Most people planning an extension spend a lot of time thinking about the visible parts of the project – the kitchen or the feature glazing for example. However, some of the most important construction decisions happen underground when you design and install your extension's drainage system.

For most extension projects, there’s a risk that when diggers arrive and trenches are opened, an existing drain could suddenly appear exactly where the new structure needs to be built. Work then stalls before the first block has even been laid. This scenario is not unusual, but it is entirely manageable with a bit of early planning.

In this article, our build expert Mark Stevenson explains the steps you need to take to get your extension drainage right.

Why drainage catches people out

The problem is that drainage sits largely out of sight, and once installed it disappears beneath patios and floors where nobody thinks about it again. Rear extensions typically sit exactly where drainage is already installed, as kitchens, bathrooms and their waste pipes tend to be located along the rear wall.

If neighbouring houses have a similar layout, the drainage may also pass through several gardens before reaching the street. This compounds the problem, and results in the extension foundations clashing with the drainage layout.

If a pipe needs diverting, the drainage system will need to be redesigned before installation can proceed. In some cases, approval is also needed from the local sewerage authority. None of this is unusual, but it does introduce additional time and drainage costs that self builders rarely anticipate.

Depending on the complexity of the drainage run, and whether approvals are required for diversion work, it’s quite common for this element alone to add around £2,000 to the cost of an extension project.

Drainage systems to know about

Every house has two types of drainage systems, which in older properties could be combined.

The first deals with foul water drainage – the wastewater from toilets, sinks, showers and washing machines. This water normally flows through underground pipes and eventually connects to the public sewer network, or some kind of cess pit or treatment plant.

The second system handles surface water drainage. This is rainwater collected from roofs, gutters, patios and driveway drainage. Depending on the location, it may discharge to a surface water sewer, a nearby watercourse, or into a soakaway within the property.

Combined systems are those where both the surface water and foul water share the same pipe. They were effectively phased out many decades ago, as the regulations gradually evolved to require separate systems for new buildings. This means that they’ll only be found on older properties.

Drainage regulations and inspections

The design and installation of drainage systems for extensions is governed by Approved Document Part H of the Building Regulations, which deals with drainage and waste disposal.

Whilst the document contains plenty of technical detail, the principles behind it are fairly straightforward. Pipes must be laid with a consistent gradient so that water flows naturally away from the building. Inspection chambers must be positioned so the system can be accessed if a blockage occurs. And surface water must be directed away from the structure so that rainwater doesn’t accumulate around the foundations.

Building control inspectors pay close attention to drainage installations because drainage problems can cause serious structural problems, contamination and even public health concerns.

Drainage is therefore a key inspection for inspectors. Before trenches are backfilled and the drain covered over, they’ll check pipe gradients, jointing and bedding materials, and confirm that inspection chambers are positioned correctly, with appropriate access for maintenance purposes. They’ll also examine the system for any issues such as leaks, using either an air pressure or a water test.

If the drainage is to be built over, this check is vital because once the system is buried beneath concrete or floor slabs, correcting any mistakes becomes significantly more difficult.

Working around existing drainage

A common complication for extension projects is when an existing drain sits directly beneath the proposed footprint. If that pipe serves only the property being extended, it can usually be diverted around the extension, before reconnecting to the existing system.

Things become more complicated when the drain serves neighbouring houses as well. In this situation the pipe is often classified as a public sewer, even if it runs through a private garden. Building over, or diverting a public sewer requires permission from the local water authority through something known as a build-over agreement.

Water companies such as Thames Water or Anglian Water will review the proposed extension and drainage design to ensure the sewer remains accessible for maintenance. In some cases, they allow the structure to be built over the pipe with additional protection. In others they require the drain to be diverted completely outside the building footprint. Applications can take several weeks to process, and the diversion work itself will take extra time to complete before it can be inspected and signed off.

Rainwater drainage when building an extension

The requirements for rainwater drainage have changed significantly in recent years, particularly around new building work.

Historically, most rainwater from roofs and paved areas simply flowed into the nearest sewer. But as towns have expanded and gardens paved over, these sewer systems have struggled to cope during heavy rainfall so simply buying guttering from sites like Amazon is no longer sufficient. As a result, planning policy and environmental guidance increasingly require Sustainable Drainage Systems, usually referred to as SuDS.

The idea behind sustainable drainage is rather than sending all rainwater straight into the sewer network, it is managed on site, wherever possible. Water is slowed down, stored temporarily, or allowed to soak naturally into the ground. Whilst SuDS is often associated with large housing developments, the principles are gradually influencing smaller projects, including extensions.

Soakaways and natural drainage

A common SuDS features is the soakaway. A soakaway is essentially an underground chamber designed to collect rainwater and allow it to disperse gradually into the surrounding soil. Modern soakaways are typically built using modular plastic crates wrapped in permeable membrane, creating a large void space that temporarily stores water during heavy rainfall.

The effectiveness of a soakaway depends largely on the ground conditions it's installed in. In sandy soils water disperses quickly, but in clay soils drainage can be much slower. In soils with poor percolation properties, soakaways may need to be larger to cope with heavy rainfall. Building Regulations also specify that soakaways should normally be located at least five metres away from building in order to prevent water saturation of foundations and structural movement.

Shop soakaways

Levels and gradients

Drainage doesn’t only involve underground pipes. The way patios, driveways and landscaping are designed around the extension also plays an important role in site drainage.

External paving should always fall away from the building so that rainwater naturally drains towards the garden, rather than back towards the wall. It’s a small detail, but an important one as water that might collect around a threshold could find its way into the building.

Permeable paving can also help in some situations. Materials such as resin-bound gravel, which you can buy easily on Amazon, or permeable block paving allows water to drain through the surface, rather than running directly into gullies or drains. These materials aren’t essential on every project, but they are a great solution where site levels are challenging.

Designing your extension drainage

One of the simplest ways to avoid drainage problems is to investigate existing services before finalising the extension design. Drainage designs that look perfectly workable on drawings, sometimes become awkward once real site levels are considered.

A water and drainage search will normally reveal whether public sewers cross the property. Whilst these searches don’t show every pipe in perfect detail, they provide a useful starting point about where services may lie. It’s also essential to check that the installation on site matches the existing drainage survey drawings. This can be done by lifting existing manhole covers and observing the direction of pipe runs to establish how the drainage system is arranged.

Depending on what the investigation uncovers, small adjustments to the extension footprint can sometimes avoid the need for major diversion works. For example, moving a wall slightly or adjusting the position of foundations can keep the new structure clear of existing pipes.

If the design isn’t carefully planned, you could end up with construction problems and unacceptable compromises. For example, an inspection cover is right where you might want the kitchen island to go. It’s also worth noting that resolving these details during the design stage is far easier than dealing with them once excavation has begun.

Most drainage systems rely entirely on gravity. For this reason, every pipe run must be installed with a suitable gradient. Too little fall and waste water moves slowly, increasing the risk of blockages. Too steep and liquids run ahead of solids, which can leave material behind in the pipe.

Approved Document Part H provides recommended gradients depending on pipe diameter, but the practical challenge is often coordinating those falls with fixed floor levels and foundation depths.

When drainage systems are designed and installed properly, they tend to disappear into the background, wastewater flows away, rainwater disperses quickly, and the drainage system continues working without anyone giving it a second thought.

But when drainage is rushed, or poorly coordinated during construction, the drainage problems tend to appear long after the builders have left. Persistent damp around the building, slow drainage or recurring blockages are often signs that something underground hasn’t been installed quite correctly.

Fixing those problems later is rarely straightforward, so in my opinion, it’s always worth the extra investment to investigate early, design drainage carefully and coordinate installation properly with the site conditions, foundation positions and whatever your specific plot might present.

A common question that I’m asked when someone is thinking about a kitchen extension is how long it’s all going to take. Usually this inquiry is followed by whether it will be finished for Christmas.

The honest answer is that a kitchen extension nearly always takes longer than people expect, but when it’s planned properly, the timescales are far more predictable than their reputation suggests.

What catches people out is that the physical building work is only part of the story. By the time a builder turns up, most of the important decisions should already have been made, with orders placed and approvals sorted. Miss this preparation work and the build will struggle to get off the ground whilst everyone waits for drawings, approvals and materials. Get the preparation right, and the whole process feels much more under control, even when construction starts and the inevitable disruption kicks in.

Phase one: Before you start your kitchen extension

Before a single brick can be laid, there’s a surprisingly long runway called the pre-start phase. This phase is often underestimated, partly because it doesn’t feel like “doing the build”, but it’s also the part that has the biggest influence on how smoothly the build phase will run.

1. Concept work (at least 2 weeks)

The very first step is usually a short burst of concept work. This might be as simple as sketching ideas over the kitchen table, pulling together inspiration and having some honest conversations about budget and priorities.

In many cases this takes a couple of weeks, not because the work itself is slow, but because decisions need to be made which often need to be slept on. Rushing this stage often leads to expensive changes later, particularly when people haven’t fully thought through how the new kitchen design will work when it’s finished.

2. Designing a kitchen extension (two to four weeks)

Once the concept is agreed, the design then needs to be finalised. Whether you’re working with an architect, a designer or a design-and-build contractor, this stage is about turning ideas into a technical design that can be priced, and then built out.

Layouts are fixed, structural openings agreed, glazing sized and kitchen layout ideas finalised. At the same time, choices around cabinetry, worktops and appliances need to be made. Allow two to four weeks here if decisions can be made promptly, but be aware that indecision can easily stretch this out.

3. Ordering materials and booking trades (at least eight weeks)

The longest wait in the entire process often comes next – ordering materials and booking trades. Bespoke kitchen cabinetry, high end kitchen appliances and specialist glazing can have lead times of eight to ten weeks, and sometimes even longer.

Good kitchen fitters, electricians and plumbers are also booked well in advance, particularly in busy areas or ahead of peak seasons. This is where even well planned projects can stall if orders weren’t placed early enough.

4. Permissions and regulations (at least eight weeks)

Planning permission and building control sit alongside all of this. Some kitchen extensions fall under permitted development, others don’t, and structural changes always need building control approval regardless.

Even where planning isn’t required, structural calculations, drainage proposals and insulation details all need to be set out and agreed. Local authority timescales vary, and whilst building control is usually pragmatic, they won’t rush because a homeowner has booked a kitchen delivery.

In terms of how long planning permission takes, expect to factor in at least eight weeks.

Phase two: Building your kitchen extension

Once everything is in place, the building work for your kitchen extension ideas can begin. The early days are usually the messiest, as demolition and site clearance get underway. Existing doors, windows or walls come out, and as the site is prepared the garden often looks worse for wear.

This part can be quick, and sometimes just a few days. But it’s also the stage where neighbours tend to notice what’s going on, so good communication helps.

1. Your kitchen extension's foundations and drainage (at least two weeks)

Extension foundations and drainage are next, which is where ground conditions start to influence the timeline. Straightforward trench foundations can be dug and poured within a week, but unexpected drainage diversions, poor ground conditions or deeper foundations can slow things down.

This is also a key point where inspections are required. Concrete can’t be poured until the excavations have been inspected. If your inspector is busy, this can mean a short pause before concreting can proceed.

The actual pouring of concrete can take around a week, but factor in at least a week of delays.

2. Building your kitchen extension's walls and roof (at least four weeks)

Once the foundations are poured, the superstructure progresses quickly. Medium sized brick and block builds might take a couple of weeks to get up to wall plate level, while faster build systems such as timber frame or SIPs can shorten this significantly.

Roof construction and roof coverings follow, and getting the extension watertight is a key milestone. This should take another couple of weeks and until watertight has been achieved, progress inside should be on hold to avoid damage from the weather.

3. First fix electrical and plumbing work (from two days to six weeks)

With the shell complete, attention turns to making good and first fix operations. Openings are formed, and new windows and doors go in. Electricians and plumbers also get started by running their cables and pipework before the walls are closed up.

The time this stage takes varies hugely depending on the specification and complexity of the build. It could be as quick as two days for a basic kitchen extension but if the kitchen layout is ambitious, or includes kitchen islands, bifolds, underfloor heating or lots of integrated appliances, extra time is needed, potentially up to six weeks. Don’t forget, first fixing is a key inspection stage so you'll also need to call in the building control inspector.

4. Plastering and screed (at least two weeks)

Plastering and screeding marks the end of the first fix phase, and is the moment where patience pays off. Freshly poured floors and new plaster needs time to dry, especially in cooler months, or where underfloor heating isn’t yet operational.

Rushing ahead with paint or tiling can lead to problems, so take your time. A few extra days here will avoid remedial work later. This will take at least two weeks, depending on the size of your kitchen extension, as well as if it is a open plan kitchen extension or separated off into different rooms.

Phase three: Fitting out your kitchen extension

Once the structure is complete and reasonably dry, the focus shifts to the kitchen itself. This is an exciting stage, but one where sequencing becomes critical.

Before any new kitchens units can be fitted, the room must be properly prepared. Floors levelled, walls checked, and plumbing and electrical services installed to suit the kitchen design. This prep work only takes a day or two, but if something's not quite right, skipping it will become a false economy.

1. Fitting your kitchen units (at least two days)

Kitchen fitting is often quicker than people expect. A competent installer with everything on site can usually install base and wall units in two or three days.

Problems tend to arise not from the fitting itself, but from missing components or last-minute changes. Checking deliveries and not changing your mind is therefore vital to keep things on track.

2. Fitting new kitchen worktops (at least ten days)

Kitchen worktops introduce a built-in pause. Solid stone and quartz worktops can only be templated once the base units are fixed in place. Templating is usually quick, but fabrication can take ten days or so, and sometimes longer during busy periods.

This is normal and needs to be factored into the overall programme. If laminate worktops are specified, these can be installed straight after the cabinetry, so the timeline here is much quicker.

3. Second fix kitchen electrics and plumbing (two days to two weeks)

Once the worktops are installed, the second fix phase can continue. Appliances installed and connected, sinks and taps plumbed in, electrics completed and tested, and any remaining tiling finished.

This stage can take anywhere from a few days to a couple of weeks, depending on how available the trades are. Building control will also want to make their final inspection, so book this in and let everyone know when it’s happening.

4. Decorating your kitchen extension

The final touches are what turns a building site into a beautiful living space. Decorating, kitchen flooring and snagging all happen here, and whilst these jobs are individually small, they still need time to complete. Trying to rush to meet an arbitrary deadline often results in poor quality so don’t do it – patience is advised.

When to start

If there’s one piece of advice that I give quite often, it's to work backwards from when you want the kitchen finished, not when you want builders to start. For anyone hoping to be cooking Christmas dinner in a new kitchen, an August or early September start on site is usually the sweet spot. Add in the pre-start phase, and for the average kitchen extension the likely project timeline is going to take around six months to complete. This might mean that the summer holidays have to go on hold whilst the pre-start phase is done properly.

Trying to squeeze a kitchen extension into a tighter window is possible, but it relies on everything going right, from design sign-offs to planning approvals and supplier lead times. In my experience, the projects that feel less stressful are those that are well planned, with breathing space built in, and trades who are lined up well in advance.

With a bit of good planning, the whole build will be better organised so trades can get their work done quickly. By starting early, even the jeopardy of a Christmas deadline won’t become a regrettable experience.

Making sure you properly budget your kitchen extension costs will ensure your kitchen extension timeline stays on track and doesn't cause any delays. Underestimating whether you have enough funds is a common kitchen design mistake, so avoiding this by ensuring you don't overstretch yourself is important.

If you're creating a new structural opening in your home, whether through building an extension or creating a more open-plan interior, you'll likely hear the term RSJ costs.

An RSJ (rolled steel joist) is a steel beam that is essential to the structural integrity of your home. Designed to support any load from above – be this wall, ceiling or another storey – it has an I or H-shaped cross section.

However, unlike some elements of your build, where you can estimate costs online, looking for RSJ costs on the internet is certainly not the advised route to take. While it's easy to assume you know the length of the opening and can therefore find a beam that fits, it's a far more complex calculation that can lead to serious consequences if you get it wrong.

What is the correct term for an RSJ?

In case you're wondering if this article applies to you when your builder or architect discuss steel beams, it's worth understanding that despite "RSJ" being a popular term in the trade, it's not actually the correct one.

"Many homeowners still refer to steel beams as “RSJs”, but while the term is widely used, it’s actually outdated," explains James Atkinson, associate at Design4Structures. "In the industry, beams are now more accurately referred to as Universal Beams (UBs), Universal Columns (UCs) or hollow sections, depending on their shape and structural performance."

If this was news to you, as it was me, then don't worry, you'll still likely hear all three acronyms being used, so just be sure whoever is pricing them up understands what it is you need.

What factors influence RSJ costs?

While it's easy to head to a builder's merchant and get prices for other building materials used in ceilings and walls, such as timber and types of plasterboard – most of which will be priced based on size, why can't you do the same with RSJ costs once you know the length and width of beam that you need?

Dave Bendon, founder and director of D.Bendon Construction explains.

"If you are removing a load-bearing wall, opening up, or creating a new structural opening that needs an RSJ to bear the load from above, you will need the involvement of a building inspector and a structural engineer," he explains.

"The calculations are complex and not something even an experienced DIYer can work out," he warns. "While an experienced or competent builder may get a feel for what's needed, it's never something you should specify without professional involvement."

"Sizing a steel beam is not a matter of approximation," agrees James Atkinson. "When a wall is removed, the loads it was carrying - from floors, roofs or walls above, must be safely redirected. That requires proper structural calculations, an understanding of how loads travel through a building (known as load paths), and compliance with Building Regulations and current design codes.

"The beam must not only be strong enough to carry the weight, but also stable and suitable for the wider structure of the property," he continues. "It’s about ensuring long-term safety and performance, not just making the opening work on day one."

