Where to start with a home extension: advice from a builder and an architect

We’ve asked a builder and an architect for their advice on getting a renovation project off the ground, and what to look out for when hiring a professional

Article by Rachel Christie and Adam Snook, Which? magazine researchers & writers
Architect expert advice by George Omalianakis, RIBA Architect

“There are two key institutions that support the architecture profession in the UK: the Architects Registration Board (ARB), which is the regulatory body for architects in the UK, and the Royal Institute of British Architects (RIBA), a chartered body dedicated to promoting excellence in architecture.

Both maintain registers of qualified professionals that you can use to find an architect to work with. See architects-register.org.uk and find-an-architect.architecture.com.

We spoke to George Omalianakis from GOAStudio for his expert advice on working with an architect, and the key questions to ask before you start working with them.”

Read the full article: Where to start with a home extension: advice from a builder and an architect for answers and advice including to the following questions:

• Do I need an architect for an extension?
• What should I look out for when hiring an architect?
• Will the architect sort out planning permission?
• How much does an architect cost?
• How long will the process take?
• What about my neighbours?
• Any other things to consider?
• What about a structural engineer?
• Do I need a party wall surveyor?
• What about architectural technologists?

BOROUGH SPECIFIC ARCHITECT AND PLANNING GUIDES FOR YOUR HOME PROJECT

Your local Council will have in place design and planning requirements for your home project and you will need to obtain planning approval for a wide range of extensions and alterations to your property.

When you get in touch we will offer you detailed advice about what is likely that your Council will approve and in the meantime we have prepared the following architectural and planning guides that include extracts of the relevant planning policy and examples of our projects in our Borough.

Barnet architects | Planning and design homeowner guide, Camden residential architect and planning guide, Enfield residential architect and planning guide, Hackney residential architect and planning guide, Hammersmith Fulham residential architect and planning guide, Haringey architects | Planning and design homeowner guide and planning guide, Islington residential architect and planning guide, Kensington and Chelsea Conservation architects, residential and planning guide,  Lambeth residential architect and planning guide, Lewisham residential architect and planning guide, Newham residential architect and planning guide, Tower Hamlets residential architect and planning guide, Waltham Forest residential architect and planning guide, Wandsworth residential architect and planning guide, Westminster residential architect and planning guide

We provide architectural services for residential projects in the following London Boroughs:

Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster

Home design residential guides

• Side return extensions
• Rear extensions
• Kitchen extensions
• Roof extensions
• Residential renovations
• Mansard roof extensions
• Contemporary extensions
• Flat extensions
• Garden flat extensions
• House extensions

We specialise in

• Greener homes
• Retrofit and energy efficiency for older and traditional buildings
• Conservation areas
• Listed Buildings
• Homeowner architectural services
• Property developments architectural services

HIDDEN TREASURES

Whether in alcoves or under stairs, secret storage and clever cabinetry help make the most of every inch of valuable space in the London Home, discovers Alexandra Goss.

“Most London homes weren’t built to accommodate the needs of modern life but architects and interior designers are constantly coming up with ingenious solutions to store everything from washing to Wellington boots to wine.

George Omalianakis, director of GOAStudio residential architects (goastudio.co.uk), says the answer to keeping at bay is “creativity, lots of bespoke joinery and an eye for detail”.

Omalianakis advises using natural recesses in period buildings, such as alcoves and between chimney breasts. “Then visualise a straight line across the room that cuts of that ‘hidden’ area and see if the rest of the room is still functional and feels generous”, he says. “It becomes a bit of a Tetris game and you can have lots of fun trying to find what fits where”.”

Read the full article: Hidden Treasures by Alexandra Goss.

BOROUGH SPECIFIC ARCHITECT AND PLANNING GUIDES FOR YOUR HOME PROJECT

Your local Council will have in place design and planning requirements for your home project and you will need to obtain planning approval for a wide range of extensions and alterations to your property.

When you get in touch we will offer you detailed advice about what is likely that your Council will approve and in the meantime we have prepared the following architectural and planning guides that include extracts of the relevant planning policy and examples of our projects in our Borough.

