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You won't neccesarily need planning permission, you can build an extension up to certain percentage of the existing ground floorspace without needing planning permission. You will need building consent/control which will check you/your builder are adhering to the correct spec of foundations, construction methods, insulation, plumbing, waste water dispoal etc.
I wouldn't know where to look for builder, I do my own building work. I would suggest maybe word of mouth and local builders who are known and who's work you can see examples of.
Get your plans done first. A builder might have a tame architect but it doesn’t hurt to look for your own. Look for an architect that can give you some ideas: ours came up with some good things we hadn’t thought about. A good architect will have a decent relationship with the local Planning people and Building Control and will know what they look for in the plans, so should be able to avoid multiple applications.
We found a builder through Checkatrade and asked for some references and to look at work he’d done previously. Look for tradesmen that have a lot of feedback over a decent period of time, rather than lots of 5 star reviews in the last few months (it’s relatively easy to fix the ratings if you have enough friends/family to submit the reviews.) Good builders tend to be booked up in advance, so be prepared to wait a while; I’d be quite suspicious of one that can start immediately. With both builder and architect, it’s usually far better if you can find someone via personal recommendation
You will get lots of mess. It can’t be helped but it is a pain. Kitchens are also one of the worst rooms to do because you obviously lose cooking facilities (and possibly your washing machine). We managed with a microwave and an electric ring rigged up in another room but it’s limited what you can cook. You’ll get fed up with takeaways fairly quickly.
Be careful on your our choice of kitchen units. Stuff from B&Q, Homebase etc looks temptingly cheap but a lot of it is imported... which is fine until you find there are broken parts or bits missing and it takes weeks or months to get replacements. Much better to go with a supplier that keeps actual stock, we used Howdens but there are several others. Ikea does decent units too and they keep everything in stock, definitely worth a look.
I have a neighbour in dispute with a builder over a kitchen extension. They made a number of basic errors including not having a proper contract. A friend of mine is a QS and he tells some frightening stories about dodgy builders and poor design/planning leading to costs escalating.
Remember, it's easier to criticise than create!
Trading feedback: http://www.thefretboard.co.uk/discussion/72424/
For builders try and get someone in that has worked with friends or family before, so you have a good reference.
Get an Architect
Quantity Surveyor
Party wall Surveyor (if there is any Party wall issue )
Project Manager
HSE consultant
Then there will be no money left to pay a builder so you will definitely save on building costs in the long run
Even if it is within the distance for PD there are other aspects of the design which might mean you need to submit a householder planning application.
I run an architectural design business an I never give clients advice on PD v Planning as you will not know unless you speak to the local authority.
Check before you build!
Think about the costs before you go too far. You could probably expect:
Over £2k in architect, planning and BC fees.
£30-40k for the building work
£10-20k for a reasonable kitchen
The first step is to get an architect on board. Just like builders - approach 2 or 3, meet with them, get their service and fees explained and try and get as much out the initial meeting as possible.
Make sure they design what you want and don’t be afraid to say you don’t like it or make suggestions on what you want to have.
Dont even think about builders yet!
This. Whoever gave @Dominic a lol is a twat ...
If you use a local QS (Quantity Surveyors) they will handle everything bar the architectural work and building - they can help find an architect and a builder and do the necessary.
And get a contract. A QS can do that.
Remember, it's easier to criticise than create!
I have seen so many projects where the professional fees outweigh the build cost and heard so many clients rationalise at the end that it would have been considerably cheaper if the builder had ripped them off for £25k
A QS will do all the things you mention and be able to propose a JCT (small works )contract 2010 edition either with or without Design Portion as appropriate to the related "Scope of Works " together with a payment valuation schedule and suitable retainer agreement with an interfaced Defects Liability Period.
They will also be able to value the project; propose a schedule for tender pricing and advise on tender invitation and Treat.
That is how the commercial world works.None of that expertise comes for free.
Back in the real world of a little single storey kitchen extension grown out of a conservatory the costs of properly indemnified professional cost will outweigh the overall project value viability.Bizarrely in Europe .......,Spain,Germany, Switzerland and even Italy people wouldn't consider as much as swapping out the fridge without getting an Architect /Technician to draw it and consult/supervise but the British and French have an aversion to paying for this kind of professional advice and tend to devalue it.
In reality ,a good traditional family building firm with a local reputation and works to show will make a perfectly decent job of the whole thing on the basis of an initial annotated drawing.
The other thing that makes me laugh is how people think that getting firms to tender for piddly little projects is a winning approach..........believe me, nobody wants to be in a race to the bottom and anybody can work for nothing......you will get the best prices from those with the least work or demand for their service and you will get the service and workmanship that goes with it together with the cost saving,substitutions,shoddiness and arguments over "extras" and other bad feeling that accompanies it and allows them to escape the contract breaking even.
I have never yet seen the QS that wins an argument with a half reasonable builder but I have seen a clients QS and the contractors QS on a commercial project settle a disagreement on £100,000 worth of extra items over a game of table -tennis !
A reasonable kitchen can be had for a couple of grand, 10k should be mega hi spec and top quality, 20k should mean you're the ruler of a country.
I don’t see how you could get a reasonable kitchen (fitted) for two grand. Again in my experience it costs anywhere between £1k and £2k just to fit one!
Basic appliances at ~ £200 each comes in at a grand...
A stone marble or quartz worktop will be at least a couple of grand...
And if you are doing a kitchen extension then typically you will be enlarging so buying more units and spending more.
I don’t think my £10-20k comment is wildly out...