"Several key factors influence the size of a steel beam. The most obvious is what it is supporting," expands James. "A heavy masonry wall or additional storey generates far greater load than a lightweight timber floor. The span, meaning the clear distance the beam must bridge without support, is also critical. Generally, the longer the span, the larger or deeper the beam required.

"Strength is only part of the equation though," he warns. "Beams must also be checked for serviceability, in other words, how much they will bend (deflection) and whether vibration could be noticeable. Even if a beam won’t fail structurally, excessive movement can lead to cracked plaster, uneven floors or long-term maintenance issues.

"In UK domestic projects, the most commonly used sections are Universal Beams (UBs), which are deeper and efficient at reducing deflections; Universal Columns (UCs), which are more compact in depth and can sometimes sit within a floor zone; and closed Rectangular or Square Hollow Sections (RHS and SHS), which perform better where twisting forces may occur," James says. "Each has advantages depending on the structural demands and practical constraints of the space."

What impacts RSJ costs the most?

"Span and load are usually the primary cost drivers," explains James. "As a general rule, the longer the beam and the more weight it needs to support, the larger and heavier the section required, which increases material cost.

"However, other constraints can influence price. If the beam must fit within a restricted depth, for example, to achieve a flush ceiling, a heavier or alternative section may be needed, increasing cost.

"Fabrication requirements, such as welded plates, stiffeners or connection details to support floors and walls, also add to the overall price. Availability is another factor," he adds, "as standard stock sections are typically more economical than uncommon or bespoke sizes.

"Ultimately, the most cost-effective solution is one that balances structural performance, practicality and buildability from the outset," says James.

Additional build costs

However, it's not just an RSJ cost that you need to account for when pricing up this element of the build.

"There are also all the additional works that need to take place to install the RSJ," explains Dave Bendon. "These include, but aren't limited to, the opening up of the wall, padstones for the RSJ to sit on, the labour involved to get the beam in place and then the reinstatement of the wall around the new RSJ."

Add to this structural engineer fees and the potential cost of an independent building inspector, and your RSJ costs will be far more than just the cost of manufacturing steel.

Having experienced RSJ installation myself when renovating and extending, I can also vouch for the fact that it can be a labour and machinery intensive job, often requiring a crane to hoist the beams into place. All of which can see costs escalate.

Or, like me, you may need extra hands on deck when the RSJs are installed. On two occasions when I needed them, there wasn't sufficient access for a crane, so it involved an army of strong welshmen to get them into place. A nerve-wrecking experience I don't think any of us were keen to repeat again.

The breadth of RSJ costs

In order to explain why it's impossible to give accurate figures for RSJ costs without understanding all of the calculation, experienced quantity surveyor Tim Phillips says as the breadth of pricing can vary so much, it's impossible to put an average price per metre on the cost of an RSJ.

"You can expect to pay anything from £100 to £300 per metre for the steel, between £500 to £2,000 for labour, and as the install increases in complexity, you could end up with the cost of a single RSJ reaching £5,000," says Tim.

The lesson? Don't rely on prices online that haven't been calculated using structural engineer calculations, building inspector involvement and the advice of an experienced builder who has installed them before.

RSJ online calculators — Yes or no?

So what of the online RSJ cost calculators you may have seen during your research into how much an extension costs, or even how much a house costs. Are these an accurate representation of RSJ costs?

"Online calculators can appear helpful because they simplify the process," says James Atkinson, "however, they typically only consider basic inputs such as span and assumed loads. Structural alterations are rarely that straightforward.

"Removing a wall affects more than just the opening. The supporting walls must be capable of taking new concentrated loads. The foundations beneath them must be suitable for the revised load paths. The overall stability of the building must not be compromised," he expands.

"Connections and detailing also play a significant role. These wider considerations cannot be properly assessed by a simple online tool. Relying solely on a calculator, without a full structural review, introduces unnecessary risk."

It's simply not a risk worth taking, agrees Dave Bendon. "Installing the wrong RSJ is a safety hazard, and if you don't follow the recommended advice for getting the beams calculated correctly, you could find yourself facing problems with your house insurance if something does go wrong in the future and you need to make a claim."

If you're planning on knocking down internal walls, it always pays to get professionals involved. Or, if you're thinking about adding, rather than removing walls, find out when a internal stud or solid wall is the better option, and how to build a stud wall with a door.

If you're in the early stages of planning an extension, you'll need as much information as possible to ensure the process runs smoothly and efficiently – from the planning risks that could get in the way to the costs you might expect to pay.

That’s why we’ve teamed up with architectural services company Resi to create Extension Potential – an online tool that produces a bespoke analysis of your home, presenting all the key info you need to know. These results usually take weeks to secure, but you can now get them in a matter of seconds for free.

To learn more about this fantastic new tool and how you can get a quick, free report on your home, keep reading.

What is Resi Extension Potential?

The Resi Extension Potential tool is an excellent first step for homeowners interested in extending their homes. Instead of waiting to weeks to find out whether an extension is possible (and the planning risks and costs that could be involved) it will give you an answer instantly.

Nic Yeeles, CEO of Resi Labs, says, "The stress of extending begins right at the start when you're simply trying to work out whether it's even possible. Can I extend my property? What might prevent planning permission? How much would an extension cost? Answering those questions today means weeks of research or expensive conversations with professionals before you've even made a decision.

"That's why we built Extension Potential – a new tool in partnership between Homebuilding & Renovating and Resi that helps homeowners answer those questions in seconds rather than weeks."

How do I use Extension Potential?

To find out whether your home can be extended, use the Extension Potential tool below:

How does the Extension Potential tool work?

No matter what your tech capabilities are, the Extension Potential tool is designed to be quick and straightforward to use, with results loading within seconds.

All you need to do is enter your postcode, select your address, and answer a few simple questions about your property. Our tool will do the hard work for you, producing a report on how likely your home is to be approved for an extension, along with approval stats in your area, the planning risks you may face, cost estimates, and the value an extension could add to your home.

The tool will even produce images of how each type of extension could look, giving you all the inspiration and practical considerations you need to get started on planning your dream home.

There's also the option to upgrade to a premium version, which provides an advanced analysis of your home, taking factors such as boundary lines, roof height, protected trees, and more into consideration for ultra-accurate results.

The premium version costs just £29 and lets you find out the exact dimensions likely to win planning approval, along with site-specific characteristics that might cause a refusal – giving you everything you need to prepare.

How can the Extension Potential tool help me?

"Getting as much early information as possible about your extension options is a really important step in your home improvement journey,” says Beth Murton, editor of Homebuilding & Renovating. “Early research allows you to explore the different types of extension that might be possible for your home – such as rear, side return, wraparound or loft – and compare how each could work for your space.

"By gathering information like this upfront, along with expert advice on how likely planning permission will be approved, you can move from initial guesswork to informed decision-making.

"That’s why we’re really excited to be partnering with Resi on the new Extension Potential tool as we hope it will help give homeowners valuable inspiration and more clarity at the initial stages of their project. By using the tool they can quickly get an idea on where and how an extension will add the most value, functionality and long-term enjoyment to their home. It takes less than a minute to fill out the form and you'll get tailored results on your home's extension potential."

If you're among the 42% of homeowners who feel their home doesn't fit their needs (according to Nic Yeeles), the Extension Potential tool is a great way to see whether an extension could work for you as a solution.

For a little inspiration on your journey, browse our favourite house extension ideas and kitchen extension ideas.

The hunt for small orangery kitchen extension ideas is on the rise, with homeowners increasingly being seduced by all that they offer. If you only have a limited space to play with for your new kitchen, using clever orangery extension ideas is a great way to make the most of it.

"A small kitchen orangery can be a really uplifting space when it’s designed around how it will be used day to day,' explains Rachel Davis, designer at Harvey Jones. "The natural light they enjoy brings a sense of openness."

Whether you have an existing orangery that you have earmarked for your new kitchen or are in the process of designing this kind of glazed structure from scratch, we've pulled together a collection of some of the most inspiring projects we've seen.

1. Opt for a one-wall kitchen layout in a small orangery

Your kitchen layout ideas matter more than ever when you are dealing with a compact space – and when it comes to orangeries which feature lots of glazing, your design needs to be carefully tailored both to the proportions of the room as well as to how you plan on using it on a daily basis.

"Layout plays a crucial role in making a compact kitchen orangery feel comfortable and purposeful," picks up Libby Taylor, one of the experts at Vale Garden Houses. "Positioning the working kitchen area where existing services and wall space are available allows the dining or seating zones to sit closer to glazing and garden views."

Within this classically-styled orangery, by Vale Garden Houses, the dining area is flooded with light from the roof lantern above while the one-wall kitchen design offers maximum practicality without taking up too much floorspace.

2. Position your kitchen island to make the most of your orangery views

Even small kitchens can have islands if you are clever with your design and this is a feature that works so well within a small orangery kitchen extension, giving you somewhere to stand and really enjoy the natural light and garden views that these types of structure afford.

"When cabinetry, appliances and storage are carefully considered alongside light and proportions, this is a space that can feel calm, cohesive and easy to live with," says Rachel Davis.

In this small kitchen orangery, the vibrant green island sits centrally forming a social hub – when the doors are flung open, the patio becomes an extension of this space.

3. Enhance a small orangery kitchen with lighting design

Kitchen lighting design can be hard to get just right – it needs to be a combination of effective task lighting, good background illumination and have the potential to create the right atmosphere for a range of different situations.

In a small orangery kitchen extension, much of the ceiling will be glazed meaning even more care needs to go into thinking about the positioning of artificial light sources.

Within this bright and airy kitchen orangery, by David Salisbury, recessed downlights have been fitted into the solid area of ceiling that forms the perimeter of the roof lantern, while two large pendants have been attached to its apex to light the island.

4. Use your layout to draw the eye to outside

Galley kitchens are ideal for small spaces, utilising every inch and making it easy to move between the various zones. Adding a small orangery to the end of the kitchen, where it meets the garden, is a great way to draw the eye to outside and visually stretch the space.

"I encourage clients to think of the orangery as a natural continuation of the kitchen rather than a separate room," shares Rachel Davis.

It's a point that Libby Taylor agrees on: "Natural zoning creates a sense of flow and ensures the room remains both practical and inviting, even when space is limited."

5. Locate your island directly beneath a roof lantern for maximum impact

Roof lanterns make stunning features and are an integral part of a small orangery kitchen extension, drawing light into the very heart of the space. Locating a kitchen island directly beneath a glazed lantern has the effect of highlighting both features, turning them into striking focal points in the space. That said, care does need to be taken to prevent overheating.

"One of the most common concerns with smaller kitchen orangeries is temperature control," says Libby Taylor. "Kitchens already generate heat, and when combined with large areas of glazing, thoughtful design becomes essential.

"Adequate ventilation is key. Opening side windows and roof vents should be incorporated to create a natural through-draught, while discreet extractor fans positioned over cooking areas will help manage heat, moisture and odours," continues Libby. "The use of low-E glass makes a significant difference, particularly in south- or west-facing rooms. In some cases, opting for a part-glazed or solid roof can provide welcome shade while still allowing light to flood deep into the space."

6. Be smart with your door choice in a small orangery kitchen

While all the glazing that makes up an orangery naturally gives you a sense of being connected to your outdoor spaces, you still need to think through the types of patio doors that will work best to physically open it up to the garden.

This orangery was added as part of the renovation and extension of a tired Edwardian house that previously had a gloomy, unappealing kitchen. It has replaced a muddled old extension that was doing nothing to create connection with the garden.

Large French doors were selected to open up the space to the newly landscaped garden which sits at a lower level to the house.

7. Stick to a monochrome palette for an even brighter space

When it comes to small kitchen extensions there are two main schools of thought in terms of the best colours to use. One is to opt for a pale, muted palette that works to reflect all the light coming into the space, while the other is to go dark and bold in a way that makes a statement and embraces the more compact proportions.

This bright and breezy kitchen features a light-toned colour palette made up of white cabinetry, pale walls and a grey marbled worktop and splashback.

Think your kitchen flooring ideas through carefully too – they need to be practical as well as stylish. The pale wooden flooring used in this kitchen-diner helps to create a sense of space and openness.

8. Use your small orangery as a spot to eat

If you are using your small orangery for a kitchen diner, it makes sense to locate the dining spot within the main body of the glazed space where you can sit and enjoy garden views while you eat.

This type of layout also makes sense from a practical point of view. Kitchens require solid walls for the cabinets and services and so work best when located towards the rear of the space in the original house. In fact, the ratio between solid walls and glazing needs to be planned out really carefully.

"It is really important to ensure there is enough solid wall within the design to accommodate kitchen cabinetry and appliances," says Libby Taylor. "While floor-to-ceiling glazing may look appealing, a kitchen needs practical surfaces.

"Many successful schemes combine generous glazing with solid walls or raised dwarf walls, often increasing wall heights to around 900mm to allow for base units, sinks or cooking stations. Kitchen islands are also invaluable in smaller spaces, providing additional storage and preparation areas without relying solely on wall space, while also doubling as informal seating for family or guests."

9. Connect spaces with a small orangery link

If you love the idea of creating a glass link extension to join together the original section of your house with a new addition or converted outbuilding, an orangery could just be the solution you have been after. Not only can they add a beautiful and unexpected dimension, but they are also practical spaces in which to locate a kitchen.

Glass links need not function only as corridors and, if you are limited in terms of space, it makes sense to use yours for more than simple circulation.

This charming link-style orangery is the perfect addition to the period property it sits within, providing through-views from front to back.

10. Continue the experience outdoors with an orangery patio

For a really stunning finish to your kitchen orangery and to visually expand the space, why not mirror its design within your patio ideas?

This charming partially-glazed pergola provides an indoor-outdoor spot under which to linger and enjoy the garden, sheltered from the elements and sits beautifully alongside the orangery kitchen it leads off from.

Keeping any kind of structure like this light of form and open is important to ensure you don't block any light from entering your orangery space.

FAQs

Do you need planning permission for a small orangery kitchen extension?

Although some orangeries will fall under permitted development, others will require planning permission so it is worth double checking with your local planning office.

"Even small kitchen orangery extensions can attract a more involved planning process than a traditional conservatory," explains Libby Taylor. "While some projects may fall within permitted development rights, kitchens often require more substantial alterations to the existing house. Structural works such as removing walls, installing steel supports, and extending heating, drainage and electrical systems will require building regulations approval, regardless of whether planning permission is needed.

"Properties that are listed or located within conservation areas will typically require planning consent, and it is always advisable to seek professional advice early in the process to understand what is achievable within local guidelines," adds Libby.

Is there a minimum size for a small orangery kitchen?

While you might be desperate to locate your kitchen in an orangery extension, there is no point trying to shoehorn one into a space that is just too tiny – but how small is too small?

"There is no defined minimum size for a kitchen orangery – usability is determined by proportion rather than square footage alone," says Libby Taylor. "A successful kitchen orangery must comfortably accommodate the essential functions of cooking, preparation and storage, while allowing safe circulation and adequate ventilation.

"Smaller kitchen orangeries can work beautifully when the design prioritises function over excessive glazing," continues Libby. "Ultimately, it is the quality of the design, rather than the size of the room, that determines its success."

If you love the idea of a small orangery kitchen extension but are concerned about costs and the possibility of having to apply for planning permission, kitchen conservatory extensions could be a more straightforward option.

If you read any of the magazine case studies about high-performance self-builds, Structural Insulated Panels, better known as SIPs, tend to crop up. They’re often associated with new-build houses, but a question that often comes up is whether SIPs are suitable for building an extension.

The short answer is yes, you absolutely can build an extension from SIPs, and on many projects they make a great deal of sense.

However, like most building systems, they come with their own set of rules as well as pros and cons. Build expert, Mark Stevenson, explains why understanding these solves the question of whether SIPs are suitable for your extension or not.

The benefits of using SIPS to build an extension

SIPs are a factory-made composite building system used to form the thermal envelope of a building – the external walls and roof. Each panel is made from a core of rigid insulation, typically expanded polystyrene or polyurethane, bonded between two structural skins of oriented strand board (OSB). Once bonded, the panels become incredibly strong and highly thermally efficient.

But what is the appeal of using SIPs to build an extension?

1. Speed of build process

One of the attractions of using SIPs to build an extension is speed. Because panels are designed and manufactured off-site, the build process on site is much quicker, as its more about assembly, rather than construction. It’s not unusual for the shell of a SIPs extension to be erected and made watertight in a matter of days. Whereas blockwork, which is built piecemeal and requires drying time, can take weeks and increase your extension schedule.

2. Thermal performance is improved

The exceptional thermal performance of SIPs is also appealing for self builders. As well as incorporating high performance insulation, SIPs require less structural timbers and so have reduced thermal bridging compared to traditional timber frames, where repeating studs create thermal bridges – unless there’s an internal liner of insulation.

This makes it much easier to achieve low U-values, and with a unique interlocking panel joint, SIPs have superior levels of airtightness. This all translates into lower heating bills, and an extension that has more comfortable living spaces.

3. SIPs meet eco-friendly needs

For some, sustainability is also an important consideration. SIPs are precision manufactured, so there’s far less waste on site, and embodied carbon is reduced with fewer deliveries. This all reduces the environmental impact of the extension project.

4. SIPs create structural opportunities

When it comes to structural capacity, SIPs are more than capable of handling the structural demands of any extension. The panels themselves easily transfer the loads involved, and vaulted ceiling ideas and complex roof structures are easily formed.

Whilst the same can be said for the alternative building systems, the panelisation provided by SIPs, reduces the need for additional load bearing structures, freeing up internal spaces that components such as trussed rafters would leave cluttered. This means that features such as rooms in the roof, are easier to form.