Barnet architects | Planning and design homeowner guide, Camden residential architect and planning guide, Enfield residential architect and planning guide, Hackney residential architect and planning guide, Hammersmith Fulham residential architect and planning guide, Haringey architects | Planning and design homeowner guide and planning guide, Islington residential architect and planning guide, Kensington and Chelsea Conservation architects, residential and planning guide,  Lambeth residential architect and planning guide, Lewisham residential architect and planning guide, Newham residential architect and planning guide, Tower Hamlets residential architect and planning guide, Waltham Forest residential architect and planning guide, Wandsworth residential architect and planning guide, Westminster residential architect and planning guide

We provide architectural services for residential projects in the following London Boroughs:

Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster

Home design residential guides

• Side return extensions
• Rear extensions
• Kitchen extensions
• Roof extensions
• Residential renovations
• Mansard roof extensions
• Contemporary extensions
• Flat extensions
• Garden flat extensions
• House extensions

We specialise in

• Greener homes
• Retrofit and energy efficiency for older and traditional buildings
• Conservation areas
• Listed Buildings
• Homeowner architectural services
• Property developments architectural services

Wraparound extension guide — expert advice on planning the best rear and side addition combination
Create generous additional space for your home with a wraparound extension

By Sarah Warwick
Advice by George Omalianakis

“A wraparound extension is a convenient way to make a home bigger. Wrapping around the building on two sides, building an extension like this can boost space and transform an old-fashioned layout into one that’s much better suited to the way homes are used today.

It’s one of the extension ideas that can make use of redundant outdoor space at the side of a house, as well as some of the area at the rear, and a good design will increase the size of a home without compromising the garden.

Our guide has all the expert advice you need on design, permissions, and build duration if you’re considering one of these space-stretching hybrid extension designs.”

Read more…

George Omalianakis – Architect
George Omalianakis is a chartered architect (RIBA) specialising in extensions to historic and contemporary residential properties across London. He likes to create spaces that blend modern additions with period features and with an overarching focus on environmental design principles. He set up his practice, GOAStudio London residential architecture, in 2009.

Pros of a wraparound extension

New dining space. ‘Or you can make a dining area out of it with a glazed rooflight above to bring daylight across the rest of your kitchen, dining and living area,’ says George Omalianakis of GOAStudio London residential architecture.

Improved views. ‘Wraparound extensions can create a framed view of your rear garden with sliding folding glazed doors pushed back open to allow your interiors to spill outwards,’ says George.

Cons of a wraparound extension

Reduced blending of indoors and out. ‘A wraparound extension creates a very linear interface about what is in and what is out,’ says George Omalianakis. ‘If you want a more organic interaction between your internal and external spaces, you might want to consider the addition of smaller extensions instead. The addition of a side plus a separate rear extension for example will allow the creation of a planter, pond or rock garden right next to an internal place (a bench seating area?) or allow your dining space pushed back into the garden to be surrounded by the garden on two sides.’

BOROUGH SPECIFIC ARCHITECT AND PLANNING GUIDES FOR YOUR HOME PROJECT

Your local Council will have in place design and planning requirements for your home project and you will need to obtain planning approval for a wide range of extensions and alterations to your property.

When you get in touch we will offer you detailed advice about what is likely that your Council will approve and in the meantime we have prepared the following architectural and planning guides that include extracts of the relevant planning policy and examples of our projects in our Borough.

Barnet architects | Planning and design homeowner guide, Camden residential architect and planning guide, Enfield residential architect and planning guide, Hackney residential architect and planning guide, Hammersmith Fulham residential architect and planning guide, Haringey architects | Planning and design homeowner guide and planning guide, Islington residential architect and planning guide, Kensington and Chelsea Conservation architects, residential and planning guide,  Lambeth residential architect and planning guide, Lewisham residential architect and planning guide, Newham residential architect and planning guide, Tower Hamlets residential architect and planning guide, Waltham Forest residential architect and planning guide, Wandsworth residential architect and planning guide, Westminster residential architect and planning guide

We provide architectural services for residential projects in the following London Boroughs:

Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster

Home design residential guides

• Side return extensions
• Rear extensions
• Kitchen extensions
• Roof extensions
• Residential renovations
• Mansard roof extensions
• Contemporary extensions
• Flat extensions
• Garden flat extensions
• House extensions

We specialise in

• Greener homes
• Retrofit and energy efficiency for older and traditional buildings
• Conservation areas
• Listed Buildings
• Homeowner architectural services
• Property developments architectural services

9 things I wish I’d known before buying a listed building

Choosing a grade II listed cottage in need of renovation brought complications I didn’t anticipate. This is what I wish I’d known to make the project a smoother one

By Sarah Warwick
Advice by George Omalianakis

“I’ve lived in a number of different homes now, but I’ve chosen each for practical reasons – with one exception. The home I chose with my heart rather than my head was a grade II listed cottage in need of renovation.

