions are on sale or have
been sold in recent years and searching estate agent websites , now photos
of interiors appear on line and often stay somewhere on the WWW
after sale you may be able to take a peek at what others have done without
having to visit,
and then if you do engage an architect show them an example and say €œ I
want something like this€�.

GH

On 30/05/2019 19:38, Marland wrote:
wrote:
Hello

We are planning to build a two storey extension to our newly purchased
small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior
walls are solid, but not necessarily load bearing. How the conventionally
appearing hipped roof is supported may be an issue in regard to moving
interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only
isolated d-i-y- projects.

However this question isnt about specifics.

It is easy enough to find architects advertising, and two have been
personally recommended, but the problem is the massive step in paying
between £600 to £1700 for the first set of drawings to planning
permission before we have the vaguest idea what an architect may come up
with, apart from them saying simply that the project is €œdo-able€�.


Would it be worth looking around the area to see if any properties similar
to yours have already had work done
like you propose?
If you find any then risk being turned away but ask the householder if it
was done and how ,most people are usually friendly and in many cases like
to show what they have achieved.
It may even be worth looking if any with extensions are on sale or have
been sold in recent years and searching estate agent websites , now photos
of interiors appear on line and often stay somewhere on the WWW
after sale you may be able to take a peek at what others have done without
having to visit,
and then if you do engage an architect show them an example and say €œ I
want something like this€�.


Also look on your council website for planning applications nearby. Most
council use very similar systems which usually include a large scale map
with makers for properties where there have been applications. You will
be able to view all the plans, justifications and objections online, so
not only get an idea of what is doable but what hoops the planners set.




GH



--
djc

(–€Ì¿Ä¹Ì¯–€Ì¿ Ì¿)
No low-hanging fruit, just a lot of small berries up a tall tree.

DJC wrote:

Also look on your council website for planning applications nearby. Most
council use very similar systems which usually include a large scale map
with makers for properties where there have been applications. You will
be able to view all the plans, justifications and objections online, so
not only get an idea of what is doable but what hoops the planners set.

Most councils only let you view the planning permission documents
though, not the building control documents.

On Thursday, 30 May 2019 16:54:57 UTC+1, wrote:
On 30/05/2019 16:38, wrote:
Hello

We are planning to build a two storey extension to our newly purchased small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior walls are solid, but not necessarily load bearing. How the conventionally appearing hipped roof is supported may be an issue in regard to moving interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only isolated d-i-y- projects.

However this question isnt about specifics.

It is easy enough to find architects advertising, and two have been personally recommended, but the problem is the massive step in paying between £600 to £1700 for the first set of drawings to planning permission before we have the vaguest idea what an architect may come up with, apart from them saying simply that the project is €œdo-able€�.

Some architects offer a free site visit, the majority we have spoke to do not. But a site visit doesnt tell us any more about what an architect has in mind.

What happens if an architect says a project is do-able but after being paid a stage 1 fee goes on to produce totally unsuitable plans, for example saying that an extra bedroom can only be provided by extending to the side boundary when the householder wants to keep the side boundary open?

One way round it would be to insist on minimum specific points as part of the contract, eg upstairs bedroom must be enlarged by moving wall, full size bathroom provided.

Another way would be to ask for more detailed sketches at an intermediate price.

Should I use the above options in my approach, or is that not feasible?

With thanks

Not an answer, but a cautionary tale. MANY years ago a friend
recommended an architect (from a fairly large practice) for an
extension. When the chap came round he seemed competent and
approachable. We discussed the overall ideas and agreed that he would
draft some ideas - which turned-out to be out of keeping with the area
and had a rather odd and impractical internal layout. I explained that
what he'd produced wasn't what we wanted and wouldn't work; he
disagreed. A few weeks later a bill for about £1500 arrived. I explained
(again) how his scheme was impractical and inappropriate and sent him a
cheque for his out-of-pocket expenses (£100, I think). He was not
pleased but it eventually faded away.