5. Building with SIPs can be less disruptive

Extending an existing home has a huge impact on daily life, so another factor to consider is disruption. If you’re living on site while the extension is built, a quicker, cleaner build is hugely attractive, especially to your neighbours.

SIPs which come as a kit of parts can be erected rapidly, and don’t need cutting with noisy disc cutters. They’re therefore much easier to live with than building with concrete blocks.

Disadvantages of using SIPs to build an extension

Aside from all these benefits, SIPs are not a like-for-like replacement for traditional systems, such as building with masonry, all of which have their plus points when it comes to building an extension.

1. SIPs require more accuracy

SIPs demand accuracy, and panels are manufactured to exact dimensions. This means that the extension design must be properly resolved before anything is ordered. As well as resolving things like window openings and door positions, the design must also take into account any inaccuracies in the existing building, which is rarely straight and plumb.

Block work on the other hand is really flexible, and small changes can be made on site with little fuss. When it comes to offsite manufactured systems such as SIPs, late design changes can also be more difficult to manage, and could result in delays and additional costs, especially if panels have to be altered or remade.

Precision also extends to the extension foundations, and SIPs, as with most other building systems, can be used on all the common foundation types (concrete strips, raft foundations and piling) but require accuracy in terms of line and level. Whilst SIPs can overcome level problems, traditional methods are just that little bit more flexible and can easily overcome minor problems.

2. Increased need for ventilation schemes

SIPs are a technical product, and the build up of the panel (which incorporates the insulation), makes compliance with the building regs easier to achieve. Warm roofs are a good example of this, where the use of SIPs avoids the complex layering of insulation and vapour control layers, needed to manage condensation risk.

That said, SIPs are a timber-based building product so an effective ventilation strategy is a key part of the building design.

SIPs buildings are inherently airtight. While this is great for energy efficiency, careful thought must be given to the provision of fresh air. This is even more important in extensions that include a kitchen, utility or bathroom, which typically have higher levels of atmospheric moisture that need to be managed.

Without proper ventilation, moisture will build up, leading to condensation and poor indoor air quality. With a SIPs extension, mechanical ventilation and even an MVHR system becomes essential. In comparison, blockwork, which is inherently leaky will ventilate naturally, so in most cases an appropriate extractor fan will be sufficient.

3. Requires knowledge to use them

When it comes to construction, as with many types of novel building systems, SIPs demand respect, and general improvisation is best avoided. The panels should be installed by component installers who understand the detailing, jointing and sealing requirements, and care should be taken to strictly follow the manufacturer's design and installation guidance.

On the other hand, traditional building methods such as masonry are tried and tested, with industry-wide good practice principles that trades and professionals understand.

4. Individual quirks require extra detailing

As a novel building system, there are also some peculiarities with SIPs that shouldn’t be overlooked. For example, internal service distribution needs careful planning. Unlike blockwork, SIPs panels cannot be chased out to accommodate services. Service zones therefore need to be constructed to accommodate the pipes and cables.

Fire integrity is another concern and plasterboard, which provides the fire integrity, must strictly comply with the fire test data and specification provided by the manufacturer. It’s a similar story with other combustible building systems though, so non-combustible concrete has the advantage here.

The cost of using SIPs to build an extension

Extension costs are a key consideration for most, and often leads to the use of one system over another. On paper, SIPs are more expensive than traditional materials, especially when comparing the cost of the materials.

However, this isn’t the whole picture, and because SIPs, as with timber frame, can be built quicker, the overall project cost is much more comparable. For example, shorter build programmes means lower labour costs, along with less time paying for scaffolding, site welfare and project management.

In most cases, the overall build cost is comparable to a traditional extension, and when the superior energy efficiency is considered, over the life of the building there are savings to be had by using SIPs to build an extension.

FAQs

Will using SIPs to build an extension impact planning permission?

When it comes to planning permission for extensions, the use of off-site manufactured technologies such as SIPs has no bearing on whether you’ll receive planning consent or not. From a planning point of view, what matters is appearance, scale and the impact of the extension on the street scene and your neighbours. The construction system, which is hidden behind the external cladding and roof finishes, is irrelevant.

Will using SIPs cause a problem with building regulations approval?

In terms of building control, there should also be no problems. Timber technology is commonplace, and registered building control approvers/building inspectors are familiar with systems such as SIPs. They’ll want to see structural calculations, thermal performance data and general construction details, just as they would with any other build system.

But even with all these virtues, if I'm asked can you use SIPs to build an extension, in my opinion, it’s always best to keep consistency with the existing building structure to avoid complicated discussions with insurance brokers and mortgage providers.

In layman’s language, this means that unless there’s a standout reason to use one technology or another, I’d probably extend a masonry house with masonry and a timber home with either timber frame or SIPs.

Keen to understand what a SIPs build looks like? Take a look at these 12 self build homes that were all constructed using SIPs.

Homeowners planning loft conversions, extensions or conservatories could face higher costs if Labour introduces a rule requiring qualified architects to sign off on all planning applications.

The proposal would make it harder for homeowners to rely on architectural technicians, designers, or self-drawn plans for smaller projects, potentially adding both cost and bureaucracy.

Architects argue the requirement would improve design and safety standards, while ministers stress that no formal policy has yet been confirmed and a consultation on built environment professions will take place first.

What it could mean for homeowners

If adopted, the proposal would mean anyone applying for planning permission for an extension would need to show that a qualified architect has been formally engaged.

Many homeowners currently use architectural technicians, designers, or even produce self-drawn plans for smaller projects such as single-storey rear extensions.

Hiring an architect can add to costs, with fees typically based on a percentage of total construction costs. According to the HomeOwners Alliance, architects in the UK generally charge 3%–15% of total construction costs, depending on the size, complexity and scope of services.

For smaller projects, architects may offer fixed fees, sometimes running to a few thousand pounds for planning-only services or drawings.

RR Architecture, a UK-based firm, notes that fees vary widely – larger or complex projects are more likely to be charged as a percentage of construction costs, while simpler work may be fixed-fee.

Housing expert Samuel Hughes of the Centre for Policy Studies criticised the proposals: “This rule could add extra costs for homeowners without guaranteeing better design outcomes.”

Why architects support the change

Architects and industry bodies argue that the rule would prevent unqualified individuals from carrying out complex work, which can lead to safety issues and poor design.

One industry source told The Architects’ Journal: “Without protection of function, we’re seeing design and technical coordination at critical stages being diluted by unqualified individuals, leading to poor outcomes and unnecessary risk.”

Supporters also note that many European countries regulate architectural work more strictly, and the proposal would bring UK standards closer in line with international practice. Representatives from the Royal Institute of British Architects (RIBA) argue that the benefits in safety and design quality justify the additional costs.

What will happen next?

The Government has stressed that no decision has been made. Ministers confirmed that a “call for evidence” on built environment professions will take place later this year, inviting input from industry groups, councils and homeowners.

Critics, including Samuel Hughes of the Centre for Policy Studies, warn that the measure could disproportionately affect small extension projects and household budgets.

Proponents, represented by sources from RIBA, argue that the benefits in design quality and public safety justify the additional cost. However, any formal policy would follow the consultation and a period of analysis of responses.

If you are after ways of adding space to your home in a super efficient and very stylish way, seeking out L-shaped kitchen extension ideas should be high on your agenda. Building an extension like this opens up all kinds of opportunities, often making the very most of every inch of available space.

"An L-shaped extension typically wraps around the ground floor, often incorporating a side and rear extension into a single, cohesive addition to the home," explains architect James Dale of James Dale Architects. "It works particularly well for kitchen renovations, as it can dramatically increase space on the ground floor, and can improve the relationship between a house and garden."

If you love the idea of a spacious kitchen that is full of light and feels connected to your outdoor spaces – and, lets face it, who wouldn't – take a look at the collection of projects we have pulled together here. From modest creations to large scale additions, there is something for everyone.

1. Use the natural zones wisely

There are several different ways to design an L-shaped kitchen extension. Structures comprising a side and rear extension are common and these are also sometimes referred to as 'wrap around extensions' due to the fact that they snake around the back and side of a house.

Internally, they make for great kitchen diners as they very naturally lend themselves to being zoned into separate cooking and eating spaces.

"This type of extension results in layouts that work exceptionally well for open-plan kitchens, allowing for distinct zones for cooking, dining, and relaxing, all sitting comfortably within one connected space," says James Dale.

This extension, designed by Delve Architects, sees the dining area located in the projecting section of the layout, meaning diners can enjoy a bright outlook while eating.

2. Be creative with your glazing choices

An L-shaped extension opens up some really interesting glazing options, allowing you to mirror the forms, or styles of windows and doors within each section, for a pleasingly cohesive end result.

Within the extension of this Victorian terrace, designed by James Dale Architects, side and rear extensions have been brought together to form a new kitchen and dining space.

While the dining area has access to the patio through aluminium glazed doors, the kitchen is cleverly lit through the use of full-height fixed glazed panels, narrow in profile so as not to take up too much wall storage space.

3. Maximise the projecting element

The stepped nature of extension ideas formed in an L-shape means the longer section often projects out into the garden space. This element of the extension is, therefore, the perfect location for an area of the home you spend a lot of time in, so you can enjoy natural light and views.

James Munro at Pace Architecture designed this L-shaped kitchen extension so that the kitchen feels as though it sits firmly within the garden, with the living and dining areas towards the back of the space, lit by glazed doors.

L-shaped kitchen extensions are one of the best ways to gain maximum space and this design also allowed for an additional utility and WC, along with a separate walk-in pantry directly off the kitchen.

4. Seriously consider a bi-fold window seat

A side and rear extension have completely transformed this traditional Victorian house, allowing for the creation of a bright, airy and distinctly modern new kitchen dining space for the family.

A large window wraps around the projecting section of the extension and incorporates bi-fold windows over a window seat, meaning the area can be opened up to the carefully landscaped garden beyond.

The side section not only benefits from a glazed ceiling to flood it with light, but also features a full height glazed door which provides access to outside.

5. Create a lightweight look using carefully chosen materials

An L-shaped extension – as opposed to a simple side return extension or small rear extension – totally changes the exterior appearance of a house, so extra care needs to be taken to ensure it doesn't overwhelm the rest of the building, or the landscape it sits within.

This L-shaped extension, designed by Pace Architecture, was designed to provide a large kitchen diner. External zinc cladding was chosen to, "reduce the overall massing of the extension and break up the facade," according to designer James Munro.

A mixture of glazing features have also been used – slimline sliding doors, large rooflights and an oriel bay window to bringlots of natural light into the home, and create a great connection with the outside.

6. Design the interior to enjoy the exterior

Kitchen extensions come in all shapes and sizes, but in the case of those that are L-shaped, you need to take into account the fact that each element, and in particularly the protruding section, will have a view of the other – so take the opportunity to create something you really enjoy looking at.

Within the ingenious design of this extension by YARD Architects, the dining area of the new space has been designed with glazed openings that allow for glimpses of the eye-catching corbelled brickwork.

The kitchen is set back slightly, and features a large window with sliding panes that allow for uninterrupted views out over the garden beyond.

7. Use modern, yet complimentary, cladding materials

The owners of this beautiful Victorian home, which had been turned into flats and seriously neglected over the years, were keen to introduce contemporary design elements that respected the original details of the building.

Pace Architecture responded to the brief by designing a metal-clad horizontal addition, which balances out the three-storey pitched original form of the building perfectly.

The earthy red of the metal cladding purposefully echoes the colour of the old brickwork, in order to unite the old and new sections visually.

8. Light your L-shaped extension from above

L-shaped kitchen extensions offer so much potential for creating a really welcoming, open kitchen, dining and living space – more so, in most cases, than other types of extension. This extended townhouse, designed by George & James Architects, is a fantastic example.

"We added an L-shaped extension, combining a side and rear extension, carefully designed to maximise the available space at the period townhouse," explains Simon Drayson, director at the practice.

"As the property faces north, bringing natural light deep into the home was central to the design approach," continues Simon. "The careful positioning of generous rooflights introduces daylight from above throughout the day, while a striking picture window in the rear elevation further enhances light levels and frames views of the garden beyond. To strengthen this indoor–outdoor relationship, large glazed doors open onto a terrace, precisely aligned with the kitchen floor level to create a seamless transition between inside and out."

9. Use glazed walls to create views from all angles

An L-shaped kitchen extension offers the potential to enjoy views over your outdoor spaces from multiple perspectives – so be sure to take full advantage of this through your choice of architectural glazing.

This kitchen extension was created as part of a Victorian house renovation and combines side and rear extensions to form a kitchen, dining and living space that has very much become the heart of the home.

By using a variety of both fixed and opening glazed apertures, as well as ceiling glazing, the homeowners can enjoy different vistas throughout the new space.

10. Consider using a different shade of brickwork

While building an extension that sits in complete contrast to the original house can be viewed upon very favourably by planners, creating some kind of cohesion between old and new remains important.

That might mean echoing the shape of the original roofline or windows, matching up colours or, as is the case in the design of this extension, by George & James Architects, using similar materials yet varying their shades.

The aim with this extension was to create a modern new space that wouldn't overwhelm the original property — the stylishly subtle blue brickwork and slimline sliding patio doors were the perfect way to do this.

If you are hoping to incorporate some clever open plan kitchen ideas into your renovation or extension project, there is no doubt that an L-shaped design is the perfect way to allow for this.

That said, don't forget to make sure that you also pay attention to making sure that your extension works with your garden too – particularly as an extension like this is so tightly connected to your outdoor space.

Side return kitchen extension ideas are up there with the best ways to add extra space in an affordable way. Also referred to as 'infill side extensions' they make use of the space found between terraced or semi-detached houses

"If you live in a terrace house with a narrow side alley space, adding a side return extension can be a very effective way to widen and transform a traditional kitchen, to deliver a more spacious living area," explains James Dale, director at James Dale Architects. "By infilling the often-overlooked side alley, this type of extension allows a kitchen to be widened rather than simply extended, creating a more balanced and usable space."

While there is not always a huge amount of space to play with for a side return kitchen extension, our round-up of ideas shows how to make the very most of this often neglected area.

1. Use modern materials to define new from old

Using side return extension ideas that sit in contrast to the original building is often an approach that planners look very favourably upon these days – a way of defining the addition as something new.

One of the best ways of achieving this distinction between old and new elements is through your choice of materials – this way, the form of the existing house can be mirrored but in a contemporary manner – plus, many modern materials are perfect for drawing in lots of extra natural daylight.

This stunning side return kitchen extension idea, designed by Pace Architecture, is clad in zinc and features a full-height picture window which, in conjunction with the glazed ceiling, means the new kitchen-diner within is flooded with light.

2. Use a glass link for your side return kitchen extension

Large expanses of glazing work so well when it comes to side return kitchen extensions, pulling in light despite the lack of the wide open space that is usually required in order to make an extension feel bright and airy.

This kitchen extension, designed by Sketch Architects, has been added to the side of a previously dilapidated terraced house as a way not only of adding extra space but also to draw light into the remodelled interiors.

Full-height glazing connects the original and new sections, while the whole thing has been wrapped in timber cladding to soften the look and tie it into the garden space.

3. Add a pivot door to open up to the garden

Unlike rear or wraparound extensions, large-scale sliding and bifold doors won't always work for side return kitchen extensions due to their narrower proportions – a more creative approach is therefore needed.

In order to create the modern kitchen the homeowners craved for this project, architect James Dale responded by designing a side infill which features a large, frameless pivot door to connect the space with the garden and pull in plenty of light.

"A dark galley kitchen was reimagined as a bright, open-plan kitchen and living space through the addition of a side infill kitchen extension," picks up James Dale. "The new layout improves circulation and storage, creating an interior that is both more practical and more inviting.

"Carefully positioned glazing plays a key role in the transformation, with generous rooflights drawing daylight deep into the plan and a contemporary oriel window introduced at the rear elevation to create a unique connection to the garden."

The exterior of the new structure has been clad in eye-catching blue encaustic tile.

4. Make structural elements a feature of your side return kitchen

When building an extension of any kind, it is not always necessary to conceal all the support work that has gone into creating it – in fact, leaving it exposed and turning it into a feature can be a great way to add character to the new space.

This side return kitchen extension, designed by James Dale Architects, combines a rear extension with a side infill to create a bright new kitchen space complete with large, sociable island.

Keen to include plenty of colour into the new room, the owners chose to paint the exposed steel beam between the two new additions a zingy shade of orange, which complements the blue kitchen perfectly.

5. Use angled side return glazing to increase the spread of light

If you don't include some form of glazing into your side return kitchen extension then you really are missing a fantastic opportunity to bring in additional natural light. There are many ways in which to add glass elements into your design too.

This new kitchen-diner has been formed using a side extension housing the dining area of the space, above which a bank of huge rooflights has been installed, shedding an enormous amount of light down onto this sociable area.

Thanks to the angle of the new ceiling glazing, the light not only benefits the dining space, but reaches into the kitchen too, in particular the large multi-tasking island where it is needed the most.

6. Incorporate artificial lighting into rooflights

Keen for their extension to give them a large, sociable kitchen-diner in what was previously a disjointed house lacking in light, the owners of this house appointed James Dale Architects to help.

Both a rear and side return kitchen extension have been added to create the new space with wide glazed doors opening up the side addition to the garden beyond.

A section of fixed ceiling glazing runs the depth of the extension to light the space further and has been fitted with spotlights that can take over the job of illumination once the sun sets.

7. Take architectural glazing to the max

Side return kitchen extensions are often pretty modest affairs, added in order to eek as much space as possible out of compact, terraced houses – but they are not always small and subtle, as this project, designed by Scenario Architecture proves.

This Victorian semi-detached house has been totally opened up from front to back in order to create a bright, modern home for family life. Part of its transformation was a brick-fronted side extension to provide a striking new kitchen-diner, complete with sliding doors.