It still had plenty of the usual benefits of buying a house like a great location, good transport links, and proximity to family but in falling in love with a home I set aside thoughts about the extra complications that arise with a listed property.

I have no regrets about the purchase, but it was a steep learning curve and with more savvy beforehand I could have planned and budgeted better. What should I have known? That’s what I’m sharing here, so you can prepare yourself if you’re considering buying a listed building.”

Read the full article

9 things I wish I’d known before buying a listed building
Choosing a grade II listed cottage in need of renovation brought complications I didn’t anticipate. This is what I wish I’d known to make the project a smoother one

By Sarah Warwick
Advice by George Omalianakis

George Omalianakis – Architect
George Omalianakis is a chartered architect and RIBA conservation registrant, a specialism in historic buildings and conservation areas. He has a level 3 award in energy efficiency for older and traditional buildings. He set up his practice, GOAStudio London residential architecture, in 2009.

Insulating windows is complicated

I didn’t expect to double glaze my listed home, but hadn’t realised that some alternatives can be clunky.

“The installation of double glazing is only possible when you look to replace windows that do not contribute to the significance and special interest of the building, and windows that are not significant themselves,” explains architect George Omalianakis of GOAStudio residential architects.

“You will find conservation officers with different opinions about what might be acceptable even when it comes to properties of similar historic significance,” he says.

I learned that there are things that will improve energy efficiency, however. “Draftproofing is acceptable in most cases and this is a quick win,” says George.

“Secondary glazing installation, ie the addition of a thin and openable window frame alongside the existing windows, tends to be acceptable too in conservation terms; however, it might not be the most practical or elegant solution,” he says.

“If you need to retain the existing window frames, and assuming that the existing glazing itself is not of historic importance, then you can consider the installation of slim-profile or vacuum double glazing,” he adds.

Insulation can be improved

I thought I wouldn’t be able to do much to improve the insulation in my home, but there are measures you can take to reduce energy bills.

“Carefully installed and specified loft insulation is generally acceptable between and over the ceiling joists,” explains George Omalianakis. “As long as this does not result in the loss of historic plasterwork or roof structure, you might also be able to insulate over or under the plane of your pitched roof.”

“External wall insulation tends to be a no-no for most listed homes,” he notes. “This is because external wall insulation covers the external walls like a blanket cover and this results in loss of features, detailing, and the building’s special character.

”Internal wall insulation is an option for homes with solid brick walls and this is something that can be acceptable in some cases – rarely though. This is because of the fact that the richness of original interiors, finishes, cornices, joinery and plasterwork, will all be compromised with the introduction of a thick layer of internal wall insulation. It is only when such features have been lost or been compromised that the opportunity presents itself to insulate these internal wall surfaces.

“The installation of insulation within external (often timber frame walls) can be acceptable in some cases, and do not forget insulating the floors too especially if you have a suspended timber ground floor.

“Always use permeable (breathable) materials, seek professional specialist advice, and apply to obtain listed building consent before you carry out any building works to your listed home,” he adds.

BOROUGH SPECIFIC ARCHITECT AND PLANNING GUIDES FOR YOUR HOME PROJECT

Your local Council will have in place design and planning requirements for your home project and you will need to obtain planning approval for a wide range of extensions and alterations to your property.

When you get in touch we will offer you detailed advice about what is likely that your Council will approve and in the meantime we have prepared the following architectural and planning guides that include extracts of the relevant planning policy and examples of our projects in our Borough.

Barnet architects | Planning and design homeowner guide, Camden residential architect and planning guide, Enfield residential architect and planning guide, Hackney residential architect and planning guide, Hammersmith Fulham residential architect and planning guide, Haringey architects | Planning and design homeowner guide and planning guide, Islington residential architect and planning guide, Kensington and Chelsea Conservation architects, residential and planning guide,  Lambeth residential architect and planning guide, Lewisham residential architect and planning guide, Newham residential architect and planning guide, Tower Hamlets residential architect and planning guide, Waltham Forest residential architect and planning guide, Wandsworth residential architect and planning guide, Westminster residential architect and planning guide

We provide architectural services for residential projects in the following London Boroughs:

Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster

Home design residential guides

• Side return extensions
• Rear extensions
• Kitchen extensions
• Roof extensions
• Residential renovations
• Mansard roof extensions
• Contemporary extensions
• Flat extensions
• Garden flat extensions
• House extensions

We specialise in

• Greener homes
• Retrofit and energy efficiency for older and traditional buildings
• Conservation areas
• Listed Buildings
• Homeowner architectural services
• Property developments architectural services

Should I extend my kitchen? Pros, cons and the alternatives to consider, according to design experts
If you’re thinking about a kitchen extension, our expert guide will help you weigh up whether it’s the best choice for your home.