I drew my own sketches, found an architectural draughtsman to draw them
properly and a structural engineer to do the sums for the steels.
Planning and building regs approval were straightforward. Unfortunately
I chose a builder based on another recommendation and it then became a
project from hell, but that's another story. The end result was good.

The moral: work-out and sketch exactly what you want before you start,
speak to builders (if they bother to turn-up), speak to a structural
engineer if you think you'll need some steels, revise your plan and then
get an architectural draughtsman to do the formal drawings.

In the end, if the householder doesn't know what they want, what design they get from an architect is a crapshoot. You've got far more time to think about it than they have, and more idea what you do & don't want. You figure it out, diy has all the advantages.


NT

On Thu, 30 May 2019 17:28:22 +0100, The Natural Philosopher
wrote:

snip

You dont need an architect for planning permission.

That might be the best hope, or wait a bit:

https://www.architecture.com/knowled...cupation-list#

Cheers, T i m

On 31/05/2019 11:22, wrote:
On Thursday, 30 May 2019 16:54:57 UTC+1, wrote:
On 30/05/2019 16:38, wrote:
Hello

We are planning to build a two storey extension to our newly purchased small detached 1956 built house near the centre of Basingstoke.
The house will require some re-modelling inside. Several of the interior walls are solid, but not necessarily load bearing. How the conventionally appearing hipped roof is supported may be an issue in regard to moving interior walls to enlarge a bedroom.

In spite of my years I have never done anything like this before, only isolated d-i-y- projects.

However this question isnt about specifics.

It is easy enough to find architects advertising, and two have been personally recommended, but the problem is the massive step in paying between £600 to £1700 for the first set of drawings to planning permission before we have the vaguest idea what an architect may come up with, apart from them saying simply that the project is €œdo-able€�.

Some architects offer a free site visit, the majority we have spoke to do not. But a site visit doesnt tell us any more about what an architect has in mind.

What happens if an architect says a project is do-able but after being paid a stage 1 fee goes on to produce totally unsuitable plans, for example saying that an extra bedroom can only be provided by extending to the side boundary when the householder wants to keep the side boundary open?

One way round it would be to insist on minimum specific points as part of the contract, eg upstairs bedroom must be enlarged by moving wall, full size bathroom provided.

Another way would be to ask for more detailed sketches at an intermediate price.

Should I use the above options in my approach, or is that not feasible?

With thanks

Not an answer, but a cautionary tale. MANY years ago a friend
recommended an architect (from a fairly large practice) for an
extension. When the chap came round he seemed competent and
approachable. We discussed the overall ideas and agreed that he would
draft some ideas - which turned-out to be out of keeping with the area
and had a rather odd and impractical internal layout. I explained that
what he'd produced wasn't what we wanted and wouldn't work; he
disagreed. A few weeks later a bill for about £1500 arrived. I explained
(again) how his scheme was impractical and inappropriate and sent him a
cheque for his out-of-pocket expenses (£100, I think). He was not
pleased but it eventually faded away.

I drew my own sketches, found an architectural draughtsman to draw them
properly and a structural engineer to do the sums for the steels.
Planning and building regs approval were straightforward. Unfortunately
I chose a builder based on another recommendation and it then became a
project from hell, but that's another story. The end result was good.

The moral: work-out and sketch exactly what you want before you start,
speak to builders (if they bother to turn-up), speak to a structural
engineer if you think you'll need some steels, revise your plan and then
get an architectural draughtsman to do the formal drawings.

In the end, if the householder doesn't know what they want, what design they get from an architect is a crapshoot. You've got far more time to think about it than they have, and more idea what you do & don't want. You figure it out, diy has all the advantages.


NT

Agreed. As I said, my experience was a LONG time ago.

On Thu, 30 May 2019 16:53:07 +0100, Chris Hogg wrote:



Do you really have to use an architect? A good builder should be able
to do all that.

Ten years ago, for a simple ground floor extension I got a designer to
produce building regs drawings which I also used as a basis for
getting quotes. I think they cost £350 - Google building regulations
drawings and the area concerned to find services local to you.