Internally the space enjoys maximum light thanks to the huge amount of architectural glazing that has been incorporated into the design, both internally and externally.

8. Respect the fabric of the building

In some cases, creating something that sits wildly in contrast with the original building just isn't the order of the day – in which case finding ways to absorb side extensions smoothly into the existing interior scheme should be a priority.

The aim of the side kitchen extension to this Victorian terraced property, designed by Delve Architects, was to open up the kitchen with a spacious dining area at the same time as bringing a little extra light into the ground floor of the house.

Keen to incorporate restored original features within the renovation project, such as the metal patio doors, the interior scheme as a whole is bright and eclectic yet will stand the test of time.

9. Have fun with the roofline of a side kitchen extension

A side return kitchen extension need not be boring, as this unusual, striking design, by Scenario Architecture proves.

Designed as part of the expansion and renovation of a Victorian house, internally the layout has been designed to step down from the main kitchen area and houses a bright dining space, lit by a large picture window facing the garden and a wide modern window seat to the side.

Externally, the roofline features stepped brickwork, in keeping with the multi-level nature of the rest of the building.

10. Enjoy a symmetrical finish with a pitched roofline

Some of the most successful kitchen extension ideas combine both a side return extension as well as a rear extension – and this is definitely a great way to maximise space.

This kitchen-diner extension by Delve Architects has a pitched roof and projects out into the garden, onto a patio space, but has also made use of the previously wasted side passage that ran alongside the house.

Internally, the pitch of the roof has been left exposed, with the glazed section pleasingly mirroring the solid side opposite. Exposed beams, metal-framed doors and windows and industrial-style lighting complete the rustic look.

FAQs

How much do side return kitchen extensions cost?

Side return extensions can be one of the most cost-effective ways to add both space and value to a house.

Obviously the extension costs you end up facing will very much depend on its size, your location, the materials you use for its construction and any special features you need to take into account.

According to architect James Munro of Pace Architecture, expect to pay between £2,500 to £3,500/m2 plus VAT. If you plan on using it for a new kitchen, you will also need to factor in this cost.

Once you have your new space, make sure you really squeeze the most out of it with the right kitchen layout ideas. You will want to come up with designs that benefit from the additional light and views that the new structure will hopefully have given you.

There is a reason why terraced house kitchen extension ideas are so highly sought after – they can totally transform both the exterior and interior layouts of these types of houses in a way that suits homeowners' expectations of what a home should offer us these days.

Building an extension is the perfect way to create a bright, open, sociable kitchen in a terraced house, particularly those constructed during the Georgian and Victorian eras. These were periods where far less emphasis was placed on the importance of the space that is now frequently considered to be one of the most vital rooms to get right.

We've pulled together 10 of the best examples of terraced house kitchen extensions around to give you all the inspiration you need to start planning your new addition.

1. Use your extension to pull light deep into the house

While the layouts of terraced houses are not all exactly the same, this is a style of house that does tend to have some recurring features. One of these is that awkward 'middle room' that often lies between a reception room at the front of the house and a small kitchen at the rear. This space often won't feature any windows meaning finding ways to brighten it up can be tricky.

This is where the right kitchen extension ideas can help, allowing for the addition of large expanses of glazing and opening up the floorplan of a house that may previously have been made up of a number of smaller rooms and corridors.

The extension of this house was designed by architect James Munro of Pace Architecture. Thanks to the addition of large sliding doors and a number of rooflights, not only does the new kitchen have a fantastic connection with the garden, but it also acts as a way of bringing in light to the living spaces beyond. A 'pod' extension, complete with its own roof terrace, has also been added to the second floor.

2. Create contrast with cladding

While there is much to be said for designing a kitchen extension to tie in with the existing house, creating contrast can be a nice way to acknowledge the evolution of a building.

"There is no single answer to the best way to extend a terraced house," says William Dewar, director at Sketch Architects. "Much depends on what you are hoping to achieve and the budget available. Different forms of extension lend themselves to different needs, whether that is gaining extra bedrooms, improving everyday living space, or unlocking previously underused areas of the home."

This striking kitchen extension, designed by Delve Architects, is strikingly modern in contrast to the rest of the house, with its dark stained larch cladding. Internally, the kitchen feels fresh and modern thanks to its restricted palette of materials, window seat to the side and bifold doors.

3. Set your house apart from the others with an eye-catching design

There is something pleasing about the uniformity of a row of beautiful period terraced houses, but that isn't to say that you can't get a little creative with your kitchen extension. In fact, this is the perfect way to set your home apart from those it is attached to.

This might mean incorporating an interesting type of roof into your extension's design or, as with this stunning example, using materials you might not expect to see on this style of property.

This London terrace was made up of a collection of smaller rooms and the owners were keen to create a larger kitchen and living space. In response, James Dale Architects added side and rear extensions with glazed doors. The metal-framed glazing, teamed with green H&E Smith metro tiles, give the whole thing a beautiful vintage vibe.

4. Make the most of a cellar or basement

Many Georgian and Victorian terraced houses were built with cellars or basements, originally designed as cold stores. However, these days they can be the perfect spot to house a new kitchen extension.

"This solution can deliver valuable additional space on small plots, suitable for a variety of functions," picks up William Dewar. "However, basement conversions are typically one of the more expensive and complex ways to increase your internal space, especially in a terrace house. They often require additional permissions, detailed structural design, and specialist construction methods to ensure the space is usable and doesn’t impact the neighbouring properties.

"At Chivalry Road (above), we extended an existing basement to create a fully usable and welcoming kitchen and living space," continues William. "Through careful design, the subterranean level is now bright, spacious, and connected to the rest of the home. A key to the design was introducing natural daylight and to achieve this we placed a large rooflight directly above the basement staircase, to draw light deep into the plan."

5. Use the full width of your plot for maximum space

Even if your terraced house is on the smaller side, there are ways of adding a beautiful, bright kitchen extension – particularly if you use the full width of the plot. This might mean a simple flat roof extension, but combining a side and rear extension also makes sense.

"If you are looking to increase your living space then a side or rear extension offers an opportunity to transform your home," explains William Dewar. "These extensions are well suited for creating generous, open-plan kitchen and living spaces, with a strong connection to the garden."

For the extension of this Victorian terrace, designed by Delve Architects, the entire breath of the plot has been utilised. By continuing the simple palette of materials from inside to out, the entire space feels cohesive and considered.

6. Consider your landscaping within the design

Where space is particularly limited, as can be the case with terraced house renovations situated on very narrow plots, it really does pay to tie the extension together seamlessly with the garden. Joining the two spaces together using both form and materials somehow has the effect of stretching the whole thing visually.

YARD Architects, the designers behind this kitchen extension, were working with a very restricted plot and responded by designing a timber framed extension composed of larch studs infilled with matching larch cladding.

This same material has been used within the courtyard garden and complements the colour palette of the house beautifully. In addition to the rear extension, a loft conversion was also incorporated to expand the space.

7. Don't underestimate the power of window and door design

Clever window and door design can be key to the success of any kind of kitchen extension but is particularly useful when it comes to terraced house kitchen extensions due to the way in which these glazed openings can bring in light to a space that really will benefit from being well lit, as well as help to marry it up with the garden.

When working with a tight space, it is important to think through how your choice of patio doors or opening glazing will work with its proportions and how their design could make the most of it.

This eye-catching extension, designed by James Dale Architects, features pocket sliding doors that take up no space when opened up, along with a large picture that provides a spot to perch both inside and out. Blue terracotta tiles and larch cladding finish off the structure perfectly.

8. Don't discount an interesting roofline

There are definitely many benefits to flat roofed extensions, not least that they are often one of the most cost effective options, but exploring other types of roof is well worth it when it comes to terrace house extensions.

For this extension, designed by Delve Architects, a saw-tooth pitched roof was constructed, chosen due to the way in which this type of design can help to provide a sense of space and air deep into a floor plan, at the same time as maintaining a low profile often favoured by planners, particularly in conservation areas.

Interestingly, all demolition materials were reused within this new extension, including reclaimed brickwork for the exterior walls and rubble waste for drainage hardcore.

9. Build your extension with sustainability in mind

There are so many reasons to build a green extension that go beyond just helping the planet. Designing and building a sustainable kitchen extension can mean it feels more comfortable to spend time thanks to a focus on reducing heat loss. You can also look forward to lower energy bills – plus green homes often help with a general sense of wellbeing.

This striking kitchen extension was built using a timber frame and utilises both cork insulation and cork cladding. It was built to replace a previously dark and cramped kitchen and is now flooded with light, enjoying clear sightlines over the garden.

If you really want to secure your new extension's eco-credentials, consider fitting it out with a second-hand kitchen too.

10. Find ways to bring in light from above

Ceiling glazing and rooflights are one of the best ways of bringing light into extensions where there might not be enough free wall space for standard windows – and in a kitchen extension you want to keep as much wall space free as possible for storage.

While there are many advantages to incorporating swathes of glazed patio doors into a kitchen extension, the light that comes in from above, through a partially glazed ceiling or bank of rooflights, for example, is quite different, offering a clear, bright quality.

This mid-terrace Victorian property enjoys both side and rear extensions, designed by George & James Architects. The addition features both a striking north-facing picture window as well as large rooflights meaning the whole space feels bright and breezy.

FAQs

Will a terraced house kitchen extension require planning permission?

The good news for owners of terraced houses wanting to add a kitchen extension is that, in many cases, it will not be necessary to apply for planning permission to do so, assuming it is not listed or in a conservation area. That said, you will need to ensure it meets the criteria for permitted development and do double check with your local planning office if in any doubt.

Additionally, it is very likely that you will need a Party Wall Agreement when extending a terraced house given that the work may well affect walls shared with your neighbours.

If you are looking at ways of saving money on your new kitchen space and are asking 'do I need an architect for my extension?' it is well worth taking into account the added value they can bring to a project like this. While you might not be planning a huge addition, getting a smaller structure spot on in a way that makes the most of a restricted plot is, in some cases, even harder than when playing with an expansive space.

If you're someone who bought a barn conversion thinking it was big enough, you may have discovered life has since had other ideas. Growing families and working from home can make what was once a spacious residence suddenly feel a bit tight.

Or, perhaps you're considering converting a barn and extending it at the same time. Knowing if it's feasible or not will certainly influence your purchasing decision.

While the short answer to the question is yes, you can add a barn conversion extension, the longer, more considered answer is that it’s rarely straightforward. Whether it’s sensible, achievable, or affordable, depends on a set of factors that are worth understanding before you get too far down the road.

Is my barn suitable for an extension?

When it comes to extensions, barn conversions are slightly awkward. They’re no longer agricultural buildings, but they’re not quite the same as conventional houses either.

Planning authorities tend to be protective of them, partly because of their rural setting, but also to stop them slowly turning into sprawling country houses by stealth. This doesn’t mean barn conversion extensions are out of the question, but it does mean that they need careful thought, good design and realistic expectations.

Before kicking off the design process, it’s worth considering what you’re actually dealing with. Not all barns are equal, and some barn conversion ideas lend themselves to extension far more than others.

In general, you need to assess the following three areas before you forge ahead with your plans.

1. What did the original conversion have approval for?

One of the first things to consider is the scope of the original conversion. Some barns were converted under planning permissions that were very tightly controlled, sometimes with conditions that explicitly limited further development or extension.

This is common where permission was granted on the basis that the conversion would have minimal impact on the openness of the countryside. In those cases, any future extension will be restricted by the original consent issued by the planning authority.

Other barns, particularly those converted more recently or under more flexible local policies, may not carry the same baggage. Whatever the circumstances, it’s always worth digging out the original planning permission and reading the planning conditions to see what was agreed at the time.

2. What are the site conditions?

The site itself is another big factor and even if planning is broadly supportive, there must be physical space to extend into. Some barn conversions sit neatly within tight plots, hemmed in by boundaries, access tracks or neighbouring buildings.

Others enjoy generous curtilages with lots of space. Topography also plays a part and a sloping site can make extensions far more complex and expensive to build.

Proximity to neighbours is also critical, as the planners will look closely at the impact of any new structure. They’ll check that the proposal will follow the established pattern of development and that it won’t cause harm.

3. Structural factors

Then there’s structural considerations, which are often underestimated. Many old barns were never designed to have their structures adapted to make space for an extension. Some conversions may have required significant new steelwork to make sure that everything stands up, whilst others rely on the existing masonry that may be centuries old.

Extending off a complex structure may require structural interventions such as underpinning, or even new structural framework. A structural engineer’s advice is therefore invaluable to understand whether the building can sensibly accept an extension.

Planning and regulatory considerations

From a planning perspective, it’s important to understand which boxes need to be ticked. Barn conversion extensions almost always require full planning permission as barns rarely benefit from permitted development rights.

Local authorities generally want to retain control over how these buildings are developed. Permitted development rights are therefore often removed when the original conversion consent was granted.

If a barn is listed or sits within the curtilage of a listed building, the planning restrictions are much tighter. Listed building consent will be required, and permission will only be granted if the proposal preserves the special architectural or historic interest of the building.

Conservation areas have their own complications too, with a strong emphasis on materials, proportions and the impact the extension will have. The principle here being that any proposal must preserve and enhance the immediate area.

It's therefore no surprise that design and appearance carry a lot of weight, and the planners will generally be less concerned about the size of the extension, and more concerned with how it looks and feels.

An extension that looks like a natural evolution of the original barn and clearly a subordinate addition, will usually be well received. Materials matter enormously as well, and a poorly detailed extension, even if modest in size, can do more harm to a barn’s character than a larger, better-considered one.

Whilst building regulations are strictly a separate issue, it’s worth remembering that any new extension must also comply with current standards, which are likely to be significantly more demanding than those that applied to the original conversion.

Insulation levels, airtightness, ventilation and fire safety will all need to meet minimum standards and careful detailing, particularly where the new and old fabric meet, will be needed.

In terms of the impact on neighbours, issues like overlooking or changes to the sense of openness will be talking points that often attract objections. A well-designed barn conversion extension that sits low, respects boundary distances and is carefully orientated can address these concerns.

Design approaches for barn conversion extensions

When it comes to designing your barn extension, there are two schools of thought. The first is sympathetic integration, where the extension blends in so well that it feels as though it has always been there.

This usually requires matching or closely complementing the existing materials and architectural features, along with well-considered proportions to ensure the extension remains subservient to the main building.

This approach is best for sensitive landscapes or conservation areas, however, if the design is poorly executed a pastiche can feel dishonest, or dilute the clarity of the original building.

The alternative is the contrasting modern extension, which has become increasingly popular. The thinking is that glass link extensions, contemporary timber frame extensions and external cladding ideas such as using zinc, contrast against the existing traditional brick or random stone walls. The idea is to clearly distinguish old from new, allowing each part of the build to stand out.

Whilst not universally popular, planners can be surprisingly receptive, provided the contrast is elegant and well considered.

Getting the scale right will also be important

Scale is an important consideration as well when extending a barn, and single-storey extensions are often easier to justify, as they have limited visual impact. Multi-storey extensions are more challenging and are often resisted unless there is a strong design rationale.

It’s worth remembering that extensions that extend above the eaves line, will also have further complications that inevitably add cost and require careful design and detailing.

Managing light and optimising views

Light and views are often a key driver for extending a barn conversion. Many original barns have limited openings, and while this is part of their charm, it’s not always ideal for modern living. Extensions provide an opportunity to introduce larger areas of glazing, or new barn conversion windows that frame views and improve the relationship between inside and out.

The trick is to do this without undermining the character that makes a barn a barn, and thoughtful placement of glazing, avoidance of “light blight” and attention to solar gain will all be needed.

Design a layout that flows

And finally, internal flow is a key part of any new design and a well-designed barn extension should feel like a natural continuation of the existing home, and not an awkward add-on. Aligning floor levels, maintaining clear sightlines and ensuring circulation spaces make sense all contribute to a sense of cohesion and a successful barn conversion layout.

Practical considerations and cost

From a practical point of view, given the peculiarities that barns come with, extending a barn can be every bit as complex as building a new home. Working with an existing structure always has unknowns, hidden defects and often requires non-standard construction methods that only reveal themselves once work starts. These uncertainties carry risk, and risk usually increases cost.

It’s not uncommon for barn conversion extensions to cost at least as much, per square metre, as your original barn conversion costs. Structural alterations, bespoke detailing and the need to tread carefully around existing fabric all adds up. There’s also the question of which build systems should be used to build the extension.

In my opinion, where possible, it often makes sense to keep the structure of the extension consistent with the original barn, whether that’s masonry, timber frame or steel. Mixing systems can work, but it increases the need for careful detailing, can complicate the construction process and confuses the finished product.

Access arrangements also have a surprisingly big influence on cost, as well as methodology. Many barn conversions are accessed via narrow lanes or tracks that limit the size of vehicles and materials that can be delivered. This can rule out certain construction techniques or require more labour-intensive approaches, both of which add cost. It’s something that’s easy to overlook at the design stage, but becomes very real once the quotations start to land.

Extending a barn conversion is as much about judgement as it is about rules. It requires a clear understanding of the planning context, a realistic appraisal of the building’s physical limitations and a design approach that respects what makes the barn special in the first place.

Done well, an extension can transform a barn conversion, but done badly, it can undermine the very qualities that the barn offered in the first place. If you're still in the early stages of finding a barn to convert, and potentially extend, make sure you also familiarise yourself with the main barn conversion red flags and the worst barn conversion mistakes you can make, once you start.

Loft conversions are a perfect way to add living space to a home, but if you’ve taken a look in your attic and seen a maze of wooden trusses, then you might think that a conversion is out of the question.