By Sarah Warwick
Design advice by George Omalianakis

Extending a kitchen is a tempting project. A larger room could create additional storage, boost cooking and preparation space, and even make room for dining. It might also be an opportunity to introduce more light and a make a better connection to the garden.

But as packed with potential as kitchen extension ideas are, there’s still the question of whether a kitchen extension project is the right one for your home and your lifestyle. If not, there are other ways to improve a kitchen you might consider.

To help you answer the question of whether you should build an extension to house a bigger kitchen, we’ve put together a guide to the advantages and possible downsides, along with the other space-expanding strategies that are on offer.

Read the full article – Should I extend my kitchen? Pros, cons and the alternatives to consider, according to design experts. If you’re thinking about a kitchen extension, our expert guide will help you weigh up whether it’s the best choice for your home. By Sarah Warwick. Design advice by George Omalianakis.

George Omalianakis – Architect
George Omalianakis is a chartered architect (RIBA) specialising in kitchen extensions to historic and contemporary residential properties across London. He likes to create spaces that blend modern additions with period features and with an overarching focus on environment design principles. He set up his practice, GOAStudio London residential architecture, in 2009.

Is a kitchen extension a good idea?

Planning a kitchen extension can be a great project for some homes and it’s often a good addition to a property. ‘Do you want to improve the amount of living space in your home?’ asks George Omalianakis of GOAStudio London residential architecture. ‘Do you want to increase it because your family or work circumstances changed? Are you tired of having to go through small door openings and dark utility rooms to enjoy your garden?

‘To all three questions a kitchen extension is your answer,’ he says. ‘When you move your kitchen to a new extension, through a considered design that takes into account the rest of your home, you free up space across the ground floor. This space can then be re-used and re-arranged to meet your requirements in a way that can maximise what your property can become.’

But it’s not necessarily the right choice for everyone. ‘For very practical reasons, both for yourselves and future owners, you do not want to unbalance the house by either adding too much living space, by not creating enough bedroom space, or by reducing the size of the garden too much,’ says George. ‘It is important to get the balance right.’

Pros of adding a kitchen extension

Light and views. George Omalianakis suggests it could allow ‘a kids’ play area to keep an eye on the kids when you prepare food; sightlines to the sky outside; and long views across your garden’.

BOROUGH SPECIFIC ARCHITECT AND PLANNING GUIDES FOR YOUR HOME PROJECT

Your local Council will have in place design and planning requirements for your home project and you will need to obtain planning approval for a wide range of extensions and alterations to your property.

When you get in touch we will offer you detailed advice about what is likely that your Council will approve and in the meantime we have prepared the following architectural and planning guides that include extracts of the relevant planning policy and examples of our projects in our Borough.

Barnet architects | Planning and design homeowner guide, Camden residential architect and planning guide, Enfield residential architect and planning guide, Hackney residential architect and planning guide, Hammersmith Fulham residential architect and planning guide, Haringey architects | Planning and design homeowner guide and planning guide, Islington residential architect and planning guide, Kensington and Chelsea Conservation architects, residential and planning guide,  Lambeth residential architect and planning guide, Lewisham residential architect and planning guide, Newham residential architect and planning guide, Tower Hamlets residential architect and planning guide, Waltham Forest residential architect and planning guide, Wandsworth residential architect and planning guide, Westminster residential architect and planning guide

We provide architectural services for residential projects in the following London Boroughs:

Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster

Home design residential guides

• Side return extensions
• Rear extensions
• Kitchen extensions
• Roof extensions
• Residential renovations
• Mansard roof extensions
• Contemporary extensions
• Flat extensions
• Garden flat extensions
• House extensions

We specialise in

• Greener homes
• Retrofit and energy efficiency for older and traditional buildings
• Conservation areas
• Listed Buildings
• Homeowner architectural services
• Property developments architectural services

1. Get the experts in – Do not “Call Saul”.

At the start of your project you will need to be able to “spot a problem before it becomes your problem” so you will need to appoint professionals with the right type of experience, expertise, knowledge and qualifications to help you achieve this.

