This project consisted of building a two storey rear extension to enlarge the kitchen and creating a new en suite bedroom.
As with any major build, the client instructed an architect and they in turn a structural engineer to put together a full set of planning and building drawings. Being within Elmbridge Council, the planning application was simple and the outcome favourable, within the usual six week expected time frame.
We started the project in the spring, always a good idea as the ground is not too hard and the weather was warming up a bit.
After a drain survey from Thames Water, it was established what was required to re-design the drainage requirements. We had to move a man hole, run new water and waste for kitchen and new bathroom, as well as the utility.
While we are on plumbing, I will mention that they opted for a “wet” under floor heating system. That is, a piped system carrying water, connected to the boiler. Effectively, it is a giant radiator under the floor. It is more expensive to install than an electric system but is far more efficient to run in the long term. We did install the electric heating matt in the upstairs bathroom as with the smaller areas it makes more sense. I always tell clients that electric under floor heating in bathrooms isn’t so much for heating the room as it is a luxury comfort feature for taking the chill out of the tiled floor. It is far more efficient to heat the room with a heated towel rail or radiator.
As is often the case, the existing kitchen floor was uneven, old timber so we removed that to install a full concrete base and screed to lay the under floor heating system in. Having two different sub floor structures makes for uneven heat distribution.
The clients opted for a hand made kitchen and quartz work tops. Both were installed by the suppliers after we had first fixed all the plumbing and waste. Again this is fairly normal as bespoke kitchens are better fitted by the supplier as they know them better. Same goes for the high end work tops. We installed a fairly elaborate lighting system including ceiling spot lights, under unit lights, plinth lighting and various feature lights throughout. All app controlled as is often the way now.
The new bedroom and ensuite bathroom was a fantastic addition. Not only giving them the space they really needed, but a dash of luxury too! All safe in the knowledge that by adding a fourth master bedroom with bathroom, they were adding value as well.
The bathroom was built as a wet room with integrated tiled floor and fixed, glass shower screen. As we were building the walls from scratch using structural timber and board, we were able to create recessed “niches” in the wall of the shower area. Useful for shampoo bottles etc. Again there was some extensive feature lighting in the niche, ceiling and under the toilet. The room was tiled in an expensive looking marble finish but actually the tiles were porcelain. More hard wearing and cheaper than marble, it is now commonplace.
As the house was in a conservation area, planning were quite strict on the external look of the extension. We had to use specialist conservation Velux windows and planning were quite stringent on the finish of the tiles and brick. Obviously this does cost a bot more but the overall effect was extremely pleasing to the eye of not the wallet!
All internal wall finishing was a basic plaster finish, or “skim coat.” Unless you are doing it your self to save money, never use maligning paper to get the finish as it will never last as long as a painted plaster finish. Always ask your decorator about the latest paints as there are always new products coming to market. It is a common myth that decorators will want to save money by buying cheap paint. As a general rule, the cheaper the paint, the more coats you will have to apply, so it makes no sense to try and cut corners. There is even a new paint out now called Dulux Fast Matt, that you can paint directly on to new plaster. Very good opacity and very few coats therefore, required!
As with most building companies, the carpets and furnishings were left to the client to source but do always consider the finishing within your budget. Same goes for the glazing: bi-fold or sliding doors can be very expensive bit are often the key part of the build.
As is often the case with a project such as this, there was some fairly extensive landscaping carried out after the build. It is always good to be considering the often very expensive work of landscaping, but never at the expense of the main build! Better to wait for the dream garden than to compromise on the house. Remember, this is Surrey/South West London, not Malibu!
They chose a limestone slab for the terrace that we recommended. What people often don’t consider, is the installation cost fo certain materials. Limestone is far easier to cut than, say a similar thickness of porcelain. If you choose the thinner porcelain (10MM) then you have to create a more expensive concrete base for them. Always ask you builder/landscaper what the different installation costs will be before ordering slabs or stones.
The client decide on natural grab rather than the auto turf. A little more maintenance maybe, but better for the planet!
All in all, an extremely successful project. Clients were thrilled with the outcome. There was minimal overspend, just a few additions form the client, and all finished within the projected time frame. Final tip, always be honest with you builder about your expectations of time frame, and ask them to be the same!
42 Hurst Rd, Molesey,
East Molesey KT8 9AG,
United Kingdom
Phone: +447947040890