Traditional loft spaces often have open areas that can be easily converted, but modern houses and particularly those built after the 1960s, often have trussed roofs. Trussed rafters take up the roof space so can be tricky to work around. Fortunately, since trussed rafter roofs are so widespread, methods have emerged that allow them to be converted into habitable spaces.

Build expert, Mark Stevenson uncovers everything you need to know about this type of loft conversion so you can consider one for your home.

What is a truss loft conversion and why is it different to other conversions?

A truss loft conversion is a type of loft conversion for homes that have a roof structure constructed from roof trusses instead of traditional rafters. Roof trusses are prefabricated timber frames that support the weight of the roof in the loft space in a crisscross pattern.

Unlike older properties with open attic spaces, trussed roofs rely upon the framework of the truss to slim down rafter sections, which makes structural alterations and conversions a challenge.

A truss loft conversion therefore involves reinforcement of the roof structure so that the supporting trusses can be removed without compromising the roof’s integrity. But, as the structural web of the trusses cannot simply be cut away without compromising the structural integrity, a design must be developed to add structural reinforcement. This usually involves installing new structural purlins to redistribute the weight, freeing up space for the new room.

Once these are in place, the roof truss webs can be cut out so the loft can be transformed just like any other attic, with the best loft conversion flooring, walls, insulation, and even dormer loft windows or rooflights if required.

How much does a truss loft conversion cost?

Because of the additional engineering required, truss loft conversions usually take longer to complete and require more specialist expertise.

As a result, a truss loft conversion is usually more expensive than traditional loft conversion costs due to the amount of structural work required.

Whilst actual cost will still depend on the size and complexity of the loft, a typical loft conversion of a traditional roof can cost anywhere upwards of £1,200 per m2, depending on the level of finish, work to other parts of the home and whether dormer windows or rooflights are fitted.

For a truss loft conversion, however, expect the costs to increase by around 20% to 40%, or £1,400 to £1,800 per m2 due to:

• The need to install steel or timber beams/purlins to support the rafters once the framework has been removed
• Increased labour time due to the complexity of altering the trusses safely
• Structural assessments and design to ensure the roof remains stable

If additional features such as a full-width dormer are required, the costs increase even more. Whilst this all sounds expensive, additional living space such as a loft conversion bedroom or bathroom can add significant value to a house and more than cover the cost of the conversion.

Building regulations and truss loft conversions

Building regulations apply to all loft conversions, including trussed roofs or lofts with traditional rafters. However, because a truss loft conversion involves major structural alterations, expect closer scrutiny from the building inspector.

In terms of loft conversion building regulation compliance, the key areas of focus for your truss loft conversion are:

Structural stability: Since the existing trusses are being altered, the new structural supports must be properly designed and installed to ensure the roof remains stable. Since most loft conversions add extra weight, floors may need reinforcing, and purlins must be sized to support existing rafters and form the new space. A structural engineer will provide a design and structural calculations to confirm that the alterations will be safe.

Fire safety: The new loft room must have a means of escape that meets fire safety regulations, and for lofts that form a third storey, a protected escape route with fire doors, smoke alarms, and loft staircase design that meets minimum dimensions is required.

Insulation and energy efficiency: Like any habitable room, the new space must meet regulatory loft insulation standards and minimum U-values to keep the space warm in winter and cool in summer. Loft ventilation must also be considered to prevent condensation and ensure good air quality, requiring trickle vents in windows and extractor fans in bathrooms.

Acoustics: Sound insulation is particularly important in terraced or semi-detached homes to prevent nuisance to the neighbours.

Mains Services: Electrical work must be carried out by a certified Part P electrician. Alterations to heating systems must be maintain energy efficiency, and if adding a bathroom, proper drainage and ventilation are required.

Truss loft conversions and planning permission

Most loft conversions, including truss loft conversions, fall under permitted development rights. This means that loft conversion planning permission is not required as long as the conversion stays within the following limits:

• The new roof space doesn’t exceed 40 cubic metres for a terraced house or 50 cubic metres for a detached or semi-detached home. This includes any previous roof extensions, so it’s important to account for any existing alterations
• The loft conversion mustn’t go beyond the plane of the existing roof on the front of the house, which restricts alterations to the sides and rear of the house
• No part of the conversion must be higher than the highest part of the existing roof
• The materials used must match the existing appearance of the home
• Balconies, verandas, or raised platforms are not allowed
• Side facing windows must be obscure-glazed, and any opening parts should be at least 1.7 metres above the floor

When it comes to planning, it’s also worth remembering that permitted development rights do not apply in designated areas. This means that if your property is in a conservation area, National Park, National Landscape (previously known as Areas of Outstanding Natural Beauty), or similar designated area, you’ll probably have to apply for planning consent. Check with your local planning authority to avoid unexpected surprises.

FAQs

Can any home with roof trusses be converted?

Most homes with trussed roofs can be converted, but it depends on factors such as roof pitch, available height, layout, and the feasibility of structural alterations, which can be confirmed by a structural engineer.

How long does a truss loft conversion take?

Due to the extra structural work, truss loft conversions typically take 10-12 weeks, compared to how long a standard loft conversion takes, which is around 8-10 weeks.

Will I need to move out during a truss loft conversion?

Not usually, as most of the work is carried out from the outside or within the loft itself, minimising disruption to the rest of the house.

Can an en-suite bathroom be installed in a truss loft conversion?

Yes, provided there is enough head height and space for fittings and pipework. Many people choose to include a small loft bathroom idea to make the extra storey more functional.

I'm often asked, 'is a truss loft conversion worth it?' and despite the additional structural challenges, it's still a great way of freeing up valuable living space. And if you're wondering does a loft conversion add value, it does offer the potential of increasing the value of the property if done properly.

The main downside is the cost, as truss loft conversions are more expensive than standard loft conversions due to the structural work involved. However, if moving home isn’t an option, the extra living space that a truss rafter loft conversion provides, can far outweigh the upfront expense.

For more ideas on adding a loft conversion to tricky roof spaces, find out if raising the roof for a loft conversion could be another option to provide the extra headroom you might need.

If you find knowing where to start with your home renovation and improvements overwhelming, it's understandable given there are lots of options available to you. Plus, it's even more important if you're renovating to sell at some point in the future.

To help kick start your plans, we asked industry experts what their predictions are for the jobs, features or changes homeowners are prioritising in 2026. After all, understanding what people are prioritising can help you narrow down what you need or want to do in your home.

From elevating flooring, to drilling down into how your home performs, here's what you can expect to see homeowners prioritising in 2026.

1. Zoning will replace open plan layouts

While open plan living was once the most popular layout for homeowners looking to extend, renovate, or even self build, recent years have seen a decline in the appeal of the one-space-suits-all approach.

Whether this was triggered by the realisation that everyone trying to operate in one space during the pandemic was untenable, or the fact we prefer our homes to be sanctuaries full of cosy corners, we now look to broken plan layouts more.

“In 2026 homeowners are prioritising homes that are simpler to run, more comfortable in every season, and more adaptable to changing routines," says Ran Ankory, founder and managing director of Scenario Architecture.

"We are being commissioned for more full house renovations where the brief is not just a new kitchen or a prettier finish, but a genuine upgrade in how the home performs and how it supports day to day life.

“We are seeing a clear shift toward purposeful re-planning of spaces," he continues. "Homeowners want better zoning rather than one vast open space, so the house can shift between family life, focused work, and hosting without feeling cluttered or noisy.

"Families need spaces that can shift throughout the day: school bags and homework after 4pm, cooking and connection in the evening, and calm corners when the house is busy at the weekend," he explains.

It's also a trend that's been noticed by Emily Newmarch, design consultant at Kitchens by Holloways

“We’re seeing homeowners take a more holistic view of their homes, focusing on the flow of entire ground floors rather than just single rooms," she agrees.

But does the requirement for zones, or enclosed rooms mean we will be extending our homes more? Not necessarily says Emily. "People want smarter use of space, meaning often a reconfiguration is just as powerful as an extension.”

Shop room divider solutions to help with zoning

2. Bathrooms are most likely to get a glow-up

When it comes to the room homeowners will prioritise in 2026, according to recent research from Wickes, nearly a third (31%) of us are hoping to tackle a bathroom renovation this year.

So what can you do if this is top of your priorities too? A good place to start is by looking into bathroom trends, as this will partially dictate what you will find to buy for your bathroom. Do you want a wet room or a walk-in shower? Is a freestanding bath your goal, or is a luxury bathroom a must?

Whatever your final specification, make sure you get granular on the details says Grazzie Wilson, creative director at Ca' Pietra.

"It's the detailing that quietly completes a bathroom," she says. "Grout colour for example alters the tone of the design; a gentle, tonal shade allows the tile to settle into the space, while a contrasting line draws attention to pattern or geometry.

"Trims and edge treatments should feel integrated, especially where tiled areas meet painted walls or the adjoining room. In older properties, tiles can complement the architectural language by adjusting the layout or choosing materials that echo the era without feeling pastiche," suggests Grazzie.

Not in need of a bathroom upgrade? It's perhaps no surprise that according to the Wickes survey which questioned 2000 homeowners, 23% of us will instead be looking at a kitchen renovation, 17% at enhancing home storage, while garden landscaping ideas will also be on the cards for 17% of homes.

3. Kitchens will have to work harder and smarter

But, it's not just any kitchen upgrade that homeowners are seeking in 2026 say the experts. In much the same way that we are taking a holistic approach to our overall home improvements, so we are looking at kitchens through a larger lens.

"Clients want kitchens that work harder with walk in pantries, utility rooms and clever storage built in from the start," confirms Ran Ankory. As the most expensive room to renovate in a house, it's perhaps no surprise that we expect the most we can get for our money.

"There’s certainly a strong appetite for multifunctional spaces such as open-plan kitchen-living areas, sculleries, walk-in pantries and utility rooms that double as boot rooms," agrees Emily Newmarch.

"We predict kitchen-led renovations will continue to dominate, and glazing choices that maximise light, such as structural glass or slim-frame sliding doors, will remain extremely popular," adds Emily.

4. Energy efficiency and sustainability take centre stage

"It’s also important to look beyond aesthetics," says Wickes design consultant, Sarah-Jayne Thorne, and it's something homeowners are prioritising in 2026 as well.

"15% of the homeowners we surveyed are looking to embrace smart and energy-efficient upgrades such as smart thermostats and smart lighting offering both comfort and long-term savings," she explains.

However, rising energy bills coupled with changing climate conditions also mean we will need to consider how our homes perform in all weathers.

“Energy and climate resilience are now central to the conversation, and will continue to be so," says Ran Ankory. But, while once mainly about ways of keeping warm, it's no longer the case.

"Clients are also more aware of overheating risk in summer and want upgrades that deliver real comfort, not just new glazing," says Ran.

“In support of this focus on energy efficiency, clients are also choosing sustainable, long-lasting materials and being much more considered with where their money is invested," adds Emily Newmarch.

5. Wave goodbye to boring and bland colours

Despite Pantone revealing Cloud Dancer as its Colour of the Year 2026 – a soft shade of off-white – it's not really in line with other paint trends, or indeed what colours homeowners say they will be using this year.

"With 72% of homeowners rejecting the grey, cream and off-white colour trend, 2026 is all about colour," predicts Sarah-Jayne Thorne.

If you're in agreement with bland colours being old news, Sarah-Jayne suggests, "injecting bold colours and experimenting with popular hues such as olive green, teal, duck egg blue, sage or sunshine yellow to instantly revive your interiors and help create a more personalised look."

6. Flooring is flipped into the spotlight

While ceilings were a focus in 2025, with colour drenching and colour capping drawing our gaze upwards, according to the consumer activity flooring suppliers are seeing in their showrooms, we'll turn it in the opposite direction in 2026.

"Homeowners are becoming increasingly braver with their flooring choices, using it to inject personality and create a sense of individuality," Ian Tomlinson, MD of Chaunceys Timber Flooring tells us.

"We predict they will continue to mix different patterns and formats, pairing herringbone in one room with wide planks in another, or using dark floors as a backdrop to bold wall colours.

"This approach allows flooring to define zones in open plan spaces and bring visual rhythm to a home," he adds, perfectly in-keeping with our architect's prediction that zoned layouts will be integral.

"Patterned layouts are also evolving, with chevron, parquet blocks and custom inlays emerging as exciting ways to make a statement. The floor is no longer a background surface but a key feature that shapes the entire mood of a space," adds Ian.

"Wood drenching, an interior design trend that wraps timber across floors, walls and even ceilings, is also gaining popularity," he says, "showing that flooring is no longer just a backdrop, it’s a playful, expressive element that helps make a home feel personal and truly lived in."

7. Bedrooms will be redesigned as retreats

"It’s been fascinating to see how homeowners’ priorities are evolving as we head into 2026, and the bedroom is really coming into its own as a space people want to get right," says Kate Palmer, creative director at The Painted Furniture Company.

"What we’re noticing is that it’s less about following a specific style and more about creating a true retreat within the home. There’s a real shift toward bedrooms that help you unwind, with richer bedroom colours, natural and earthy palettes, and thoughtful touches that make the space feel really personal.

"People are also rethinking how they use their bedrooms," she continues, "with clever bedroom lighting and cosy nooks that support better sleep and daily routines, and design choices that reflect individual tastes rather than a one‑size‑fits‑all approach.

"Furniture that can be tailored to a person’s lifestyle, customised to fit the space perfectly or painted in colours that bring a sense of warmth really help make a bedroom feel like it belongs to the person living in it.

"It feels like a lovely moment for bedroom design in 2026" Kate concludes, "focusing on wellbeing, warmth and personal expression in a way that makes a big difference to day‑to‑day living."

8. Lighting design will be carefully considered

As we continue to spend more time at home, lighting design will continue to grow in importance in 2026. Long gone are the days of a few spotlights, table lamps and a floor lamp being sufficient. Instead, the impact on how it makes us feel and how it can really make or break a successful scheme will make it an important priority in 2026 home improvements.

"There's no doubt we are seeing an increasing number of homeowners realising the importance in lighting and therefore prioritising it with interior updates in 2026," says James Kendal, operations director at KES Lighting & Home.

"We recommend starting with ensuring each room has a balance of ambient, task and accent lighting. Layering light helps define spaces, create atmosphere and highlight architectural features.

"Replacing a single overhead fitting with a mix of wall lights, table lamps and floor lamps instantly adds depth and warmth," he suggests, "while small updates like upgrading old fittings or adding statement pendants in the kitchen and hallway can make a home feel more refined and contemporary without significant expense.

Kerb appeal also benefits from thoughtful lighting," adds James. "Exterior wall lights or discreet garden lighting can transform how a property looks and feels at night, so don't forget to make this a priority too when making home improvements in 2026."

9. We'll undertake quick DIY projects for easy wins

For those homeowners who don't need to make massive changes, there's also a whole host of quick and easy upgrades you can prioritise in 2026 say the experts. And if we look at the stats from the Wickes survey, there's plenty of DIY projects we will be tackling in order to add more character and individuality to our homes.

"With 92% of Brits seeking quick, affordable ways to make their homes feel new again, an efficient way to do this is to look at storage space," suggest Sarah-Jayne Thorne. "Removing clutter from kitchen work tops for example can really help a space to feel fresh again."

But, if you feel the need for something a little more adventurous, why not be inspired but these other projects homeowners say they will be tackling in 2026:

• Paint the kitchen - 19%
• A garden make-over - 17%
• Create an outdoor entertaining space - 13%
• Install a kitchen island with social seating - 12%
• A spare room makeover - 12%
• Install smart home tech - 12%
• Design a home office space - 7%
• Build a home library - 6%
• Build an outdoor kitchen - 4%
• Add a cocktail bar or beer tap - 3%

Looking to achieve something more substantial with your home improvement plans in 2026? Start by using this advice from Ran Ankory to see what and where you need to make changes.

“Our starting point is always the client’s living scenarios. When you understand who wakes first, where bags land, how cooking and homework overlap, and where you want to retreat, the home’s layout becomes seamless and intuitive.”

And, if this reveals you actually need to add more rooms to your home, take a look at the different types of loft conversion to see if this could provide you with a solution. Or, for more living space, if your kitchen is already functioning as you need, why not think about a living room extension idea instead?

King Charles III is planning a £6.5 million extension at Dumfries House that blends historic architecture with cutting-edge sustainability.

The new east wing, The King’s Hall, will incorporate heat pumps, biomass boilers, and other eco-friendly systems while preserving the estate’s 18th-century character.

The Foundation says the project demonstrates how heritage sites can adapt for modern environmental standards while supporting education, craft, and community programmes.

Blending heritage and sustainability

The proposed east wing, The King’s Hall, will add roughly 430 square metres (4,600+ sq ft) to Dumfries House, including a 282-square-metre multi-purpose hall for workshops, lectures, and exhibitions.

Planning documents show that the extension will use locally sourced stone and traditional construction techniques to match the Palladian design of the original estate.

At the same time, it will feature sustainable technologies such as heat pumps, biomass boilers, and energy-efficient systems, reflecting the Foundation’s commitment to environmentally responsible development.

A spokesperson for the Foundation said the design “aims to respect the historic fabric of Dumfries House while allowing the estate to continue its educational and conservation work.”

Planning, oversight, and Royal Status

Dumfries House is a Category A listed building, so the project requires both planning permission and listed building consent.

East Ayrshire Council, with advice from Historic Environment Scotland, will assess the plans for heritage, landscape, and environmental impact.

While the estate is associated with the monarch, the Foundation emphasises that royal status does not exempt it from normal planning rules, and the submission includes a heritage impact assessment and an archaeological watching brief to ensure any construction is sensitive to the estate’s historic features.

A legacy of restoration and community benefit

The King’s Foundation has overseen multiple restoration projects at Dumfries House, including interior renovations and improvements to visitor facilities.