Period properties are full of potential problems that will escalate if you do not catch them early.
If you can discover a problem early, you give yourself an excellent chance to circumnavigate it during the design development stage and not spending money to deal with it during the construction stage.

Depending on your project requirements you are likely need to expertise of one or more of the following professionals: building surveyor, architect, structural engineer, building services engineer, fire consultant, heritage consultant, damp / timber consultant, and a party wall surveyor.

2. Think long term – Right notes in the right order.

How long do you plan to live in the house? How will your needs change during this period? What parts of the house are currently in need of repair? What is your budget?

Take a step back and allow the answers to these questions to inform your decisions about how to renovate your property and to test if your home is suited to certain types of extensions and alterations.

Whether you do your renovation in a single phase or whether you choose to phase it over several years you still need to play the right notes in the right order, for example:

• Insulate before you install solar panels or before you upgrade your heating system.
• Draft proof before considering changing the single / double glazing to triple glazing.
• Consider the risks and understand the complications of fitting internal wall insulation.

3. Why is your period home significant – The Significant Other.

Period homes are likely to have some level of significance even if only around 2% of them are Listed.

In practical and construction terms there is no difference between a Listed and a non-Listed property. However you need to take a different approach with a Listed building during the design and construction stage and you need to obtain additional approvals.

Your architect and heritage consultant will assess the aesthetic, communal, evidential or historical values of significance of your property and suggest alternatives if your proposed renovation works are harmful to the significance of your property.

4. Your period home is vapour permeable and hygroscopic – What does this mean?

This means that, unlike new homes and modern construction, your period home was originally built with the intention to “breathe”. It absorbs moisture, it releases moisture, constantly and effectively.

The walls and the building fabric of your home will naturally absorb moisture and release that moisture to remove water vapour and allow your home to dry.

This is the invisible, centuries’ old, dynamic equilibrium performed by the fabric of your home and it is important that your renovation works retain this equilibrium to avoid risks of condensation, creation of mould, poor internal air quality that results in health issues.

5. Which part of my period home is vapour permeable? – Straw, sticks and bricks.

This is probably the most common problem when renovating and extending period properties. Get advice on the specific treatments, solutions, and suitable building products for your period home.

Permeability is a variable quality and it tends to apply to traditional bricks, building stonework, mortars, renders and plasters, unglazed tiles, cob / earth building elements, lime washes, and other traditional finishes.

Timber, reed and thatch tend to be very permeable at the end grain and less so to the sides.

When renovating you need to use materials and techniques that are compatible with the fabric of your home otherwise you may encounter moisture issues down the line.

BOROUGH SPECIFIC ARCHITECT AND PLANNING GUIDES FOR YOUR HOME PROJECT

Your local Council will have in place design and planning requirements for your home project and you will need to obtain planning approval for a wide range of extensions and alterations to your property.

When you get in touch we will offer you detailed advice about what is likely that your Council will approve and in the meantime we have prepared the following architectural and planning guides that include extracts of the relevant planning policy and examples of our projects in our Borough.

Barnet architects | Planning and design homeowner guide, Camden residential architect and planning guide, Enfield residential architect and planning guide, Hackney residential architect and planning guide, Hammersmith Fulham residential architect and planning guide, Haringey architects | Planning and design homeowner guide and planning guide, Islington residential architect and planning guide, Kensington and Chelsea Conservation architects, residential and planning guide,  Lambeth residential architect and planning guide, Lewisham residential architect and planning guide, Newham residential architect and planning guide, Tower Hamlets residential architect and planning guide, Waltham Forest residential architect and planning guide, Wandsworth residential architect and planning guide, Westminster residential architect and planning guide

We provide architectural services for residential projects in the following London Boroughs:

Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster

Home design residential guides

• Side return extensions
• Rear extensions
• Kitchen extensions
• Roof extensions
• Residential renovations
• Mansard roof extensions
• Contemporary extensions
• Flat extensions
• Garden flat extensions
• House extensions

We specialise in

• Greener homes
• Retrofit and energy efficiency for older and traditional buildings
• Conservation areas
• Listed Buildings
• Homeowner architectural services
• Property developments architectural services