What would be the first steps in for a house extension - do you go to the council first for planning permission, get an architect, or maybe a builder who draws plans.

Got a good idea of what I want but no idea where or what to do first? please HELP!!!!!!!!!!

You could call your local planning department, to find out how they might view it first - it would depend upon how efficient/consistent your local council is (ours isnt :rolleyes:)

Otherwise, talk to local builder - but only to one who has been used before by someone who can recommend him :D

Once you start talking to architects/surveyors, like solicitors, they charge by the hour - and you need to know what you want is feasible before incurring their costs - although I would use an architect if it is a large extension!

Margot

Thank you. I will talk to the council thought that may be the first stop.

The council may give an opinion on the extension, depends very much on the individual planning officers, but you will still need to use an architect to draw up plans for you. It makes sense to use an architect who is used to your local planning dept because they all have their little foibles.  You can use a builder to draw up the plans, but then that ties you to a particular builder, whereas you should try to get a few quotes, all based on the same plans. A lot will depend on the size of your project.

We completed a single storey extension this year with internal alterations, and we had a couple of architects visit first to talk through our plans . This initial visit didn't cost us anything, so no charge if you don't go ahead. The plans cost us about £900, excluding planning fees, but unfortunately you can't really manage without them, as they are also the working drawings for the builders.
There are a lot more regulations to comply with now - we had to have a radon check ( even though we are not in an affected area) and you may need an energy audit on the total property, depending on the window area of your extension, but again the architect advised on this.

As for builders,  try to use a builder who comes personally recommended and when asking for quotes, try to give as much detail as possible in the form of a schedule of works, in addition to the plans ( which are mainly structural). That way you are less likely to be hit by the dreaded extras. 

Anything else you need to know, just ask ;) :0

Architects will often give an hour or so of their time discussing a project for free.  I think soliciors offer a similar service but of course check with them first, you don't want any surprises :) But definately start with the Planning people who, in my experience, are enormously helpful and will call out to site for free.  Once you have discussed things with a builder you don't necessarily need an architect sometimes it only needs someone competent to draw up plans.  Your builder should be able to guide you on that and it is helpful, I think, to use someone he is used to working with be it just a draftsman or an architect.

Hi

When I got my loft done I had no idea. A builder was recomended to me and he came out looked at the job. He knew what was needed and also recomended an architect he had used before.  He really was a big help

Wendy

Thank you all very very helpful.

Being as my OH is a builder may I suggest that you get some idea of what you want before you approach a builder. They cannot price a project without plans. You need planning permission and building regulations before you start any building. Go to a builder whose work you can see, your homework to ask about and look at as much as you can that they have done, go and enquire at houses where you can see which builder is working there and ask the occupiers if they are happy!
Don't pay any money up front, if a builder said he needs materials then you order them and pay for them and have them delivered to your site. A good builder should be able to make a start without you paying out up front. You will probably be expected to make staged payments at the end of each month or so, don't pay up front! you may find your builder dissapears into the night with your money.
Try to make sure they have served an apprentiship and know what they are doing, and watch the big firms, they often send out apprentises to do the work, I know they have to learn but you may end up paying for there mistakes, they should be supervised at all times. Check your builder has good insurance cover, third party, indemnity and all risks, it may cost more to get it right but in the long run it is better for you.
Good Luck, oh and by the way the good ones are worth waiting for and the best price is not always the cheepest but should be the most detailed estimate so you know whats included, less of the dreaded "EXTRAS" that way

Thank you very much lots of tips and information for the novice (ie me) there thank you very very much.