The new hall is designed to support education, craft training, and local employment, while generating revenue for ongoing conservation work.

King Charles has submitted smaller planning applications in the past, but this is the largest single development at the estate since he helped secure its future in 2007, representing a major step in balancing historic preservation with modern sustainability and community engagement.

If you're convinced you need to build an extension after the festive season, you're certainly not alone. It's one of the most common statements made by homeowners after an extended period of time spent at home.

Combine the time spent staring at your four walls with a larger than normal number of inhabitants, and constant ad-hoc entertaining, it's really not that difficult to convince yourself you don't have enough room and your home is showing all the signs of needing an extension.

But, when do you really ready to expand your floorplan, and when is it a case of simply needing to take stock, streamline, or perhaps even remodel?

Sign one: Your clutter is causing genuine chaos

Assessing your clutter in the days between Christmas and New Year probably isn't the best indicator of how much space you do, or don't have. But, if after the great Christmas clear-out you still find yourself without a home for all manner of items, it might be time for a serious extension conversation.

"Clutter is a huge sign your home is ready for an extension," agrees Jessica Smith, interior designer and founder of Curated Spaces. "Not really having a place for anything can so often be the sign you’ve outgrown your home.

"For example, living in a period home can be so wonderful in many ways," she states, "but often they come with absolutely no storage whatsoever, so building that back in is a must."

But, before you start searching for double-storey extension ideas, hone down on what it is you really need space for. Is it space for your home office equipment? Or, do the children need a playroom so that their toys don't overflow from bedrooms into living rooms? Maybe you've started cooking more and really need more kitchen cabinets.

Narrowing down where you need to house your clutter can save time and money, as while two-storey extension costs aren't double that of a single-storey, building one will always take longer and still cost more.

Sign two: You've outgrown your current floorplan

Sign two can often be a case of simple maths, such as the number of inhabitants occupying your home being greater than the number of bedrooms in the property.

In this instance, it's easy to understand the need to extend upwards with a loft conversion, or even adding an extension over a garage. But, it's not always limited to bedrooms, says Emily Newmarch, design consultant at Kitchens by Holloways.

“One of the mains signs your home is ready for an extension is when you simply run out of space. While this is usually when a family grows, it can also be when existing rooms no longer suit modern, open-plan living," says Emily.

"We often find homeowners telling us they want larger kitchen-living-dining areas, better connection to the garden, or secondary spaces like a utility room, pantry or boot room.

“The real sign is when everyday life becomes impractical," she suggests, "with nowhere for storage, cramped circulation, or a kitchen that can’t accommodate how the family really lives. That’s often the point when people explore extending."

Sign three: You can't find a larger property that suits your needs

Another sign could be one forced upon you by prevailing market conditions, or a lack of available housing. If you've identified the need for more rooms, but there's nothing available to buy in the area, it might be time to make the most of what you already have.

Signs that this is a good decision can be taking stock of neighbouring properties and seeing if they have done the same. If you see lots of already extended homes in the area, the chances are it will only help increase the value of your property in the long-run, and make it more competitive to sell.

But, before finalising your plans, do take time to speak to local estate agents to check that the type of extension you're planning will boost your kerb appeal. There might be no point adding an extension designed to accommodate a large family for example, if you don't live in an area where there's plenty of schools and facilities.

Sign four: You need a lifetime or accessible home

Another valid sign your home needs extending is if you love where you live, but know that your home won't be suitable for you in the future when your needs change.

In this instance, extending your home could be a far easier solution than buying a plot of land to design a lifetime home.

An oak frame extension for example, may give you future-proof ground floor bathrooms and bedrooms. Adding a wrap-around double storey extension could help provide space for a lift and wider door openings, should wheelchair access ever be required.

Or, perhaps as was the case for Homebuilding & Renovating's editor, Beth Murton's parents, you might need to extend in order to give an elderly family member an independent living space of their own.

"It's a common assumption that extensions are only needed for growing families," says Beth, "but that isn't always the case. In my parent's situation, a family relative needing to downsize was actually the sign they needed to extend their home."

Worried it might limit your home if you have a 'granny annexe?' Don't be says Beth. "With good design principles in place, accessible design doesn't have to carry a label. A ground floor extension with bedrooms or bathrooms can be equally appealing to families with older children who simply can't afford to buy their first home, but need their own front door."

When the signs you need to extend might not always be telling the truth

Think your home is telling you need an extension? The chances are you're right, but before you start marking out the foundations, it's worth taking a moment to take a more in-depth look at your home.

"You don’t always need to build out to unlock more space," confirms Emily Newmarch. "We often reconfigure an existing ground floor – removing redundant walls, improving flow, or rethinking circulation in order to achieve the same result without extending at all. Every home is different," she agrees, "and adding an extension isn’t always the answer.”

Jessica Smith's advice? "It’s getting really clear about the uses of the rooms that you have so there isn’t just lots of wasted or dead space," she says. Can you turn a spare room into a dual purpose guest room home office? Could you convert a garage into a bootility room rather than adding a lean to extension?

Explore all your options to ensure you are reading the signs your home is ready for an extension correctly, and not falling prey to mixed messages, or simply the need for a good declutter and clear out.

One final bit of advice before you take your house at its word comes from Clive Holland, building expert and broadcaster on Fix Radio.

“Before you think about adding space, you need to be confident the existing house is sound. That means the structure, insulation and services are in good condition, and you have had a survey that highlights any issues such as cracks, damp, missing roof tiles or ageing electrics.

"Extensions are major projects and they come with planning, building control and party wall considerations, as well as rising material and labour costs," says Clive. "I have described the current market as a perfect storm, so the real sign you are ready for an extension is not just wanting more space, but understanding the true costs, risks and paperwork involved before you start.”

A striking Caribbean-influenced home in Surrey has become the latest finalist in Grand Designs House of the Year 2025.

Triangle House - celebrated for its playful geometry, immersive colour palette and inventive layout - was revealed as the newest contender in this week’s episode.

Its selection places it firmly among Grand Design's best houses of the year, as Kevin McCloud and the judging panel continue to showcase Britain’s most original new homes.

A Caribbean-inspired home that transforms a tricky plot

Triangle House, shortlisted by the Royal Institute of British Architects (RIBA), reimagines a once-awkward Surrey plot with a geometric, terracotta-clad extension that folds and angles to make the most of its unusual shape.\

The design draws heavily on Caribbean aesthetics: bright tones, breezy transitions between spaces, and a garden the homeowners lovingly describe as “Club Tropicana.”

Aqua-blue stone columns form the structural rhythm of the extension, giving the house its instantly recognisable look. This expressive approach impressed the RIBA judging panel, who called the project “colourful” and “inventive,” singling out the blue columns as particularly noteworthy.

Inside, Triangle House rejects corridors entirely. Instead, it unfolds room by room in a layout the architects describe as “between open-plan and isolated rooms.” Caribbean houses often favour open layouts for heat reduction, but here the absence of doorways was a creative way to save on extension costs that also lends the home an art-gallery quality.

What makes the achievement even more remarkable is that this is one of the architects’ first major residential projects - yet it has already caught the eye of both RIBA and the Grand Designs judging panel.

What Kevin McCloud and the judges had to say

The house’s Caribbean-infused character continues outdoors, where the garden brims with exotic planting designed to enhance the tropical/Mediterranean garden illusion.

Judge Damion Burrows was captivated the moment he entered, saying: “When you step into the kitchen, it doesn’t disappoint.” He added, “This just makes you happy,” praising the sunny yellow interior theme and the seamless transitions between spaces.

Burrows noted how completely it transforms the experience of the home, saying: “Every single day it transports you to a tropical paradise.”

Host Kevin McCloud was equally charmed by the home’s sense of personality. Responding to the angled canopy and bold colours, he said: “It’s pointing towards adventure, isn’t it? It’s saying come with me, I’m going to take you by the hand and lead you on an exciting journey.”

RIBA judges echoed this sentiment in their, noting that the house “embodies the spirit of the RIBA House of the Year award - inventive, site-specific and delightfully unexpected.”

The finalists so far

Triangle House now joins the first two shortlisted contenders as the competition gathers pace.

From that group, the cliff-hugging Cnoc Na Craoibhe and the technically ambitious Hastings House were the first to secure places in the Grand Final.

With Triangle House added to the line-up, three homes have now been confirmed, with four more still to be named. The next episode will air at 9pm on Wednesday, 3 December on Channel 4 and you can see this week's episode on the Channel 4 website.

Is it cheaper to extend up or out? This is something I've been thinking about a lot just lately as I plan, early next year, to submit plans to do both as a way of adding some much needed space to the home we have decided to stay in rather than sell and move.

I am no stranger to building an extension. We have already added both a two storey side extension as well as a flat-roofed single storey kitchen extension to this house. This time around, we intend on building up above the kitchen extension, in order to give us a new master bedroom and en suite. Additionally, we want to fill in the L-shape to the side of our house with a new single storey utility room extension.

Obviously we are way off breaking ground, but it makes sense to begin to formulate some idea of how much the work is likely to cost us. The plan is to carry out all the work at once to minimise disruption, but I'm keen to find out which section of the extension is likely to cost the most. Here's what the experts I spoke to had to say.

Is it cheaper to build up or out?

It would be easy to assume that building a single storey extension would always be cheaper than constructing a double storey one, but this is not necessarily the case.

"Is it cheaper to build outwards versus upwards? This is very much a how long is a piece of string question," says architect Tina Patel of Architect Your Home. "It is very much dependent on what you are building on to and what structural work is needed to support the new space."

"Typical rates per metre square for single-storey extensions are usually £1,800–£3,000/m² versus double-storey extensions which often cost £2,000–£3,500/m², depending on structure and finishes," advises building surveyor and founder of Fourth Wall Building Consultancy Joshua Weston.

However, in London, costs are likely to be considerably more.

"Single storey ground floor extension costs in London currently sit at upwards of £3,500/m², plus VAT and you will want to factor in professional fees on top of this," continues Tina. "This will vary subject to the final finish and, given that ground floor extensions often include kitchens or more in the way of fit-out, this can make them more expensive when doing a like-for-like comparison. In addition, new foundations will be needed and this will include excavation."

Tina goes on to explain that costs can really skyrocket for two storey extensions in the region too when building from scratch, as opposed to on top of an existing extension.

"For a first floor extension above an existing structure such as a garage or extension, you would be looking at upwards of £3,000/m²," she explains. "If the ground floor doesn’t exist, then it can be significantly more and you could be looking at £5,600+/m² excluding VAT."

How much does it cost to extend over an existing structure?

When we originally extended the house, we built a single storey kitchen extension which has two rooflights, a window that overlooks the rear garden and a stable door to one side leading to a gravelled area. My daughter's bedroom window looks out onto the flat roof and she has, in fact, claimed this as her balcony. However, we now plan on extending on top of this kitchen to create the extra bedroom we require upstairs, as well as an en suite. So will this be cheaper than building from the ground up?

"If the structure already exists, such as a side or rear extension, or a garage, building on top of this could be cheaper if the foundations are strong enough to take the extension," says Tina Patel. "This will depend on what else is impacted in terms of the internal layout too though.

"For this kind of first floor extension, you would be looking at upwards of £3,000/m²."

What can push extension costs up?

Obviously there is a significant difference between the lower and higher estimated costs, so what factors are likely to cause these figures to soar?

"The larger the foundations or amount of steel involved, the more figures will go upwards, so it is always worth engaging with the design team of your chosen architects and a structural engineer at an early stage of the project," explains Ed Martin, director at Delve Architects. "You may choose to phase the build, constructing the single storey element first, with plans to build upwards later. This is possible, but you must ensure the structural engineer is aware of the phasing and allows for correctly sized foundations and steels to support the larger load.

"If you are extending over garage or single storey extension and are considering building on top, you’ll need to investigate the existing structural elements to ensure they have the extra capacity," adds Ed. "If the foundations are too shallow for example, you’re only option maybe underpinning which can get expensive."

What is the best way to extend over an existing structure?

I'll hold my hands up here and say that I tend to be very much 'an ideas person' when it comes to our house renovation projects. That isn't to say I'm not more than happy to get stuck in with some of the labour – what I mean is that I have a tendency to come up with some rather grand plans with no actual clue of how they'll be executed. This includes the extension I'd like over the kitchen. Thankfully, Tina Patel had some advice for me.

"First floor extensions can be built in a timber frame, which will keep the loads lighter," explained Tina. "It is usually cheaper to erect a timber frame build than it is to have a bricklayer erect a traditional brick and block build.

"If you need the outside to have a brick appearance, you may want to look at brick slips on the outside of the timber frame," continued Tina. "It is important to consider the fire detailing at respective junctions as well to ensure that the build is robust and long standing. This can be achieved with a timber build and typically walls are slightly thinner with timber frame construction to meet regulatory standards than with a brick and block cavity wall system to meet the same thermal performance standards which improves actual usable area.

"If the foundations are not strong enough, then you could be looking at underpinning. Underpinning costs will be relative to the associated safeguarding of the neighbouring property and proximity to this," Tina adds.

What should you consider before extending either upwards or outwards?

Whether you decide to extend outwards, or upwards, above an existing extension or garage, will very much depend on your home, its location and what you want to achieve. Costs are not hugely different.

"We would always suggest, before you decide what is best for you, to consider what you actually need and what absolutely needs resolving in your home – whether that is needing an additional bedroom or study space or a larger dining area for family entertaining," advises Tina Patel. "When you know this, you can make a more informed decision as to what is going to offer you the best benefit in the longer term."

That said, if you do have a garage to add space on top of, this can be a really cost effective way to add space without encroaching on your garden.

"If going up on an existing unheated garage, you will need to factor in the cost of insulating a garage, namely space between it and the extension," points out Tina. "That said, you are likely to be abutting a pitched roof and can then benefit from additional space in the loft or if designed well, a small sleeping deck mezzanine or space to add square footage to the space that is not always possible in a ground floor outward extension."

It really is possible to build an extension on a budget providing you are prepared to put in a degree of the work yourself, shop around for the best deals and use cost effective construction methods and finishes.

When we renovated and extended our house, around 10 years ago now, we were on a tight budget and, given that we had no option but to stay living in the property with two children under four, wanted to get it done and dusted as quickly as possible.

Having said that, building an extension while living on site with limited means meant that the whole thing still took around four years from start to finish – you'd have thought that would mean that we got everything we wanted from all our efforts, particularly given that we did most of the work ourselves. Not so.

While we were generally happy with the outcome of all that hard work, there was one thing we got spectacularly wrong and if you are about to embark on your own extension project, I'd advise you to take note of this mistake.

My number one extension mistake

I'm going to hold my hands up and admit that we did actually make multiple extension mistakes (no underfloor heating, a kitchen window that's much too small, the uninsulated hallway floor to name but a few) but what I'm talking about here is the really big one.

In short, we didn't extend enough – and what I mean here is that we should have gone bigger. We had space to build out (and up) further and it really wouldn't have made a significant difference cost-wise either – yet it would have transformed our experience of living here.

We made the error of failing to look further into the future at what we would need a few years down the line from the house and instead focused on our short-term requirements, looking at creating a home fit for the young family we were at that time. Had we exercised a little more foresight, we would have thought about how the house would feel to live in with two teenagers and taken into account the fact that a dedicated office space would have made working from home easier.

How we extended our house originally

When we bought the house it was incredibly run down. On the ground floor, there was a living room, small dining room, a miniscule kitchen, located in a single-skin brickwork lean-to, and a downstairs bathroom with no shower. On the first floor were three bedrooms, one of which, rather bizarrely, had a working toilet up against one wall.

What we loved about the house was its original character – windows, doors, fireplaces included. It was built in 1915 by the local vicar at the time, and sits within a pretty little village. The garden is a really good size and the views are stunning. In short, it offered so much in the way of potential – which, so keen were we to extend on a budget, we didn't fully take advantage of.

My late Dad was an architect and he came up with plans for a single storey rear extension and a two-storey side extension, mindful of our limited funds. This gave us a large open-plan kitchen diner and a snug/spare bedroom on the ground floor. It also allowed us to turn the existing downstairs bathroom into a shower room with space for the washing machine. Upstairs, one existing bedroom became the bathroom while a new, third bedroom, was built above the new snug within a two storey side extension.

The result of our mistake

Over years the children have grown into teenagers (obviously), both my husband and I now work from home and we have added to the furry family members with a lumbering Labrador and two bunnies – who are supposed to live outdoors but seem to magically appear hopping around the living room on a regular basis.

The inevitable arguments over hogging the bathroom, the complete absence of anywhere to quiet to focus on work or hold a meeting, and the lack of a utility room in which to deal with the constant stream of dirty laundry or to dry off muddy, wet pets – not to mention our increasing need for spare bedrooms for our mothers to come and stay as they get older – mean that we are all feeling a little claustrophobic these days.

We have spent the past four years trying to move house. We've sold our house twice, viewed about a billion properties, talked about renting and even considered relocating but, eventually, we came to the conclusion that, the reason for our failed attempts at moving were, quite simply, down to the fact that we really really like it here.

No-where else quite felt right and, when we began exploring our options, it became obvious that there was lots of scope to further extend the place – opportunities we had missed first time around.

How we plan on putting things right

Once we'd made up our minds and had the estate agent take away the 'For Sale' sign, we got in touch with a couple of architects we know through friends. We already knew what we wanted and had a good idea of how we could achieve the additional space which did make things easier, although one of the architects we spoke to also came up with a few additional ideas that we hadn't thought of.

On the ground floor, we plan on adding an oak-framed porch to the front of the house to give us more of an entrance hall. This hall will then lead directly into what is currently the snug, while the living room, which we currently have to use to access the rest of the house, will become a cosier space that feels less like a throughfare.

The L-shaped side of the house will be filled in with a new single storey lean-to extension housing a large utility room, accessed from the existing kitchen through what is currently the back door.

On the first floor, we will be building up over the original flat roof kitchen extension to form a master bedroom with en suite, and we'll pinch a little bit of space from one of the other bedrooms to form a family bathroom given that the existing bathroom will become a new bedroom and the airing cupboard a little shower room.

And the home office? We plan on building a garden office, complete with services, that can double up as a teenage den or granny annexe when not in use, right at the bottom of the plot.

What's next?

Before we can do anything else there is obviously the matter of planning permission to address. Thankfully we are friendly with our neighbours on both sides so are hoping that by discussing our plans with them before doing anything, we can make sure everyone is happy.

I am a little bit worried that the 45 Degree Rule for Extensions could be an issue (something anyone extending a semi-detached house should look into), but this is something we are currently exploring with an architect.

We are hoping to submit plans this January – I'll keep you posted.

The takeaway

So, there you have it. Our biggest extension mistake was not thinking big enough.

If you are about to embark on a similar project I really would urge you to be sure that your plans are maximising what you have. Very often, adding a little more space, or even another storey, won't cost a huge amount more yet it could mean you can stay in your house for longer – as well as add more value to it.

Before finalising your own plans, make sure you have considered a wide variety of house extension ideas to ensure you don't miss the opportunity to make the most of both your house as well as your plot and the unique features of your particular property.

One of the most commonly questions from homeowners looking to build an extension, is 'how far can I extend without planning permission?' – particularly if the thought of the red-tape involved in gaining approval seems too onerous.

With the help of planning consultant, Simon Rix, we're exploring why every centimetre matters when it comes to all types of extension, and if there are ways of getting around these limitations without applying for full planning permission.

Plus, find out why depth isn't the only thing you need to take into account. Height and width matter too.

Permitted development vs planning permission

If you're new to the topic of extension planning permission, it's important to firstly quickly look at the the topic of permitted development, as this is the name of the regulations that give you the right to extend without requiring full planning approval.

Although we have more information in our guide to permitted development rights, in essence it's a set of guidelines that explain the basic rules of what you can and can't do to your home if you're planning on renovating, remodelling or extending outwards and or upwards.

It applies to all manners of different types of house extension, ranging from single to double-storey and also types of loft conversions. If your plans fall within permitted development rights, it won't mean you don't need building regulations, but could mean you can avoid the lengthy wait for your plans to be approved before you can break ground.

That said, if you want to protect your home in the future when it comes to selling it, even if you don't need planning permission, it may be beneficial to apply for a lawful development certificate. This will provide official confirmation that the work you undertook was within the permitted guidelines at the given time.

How far can you extend?

There are some key measurements to understand when it comes to answering how far can I extend without planning permission, according to Simon Rix, founder and planning consultant at Planix.uk.

"Standard permitted development limits allow for a single-storey rear extension of up to four metres on a detached house and up to three metres on a semi-detached or terraced house, without any application whatsoever.

"For side extension ideas however, the rules are different," continues Simon. "They cannot exceed half the width of the original house, and they must be single-storey with a maximum height of four metres.

"Wrap-around extensions, which combine a side and rear extension, typically require full planning permission unless the combined elements still fit within the separate permitted development rules for each component, and remain single-storey," he adds.

Prior approval and using it to extend the permitted development guidelines

However, if your extension plans seem to be falling outside of permitted development rights, there is an option you may be able to take before submitting a full planning application, explains Simon.

"There is a condition known as 'prior approval' that can be applied to some projects that could potentially fall within permitted development rights," explains Simon.

"As part of an update to 'Class A' permitted development rights on 30 May 2019, homeowners can build extensions of up to 8 metres on a detached house under permitted development, as long as they they successfully seek prior notification. The same is broadly true on semi and terraced house for extensions up to 6 metres," says Simon.

But, prior approval cannot be sought retrospectively, so always make sure you check with your planning consultant or local authority to see if you will need it," he warns. "Otherwise you've committed a planning breach and you lose the right to use permitted development.

"It's important to remember that even if your project does fall within permitted development, you still need to make sure your extension is built to the current building regulations with building control sign off," he adds.

Prior approval cost and timings vs planning permission

So is it worth applying for prior approval rather than accepting you need to bite the bullet and fill in a full planning application?

It could be says Simon Rix, as "a prior approval application for a larger extension is a much simpler process than a full planning application. The current cost is £325 in England (including the service charge) and once you submit the prior approval application and pay the fee, the local planning authority has 42 days to make and communicate their decision.

"If they fail to notify you within that time, the proposal is deemed to have prior approval and you can go ahead – provided you’ve complied with all other permitted development conditions," he adds.

"The process also includes a Neighbour Consultation Scheme stage where for at least 21 days, neighbours are invited to comment, and the council then has the remaining time within the 42-day window to decide."

With some planning applications taking way longer than the estimated 6 weeks, if you know it's just a case of wanting to extend further (rather than making other changes that don't meet permitted development), it's certainly worth investigating.

But, as with all extension plans, remember that listed buildings and those within conservation areas for example will find themselves needing to adhere to a different set of plans, so make sure you check with your local planning department before you make any applications.

FAQs

If the depth of my extension plans meets permitted development, can I go as high as I want?

In short, no. Although the depth of your extension is one of the criteria against which permitted development rights is assessed, it's not the only one.

Type, height and location of your extension will also be taken into account, and we have a more comprehensive list of when you will need planning permission for your consideration.

The permitted development rules have very strict height limitations," stresses Simon. For example, a single-storey extension can be no more than four metres high, and its eaves must be no higher than three metres. If your extension exceeds these height limits, even if the depth is within the guidelines, you would need to submit a full planning application," he confirms.

Can I extend as far as I want if I apply for planning permission?

"When you ask if you can apply for any size extension with full planning permission, the answer is yes, in theory," says Simon, but there are some conditions.

"Whilst a few local planning policies do have some size limits for extensions and/or replacement dwellings, these are only generally for countryside locations. In most local areas there are no strict size limits for a full application in the way there are for permitted development.

"That said," he cautions, "a planner will still judge the extension on its merits, and if it's considered to be excessively large, overbearing, or out of character with the area, it will likely be refused. So while you can apply for any size, it still needs to be an appropriate size for the site and the local context."

Think a small compromise on size may be worth it to avoid the planning process? Take a look at these small kitchen extension ideas to find out just how much you can fit into a compact space. Or, if you're keen to retain garden space and want to avoid going out too far, find out what's involved in a side return extension project instead. And, for a better idea on budgeting, why not try out our free extension cost calculator to see how much extending by a little less could save you in the long run.

When you’ve gone to all the trouble of planning and costing a house extension, achieved all the correct permissions to go ahead and start the project, found the ideal builders and lived with upheaval for months, the last thing you want is for the finished result to look cheap.

From your choice of materials and finishes to larger considerations regarding the overall flow of the new space, there are some decisions you might make when building an extension that can have a negative impact on the end value of the project.

To help you avoid this, we’ve asked the experts to share their views on what makes an extension look cheap as well as what to try instead so that you can ensure your new space turns out classy, cool, airy and connected to the rest of the house.

1. Boxy bolt-on extensions

An extension that’s too ‘boxy’ in design so it looks like a complete bolt-on to a house is always bargain-basement, says James Bernard, director at Plus Rooms, a design and build company that specialises in extensions.

Without sacrificing too much outdoor space, it’s sensible to plan the most spacious extension possible for your budget so it won’t feel cramped. Under current Permitted Development rules, this allows for extensions of up to six metres on semi-detached/terraced houses and eight metres for detached houses, without needing planning permission for your extension.

Key tricks to avoid cheapening the design when it comes to extension costs, James says, include breaking up the roofline to add interest, bringing in different levels – perhaps considering, if feasible, a double-storey extension to create maximum extra space – and using materials that add visual appeal and texture.

To avoid making this common extension mistake, the big trick is to be sensitive to what’s already there, explains Amanda Pollard, editor at home renovation and design platform Houzz: “Whether your home is a Victorian terrace or a 1930s semi, taking cues from its original features, by echoing materials, proportions or detailing, can help the extension sit more comfortably within its surroundings.”

This doesn’t mean replicating the old, she adds, but rather designing something that feels like it belongs. On a period property, for example, a contemporary glass box extension can make a huge impact.

2. Tacky windows will cheapen an extension

Experts agree that no matter how well-designed an extension, using poor-quality uPVC window frames will instantly cheapen its appearance, inside and out, and reduce perceived value should you come to sell in future. This is particularly pertinent with extensions on period properties such as cottages.

Instead, take time to research and price up all the alternatives, including good-quality uPVC, timber, steel and aluminium. Key points to bear in mind for glass extension ideas are selecting new frames that complement or carefully contrast with existing window frames elsewhere in the house, ensuring that openings segue will happily with the way you intend to use your new extended space, and positioning the new windows to allow in enough natural light so nothing feels compromised.

Also, avoid mismatched door and window heights, a rookie mistake that looks shoddy, advises Mark Hood, director of architecture at Resi, a practice which specialises in extensions.

“When bifold doors and adjacent windows don’t align at the header, it breaks the visual flow,” he says. “Even untrained eyes will notice the lack of cohesion.”

3. Boring brickwork looks low value

Mark warns against going with “basic brickwork with no texture or variation”. This will always look low-cost and lack visual interest, he believes. Instead, his advice is to go the extra mile to find materials that blend with the rest of the house, or that can be interpreted to create a striking contrast for your extension idea. Speak to your architect about how interesting touches, such as varying brickwork patterns, can add a touch of class to the simplest of designs.

Choice of materials will have a huge impact on the overall atmosphere and feel of an extension. “Whether you’re working with brick, timber, metal or glass, thinking about texture, colour and context can really elevate the finished result,” says Amanda.

Materials that either complement or deliberately contrast in what Amanda calls “a thoughtful manner” helps create a more coherent and balanced scheme. “When materials clash, whether it’s mismatched finishes, or tones that don’t quite sit right, it can make the design feel a little unresolved,” she adds.

4. Cramped spaces with a lack of flow

When planning an extension, it’s easy to focus on the new space itself, but thinking about how it connects with the rest of the house is just as important for that luxurious, streamlined look. “A well-designed extension should enhance the overall flow, making it feel like a natural continuation rather than a recent addition,” says Amanda.

To foster that expansive – and expensive – feel rather than a series of cramped spaces, it’s important to ensure that rooms connect in a logical way, floor levels are aligned and sightlines maintained. This includes the link to outdoors.

“Avoid unnecessary steps to the garden as multiple level changes can feel clumsy,” says Mark. “A better way to make an extension work with a garden is to have a flush threshold, where internal and external levels match, creating a seamless and high-end connection.”

And pay attention to the flow of flooring, adds James: “Spending lots of money on an extension and then choosing cheap vinyl flooring is a huge mistake. This can really hinder the overall look and feel of a design.”

Solid wood is wonderful, but expensive and demands maintenance, especially in busy areas. Consider engineered wood and luxury vinyl tiles (LVT), recommends Alex Heslop, trend expert at Flooring Superstore in a tone that complements existing flooring.

5. Spaces with a lack of natural light

Extensions without ample natural light feel gloomy, cheap and amateurish, says Mark, so don't forget to consider how to maximise light when adding a kitchen extension.

“When you’re planning your extension, remember to factor in generous rooflights and/or well-placed glazing,” advises Mark. “These will make a space feel brighter, bigger and far more premium.”

Speaking of the roof, opting for basic bitumen to save money almost always looks cheap and nasty, says James. Instead, if your extension is in complementary style to the main house, consider using roof coverings like tiles or slates that match.

If you’re aiming for contrast, with a contemporary extension that’s clad in timber or metal, for example, follow the approach through to the roof without compromising. “It will be worth the outlay,” says James.

Whether you're extending to the front of your house or looking for interesting rear extension ideas, knowing what can cheapen the overall look of your space is key if you want your new extension to add value to your home.

To get a better idea of where to spend your money, our extension cost calculator will help you to set a realistic budget for your project.

Understanding exactly what an annexe is – and the benefits that come with it – is essential when you’re considering adding one to your home. Family circumstances can make an annexe a great choice, and there are other reasons why one of these can be a boon.

With rooms that allow independent living, an annexe (also known as a granny annexe) can suit older relatives, but it might also be perfect for grown-up children. It can also be a luxurious way to accommodate guests.

To help you decide whether an annexe is the right addition to your home, we’ve put together an expert guide. We’re sharing all the information you need about what it is, the advantages it can bring, and what you need to bear in mind when adding an annexe.

What is an annexe?

An annexe is self-contained accommodation and typically has one or more bedrooms, a kitchen, bathroom and a living area. It could be an attached annexe connected to a house or a detached version, apart from the home, but still sharing an address. It has its own entrance, although this may connect to the main house.

An annexe might be a purpose-built structure, which includes prefabricated designs; created from an outbuilding; or an extension to a house that is separated into an independent living space.

Advantages of an annexe

Annexes are often called granny annexes because they provide a home for older relatives that allows independence while making it easy to spend time with you and get your assistance as necessary. However, they meet other needs.

“We often build them for families with young adult children who want their own space while staying close to home,” says Andrew Colley, annexe development manager at iHus. “Others use them as a dedicated home office or creative studio, completely separate from the main house. For some, it is part of a smart financial plan that allows parents to downsize and free up equity while staying with family.”

Consider, too, the benefit of choosing such a versatile addition to a home. While an annexe can fill immediate needs, it’s also adaptable to future requirements. This can also make it a selling point when you come to move.

Annexe considerations

If you’re thinking of an annexe, it’s important to realise what the process of creating one might entail.

Planning permission can be required. When considering an annexe, you should check your local authority’s policies regarding them. You might also be able to use its pre-application advice service. Companies providing prefabricated annexes may provide planning expertise or, if you commission an architect to design an annexe, they can advise.

“An annexe typically requires planning permission when it exceeds the permitted development parameters,” explains Roy Weatherall, managing director of Green Retreats. “For example, many annexe buildings have a height of 2.95 metres, which is above the 2.5 metre height limit set for permitted outbuildings. Additionally, habitable annexes often exceed the 30 square metre floor area limit, which also places them outside permitted development rights.”

Some styles of annexe don’t require permission. “When constructed under the Caravan Act, an annexe is classed as a mobile unit rather than a permanent structure,” says Roy. “In these cases, full planning permission is generally not required. Instead, a lawful development certificate is typically sufficient to confirm the building’s compliance with legal definitions and its intended use.”

Outdoor space will need to be sacrificed if you’re not converting an existing outbuilding or garage, for example. Whether it’s attached to the house or detached, the annexe will take up some of your garden.

Time for construction will be required, so it’s not an overnight solution when you need to create space for a family member. “At iHus, we typically complete a fully fitted annexe in around five to six months from start to finish,” explains Andrew Colley.

“That includes everything from securing planning permission to handing over the keys. The planning and design phase usually takes 10 to 12 weeks. Once we’re on site, the build and interior fit-out, including the kitchen, bathroom and finishes, takes around eight to 12 weeks.”

Council tax might be payable. In England an annexe to a family home often brings a separate council tax bill. There are exemptions in some situations, however, and discounts. It’s worth contacting your local authority to understand what these costs might be before going ahead with an annexe.

If it’s for occasional overnight stays rather than day-to-day living, you could consider using a garden room as a bedroom rather than adding an annexe. Be sure, though, to think comfort and security so it’s a viable sleeping space.

What glass do I need for a glass extension is a question that should be top of your list when designing an extension. Safety, strength and solar gain are all important factors that need consideration when opting for a structure made heavily, or entirely from glass.

Picking the wrong glass is certainly not a mistake you want to make, and with options ranging from double to triple glazed, acoustic to solar glass and even heat producing glass, the options can seem overwhelming if you aren't sure what you need to consider.

So, with plenty of experts in the industry, we asked two of the most well known companies, 'what glass do I need for a glass extension', and here's what they said.

What glass do I need for a glass extension?

If your glass extension idea is one that could be more specifically classed as a glass box extension, then you'll essentially be creating the structure out of glass which naturally leads you to understand just how important it is to pick the right type.

Without more traditional construction materials such as brick or block to carry the structural load, there's no doubt you will require the services of a structural engineer for your extension to get your calculations right.

But what glass do you specifically need for a glass extension?

"For applications like glazed walls, roofs and windows or doors then a safety glass is a necessity," says Edward Stobart, technical sales manager at IDSystems.

"Toughened safety glass is treated in the manufacturing process to be significantly stronger than ordinary glass and if broken breaks into blunt pieces. Alternatively laminated glass is two panes of glass with a polymer interlayer – much like a car windscreen – which, even if broken, the pane shatters but holds together providing an extra level of security and safety," he explains.

Considering a glass roof extension idea? "For glass roofs you may also wish to consider heat soaked glass which is significantly reduces the risk of nickel sulphide inclusion – the most common cause of spontaneous glass breakage," says Edward.

Rebecca Clayton, a director at IQ Glass explains how the company typically recommends their Invisio structural glass system for walls, ceilings, doors, and windows in a glass extension.

"Invisio is a fully thermally broken, frameless structural glazing solution providing excellent thermal insulation and minimal aesthetics," she says. "We can also integrate slim sliding patio doors, particularly where slim-framed, large-scale moving glass panels are needed."

Is there a difference in the glass used for a frameless vs framed design?

Although you may assume the glass used for a frameless design is different to that used in a glass extension that has framed sections, this isn't the case explain the experts, stating how it's the structure, rather than the glass that changes.

"The primary difference is the fixing and supporting structure," says Rebecca Clayton. "Frameless designs typically use a product such as Invisio which, allows floor-to-ceiling elevations without visible frames or supports.

"Framed designs on the other hand, such as Mondrian glass extensions, use thermally broken steel profiles to support the glazing, thus creating their own distinct visual style."

But, in either case the type of glass remains the same in order to ensure it's safe and compliant with building regulations.

What glass should I choose to avoid issues with overheating?

One of the main issues with opting for a glass extension is that it naturally invites in the sunshine. And while this can be a positive, it can also lead to overheating if you don't have the right glass specified for your project.

And, with rising temperatures, designing homes to combat the issue is becoming increasingly important. So what do you need to consider when it comes to choosing your glass?

"When it comes to preventing overheating, opting for glass with a solar control coating is definitely something to consider," confirms Edward Stobart, "and almost a necessity for large amounts of glazing on south facing elevations.

"Solar control glass is coated (usually on the inner face of the outer pane in a double-glazed unit) with a very thin, invisible metal oxide layer. This coating reflects infrared radiation and keeps out solar heat before it enters the room, whilst maintaining visible light transmission to keep rooms bright and naturally lit," he explains.

Worried you might lose too much light? There are different types says Rebecca Clayton, stating that the company's most popular type, the 70/35 coating, maintains 70% natural light transmission while still significantly reducing overheating.

Do you need triple glazing or is double glazing sufficient?

Assuming triple glazed glass will be required for a glass extension is an easy enough assumption to make, but it isn't always the case say the experts. And in fact, might not even be suitable in some cases.

"Triple glazing is typically more thermally efficient than double glazing, however triple glazing costs are always higher," says Edward Stobart. "For the vast majority of homes, modern high performance double glazing will be substantially better than existing windows and doors, so triple glazing is not required.

"But, for those planning ultra-efficient eco-homes or aiming for Passivhaus standards of thermal efficiency, then triple glazing is the best solution," confirms Edward.

"Triple glazing achieves U-values as low as 0.8 W/m²K," adds Rebecca Clayton. "It’s recommended where maximum insulation is desired, though double glazing is generally sufficient for most UK climates, offering U-values from around 1.1 W/m²K."

But, if you're planning an extensively sized glass extension, you may find that triple glazing isn't actually suitable, warns Edward.

"One thing to consider with triple glazing is that because it is 50% heavier than the equivalent double glazed unit there can be limitations on the sizes that can be achieved – something especially important for glass roofs."

Which glass is best to avoid lots of cleaning?

Of course, the only downside with having lots of glazed walls, windows and even roofs is the potential for dirt, watermarks and fingerprints to turn into a never-ending cleaning challenge.

The good news is there are options available when considering what glass do I need for a glass extension.

"We usually recommend 'Low Maintenance Glass'," says Rebecca Clayton, "which includes an invisible protective coating applied to the external face. It significantly reduces cleaning frequency, especially in challenging environments such as marine areas or spaces with restricted access. It also protects glass surfaces from chemical etching and damage."

"For glass roofs it is particularly important to look for self-cleaning glass," adds Edward Stobart, "which is glazing that has a coating on the outer surface of the glass to help keep it cleaner for longer by using natural sunlight and rainwater to break down and wash away dirt."

FAQs

What is the strongest type of glass?

"For applications such as balustrades that often feature on loft balcony ideas, toughened laminated glass with thicknesses of between 17.5mm – 21.5mm is typically used," explains Edward Stobart. "This ensures the glass complies with building regulations covering safety at height."

"Toughened laminated glass, combines the high strength of toughened (tempered) glass with the security benefits of laminated safety glass," adds Rebecca Clayton. It's why if you are considering any internal window ideas, such as a walk-on glass floor, this is what should be specified by your supplier.

Can glass help heat my home?

As well as the benefits of using solar gain to help heat your home, there are also certain types of glass that radiate additional heat.

"IQ Glass has a product called Heated Glass," confirms Rebecca Clayton, "which acts as a transparent electrical heating source, suitable for heating spaces such as glass extensions.

"It can help eliminate condensation, and preventing snow build-up externally," she adds. "The system is electrically conductive and controlled via thermostat or home automation, producing comfortable radiant heat throughout the extension."

Wondering how much to budget for a glass extension? Find out what can impact your budget in our guide to glass extension costs and work out what you could expect to pay for your project using our handy online extension costs calculator.

It might be controversial to say extending a listed building isn't for the faint-hearted, but that doesn't mean you shouldn't consider taking on the challenge.

Handled well by using the right experts and professionals, the correct materials and with planning on your side, the results can be breathtaking and definitely worth it. But, what does it pay to know in advance if you are considering building an extension on a listed building?

Along with the invaluable advice of planning consultant, Simon Rix, here are some of the key things I learnt when extending a listed building.

1. You'll need more than one type of permission

Unlike some extensions on non-listed homes which may be allowed under permitted development rights, any extension to a listed property will need both extension planning permission and listed building consent.

And even though your application for both types of permission will go to the same place – the planning department of your local authority – it's important to understand that if you're extending a listed building, you'll need both.

Planning consultant, Simon Rix of Planix.uk explains why.

"Listed building consent is about protecting the historic or architectural significance of the building, inside and out. It’s separate from standard planning permission and is needed for any work that might affect that special character – including many internal alterations, unlike in unlisted buildings," says Simon.

"Sometimes you’ll need both consents, sometimes just listed building consent, but the key difference is the focus: planning permission deals with use, design, and context; listed building consent focuses on heritage impact."

Applying for listed building consent means that the various bodies such as Historic England or Cadw (Wales), that are responsible for adding buildings of historical or architectural importance to the 'list', will also be in the same way other interested parties are when you apply for planning permission.

They will be given the opportunity to pass comment on your plans, and these comments or requests for changes will need to be taken into consideration by the planning officer in charge of your case.

2. You can't treat it like an extension project on a non-listed building

Although it can be easy to fall into the trap of thinking that as the extension part of your project will be new, it's just like adding an extension to any other type of home, the fact is, it isn't.

If you take this approach, you're likely to face hurdles every step of the way, as opposed to experiencing a smoother approvals journey.

It's something Simon Rix raises with all his clients before they start work as it's a common mistake when undertaking work to listed buildings.

"The most important piece of advice I give clients considering work to a listed building is to engage with the heritage sensitivities of the building from the very start," Simon tells us.

"Too many applicants fall into the trap of treating it like any other extension project – assuming if it looks good and doesn’t upset the neighbours, it will be fine."

The reality is, if you starting thinking of the extension and listed building as two separate entities, cracks - both literally and metaphorically - might appear. It's all about understanding the new extension is simply another chapter of the property. Even if it's made with new construction methods, it should always reflect, or tell the story of the property it's being added to. And, those construction methods will need to take into account how the original building was made, particularly when it comes to joining old and new.

That said, despite the fact you have to honour the existing building, you can still think out of the box when it comes to your extension design – with the help of the right experts.

3. Your build team needs to have listed building experience

Extending a listed building is a specialist job, which means you need the right experts in place to see the project through from start to finish. Hiring anyone who doesn't have experience of working with listed buildings is a risky strategy and not one I'd advise taking.

And, while you can relax the rules a little on any trades working solely inside the new extension, when it comes to your core team of architect, structural engineer, quantity surveyor, main contractor (builder) and last, but certainly not least, a planning consultant, make sure you choose ones that understand the complexities involved in listed building grades and what it means to work on a property that has one.

I started the process by searching on RIBA for an architect in Wales that specialised in listed buildings. This gave me the confidence of knowing that the first spoke in the wheel was experienced and well versed in what was ahead.

Once you've got a key professional in place, it's then easier to find the right connections for other specialists. Your architect will generally have worked with others in the field, and personal recommendation usually mean your team will soon be complete.

Although I would note, it wasn't quite as simple with the builder, we went out to tender – again to companies we felt had the right experience - but some declined, some priced the job out of proportion and some clearly weren't up for the job.

In the end, it was again personal recommendation that led me to the right company who had the experience and could understand what they'd be working on and with.

4. A planning consultant will make the process easier

Although you'll naturally need to keep a tight hold of the purse strings when extending a listed building, a subject we'll come onto soon, one investment worth making early in will be hiring a planning consultant.

"Not least of all because what makes a listed building special may not always be obvious," explains Simon Rix. "It’s not just about grand façades or fireplaces, but also about things like internal joinery, roof timbers, or even later historical alterations that form part of its story.

"The earlier you involve an experienced heritage consultant, the better your chances of shaping a proposal that is both workable and approvable."

To make your investment even more worthwhile, it's also advisable to employ a local one who has experience of working with your local planning authority. Sometimes your architect may be local enough to have enough knowledge and the right relationships with the planning department, but if not, then a good planning consultant will absolutely be worth their fee.

They'll know the planning regs inside out, will have knowledge of what's been approved before and will be able to use the right terminology to get planners on board with your project – particularly if you're hoping to break the mould when extending a listed building.

While a contemporary approach to extending historic homes is a more popular outcome in many regions, it may still feel like a step too far to a local planning committee in smaller towns or villages, where no-one else has bucked the trend.

A clever planning consultant will know how to work the conversation and discussions so that it gives the planners a sense of choice, but still gives you the extension you dream of.

How do I know this? The vision of a glass, modern extension we had worked with the architect to design, became reality thanks to a planning consultant who convinced the local authority opting for something completely different to the 18th century hunting lodge would be the best way to tell the story of the listed building through the ages.

5. Don't rush the design

When I viewed the Grade II listed folly in South Wales that we later went on to extend, I'll admit to surviving on next to no sleep due to having a newborn with severe reflux. I was equally high on hormonal waves and fell deeply in love with the property

Did I have the where with all to truly appreciate the complexity of what it meant to try and extend it? Possibly not, but as planning permission to extend had only expired the previous year, the barrier to extending was already cleared.

Scanning the expired plans didn't reveal the best design, but as a worse case scenario it felt like it might be okay.

Fast forward to the end of the year and the realisation that I hated the lapsed extension plans and they wouldn't create the home or look that we wanted. It would always feel like it was second best to what maybe could be achieved. Thankfully we were only at the early stages of the process, but it meant we had to take a step back and start again.

The key lesson? If you are extending a listed building, make sure you allow enough time in your extension schedule for the design stage. It's potentially a one-time opportunity to add aesthetic value to a building that's already been noted as deserving of special recognition. The building has already lived through your ancestors and will survive generations to come. You have a responsibility to do it justice.

It was a mindset that served me well when extending a listed building, and while it may well be your home for now, it can pay to remember you are only ever really a custodian of a listed building. Make sure your design has restoration, and preservation, front and centre, in order that you ensure its continued longevity.

6. Do not attempt to extend a listed building without a contingency fund

Listed buildings have a way of way of letting you know who's in charge, when you least expect it. And this doesn't always apply to the building, but also to the land on which it's built. After all, building techniques have changed dramatically since it was first constructed, and likely not as comprehensive as they are now.

We had to dig deep both physically and into the budget when extending a listed building, as the bedrock that test holes had indicated was there, was not at a consistent level across the site. This meant the foundations involved more time and concrete than we had ever imagined, adding extra costs before we were even out of the ground.

Add to this the expense of an archeologist that CADW (the body responsible for listed buildings in Wales) had requested and what was allocated for this stage was already exceeded.

Restoring crittal style windows was also longer and costlier than planned, ceiling roses had to taken off site to receive specialist restoration work, the lime mortar and bath stone had to be sourced from a specific supplier and carved by an expert, and so the list goes on.

Thankfully, having done a number of other build projects in the past, I already knew the importance of a contingency fund, and had one in place. Did we use it all? Yes, and subsequently it did knock on to what was left for some of the final interior finishes. But, making sure the structure is the best it can be is always the way to approach build projects. Interiors can be changed, structure is not quite as simple.

So, even though your bill of quantities and final quotes should always be a realistic starting point, the reality is, combining old and new isn't the same as working with solely new. Have a contingency in place, and make it bigger if you can.

Not yet bought the listed building you're thinking of extending? Find out what experiences homes journalist, Sarah Warwick wishes she'd known first in 'the 9 things I wish I'd known before buying a listed building.'

Or, if you feel the listing might in fact not be justified, delisting a building can be extremely beneficial, as Homebuilding's editor, Amy Willis, discovered.

Juggling time, budgets and priorities when you're building an extension can be all consuming. Particularly when everything seems to cost more, take longer or take precedence when you least expect it to.

And, while I've always taken a fabric first approach to home expansion plans, believing that if you get the main structure and components of your building right, any mistakes you make on the aesthetics can easily be rectified further down the line, sometimes it pays to take a step back and think whether skimping now will really benefit you in the long run.

How do I know? Because I was guilty of doing exactly that and I soon came to regret it.

1. Include garden and external lighting design at the start – even if you can't afford them just yet

It's easy to convince yourself that you don't really need a lighting designer for your external lighting, or that you can pop up a few wall lights, run a few cables in vaguely the right direction and it will be enough. The reality is, it's not.

Even if you don't have the funds to complete your garden design yet, I urge you to invest the time in at least getting you external garden, hard landscaping and lighting designs prepared and quotes ready, so that when you do have the time and money you aren't starting the process from scratch.

While you may tweak elements once you've moved in and lived in the house for a while, understanding how to make a garden work with an extension will help you hugely when it comes to things like running water for pools or ponds, drainage, soakaways and electrics.

It's a mistake I've made more than once and one I wish I hadn't. Last minute planting plans and lighting requirements will come at a premium price when you need them urgently. I found this out to my expense in one property I extended and then decided to sell. Had I included this work before everyone left site, the garden would have had time to mature and look more complete than a rush job ever will.

2. Bathroom design is a skill – use the experts

Ever walked into a bathroom showroom, looked around and thought I can do that? You're not alone, particularly when you're flooded with social media posts of home renovators creating their dream homes.

For most of us though, having an eye for design is one thing, understanding the practical logistics of designing a bathroom where pipework and drainage play a fundamental part is another.

It's the same too with your wall finishes and bathroom furniture.. Using someone who's trained in bathroom planning and design will turn always be a worthwhile investment, leaving you with a bathroom you love spending time in as opposed to one that's just about fit for purpose and not much else.

I thought I could cut corners by designing bathrooms myself and not using a specialist company to supply the bathroom furniture, instead opting for a cheaper option. The result? Bathrooms that looked cheap, had a few bathroom layout mistakes and lacked sufficient storage. I couldn't wait to change them.

3. Choose the right driveway materials

In hindsight, I'm not sure what possessed me to think gravel would ever be the best driveway material for a sloped entrance, but I did.

I'm sure, as is usually the case, it came down to time and budget and the fact I'd used it on a previous project. But, guess what? That was a flat driveway with plenty of lawn edging in place.

It doesn't take an engineer to work out that gravel on a slope is never going to stay in place. The result? Having to delivery of new gravel on an on-going basis, which escalated costs anyway.

What should I have done? Compacted the ground that was there and waited until I had enough to pay for the resin driveway costs as this was the finish I really wanted. Sometimes patience will lead to a far better result in the long run.

4. The end result matters more than your moving in date

As cliched as it is, I was that person who wanted to be in for Christmas. And, once you get that idea in your head, you can become hell bent on making sure it happens, regardless of what you have to do to get there.

The consequence? A few days where every tradesman known to mankind was on site, trying to finish the last jobs so that we could wake up in the house on Christmas morning.

Needless to say the fights, squabbles and a few shoddy finishes, along with the complete exhaustion of still wrapping Christmas presents at 3am on Christmas Day were not worth it. Yes, it was amazing to be in the house, but would it have been better to spend an organised Christmas in the rental house and then move in post celebrations? Yes, it would have. Give me a full Christmas over a half hearted one any day.

When you've invested that much time, money and effort into building your dream home make that first celebration there worth it, not one that you resign to the 'not the best' memory box.

5. If you have the space for a well thought out boot room – use it wisely

Having plenty of space is a privileged position, and one I'm sorry to say I wasted. You'd think that growing up in Wales I'd know how much wet and mud would track into a family home with kids and pets. You'd assume I'd have accepted a dog washing station was a necessity, not a nice-to-have, and you'd have thought being no stranger to extending and renovating homes, I knew that making do, rarely serves you in the long-run.

Funny how that all goes out the window when you're up against it though. Yes, I put practical boot room flooring down, included a sink in the (way too small) utility room that was in the same area of the floorplan, and customised some Ikea wardrobes to provide storage. But, did it work? Partially, but with a little bit more foresight, it could have been so much more practical and a really valuable space. But the expense of knocking down internal walls and adding bespoke storage after the fact meant we had no choice but to make do.

Only five mistakes I hear you say? It's true, if I sat down and wrote a list of things I wish I'd done differently, there'd be more. But, with each project you learn what really matters, and what is purely an aesthetic issue that won't turn into a drama.

Not picking the best bedroom colours first time round really isn't a big issue. Choosing the wrong type of loft conversion windows or not installing underfloor heating is.

My advice? Whether you're project managing or hiring someone to do the job for you, make a list of non-negotiable items and refuse to budge from them. They'll need to include the big ticket items of course, the ones that form the superstructure of your build, but don't underestimate how some of the smaller things will eventually mount up and make a big difference if you don't get them right.

And even if you can't afford them right now, put the groundwork in place for when you can so that they don't end up costing more than they should.

After selling their first home, a two-bedroom flat in London, in 2018, homeowners Michael and Davina chose to rent with a view to buying a family home that would be large enough to raise their two children.

Two years later, when their daughter started school they decided to look for a house nearby. “While our search criteria were broad, we had always been drawn to terraced properties, although we wanted to find something that would be fit for modern living and entertaining,” says Michael.

“Although we both loved the idea of putting our stamp on a house, we weren’t exclusively looking for a project as such, but the house we ultimately bought was undeniably the one that was in need of the most renovating.”

Built on a hill, the six-bedroom house has a staggered internal layout set over five split-level floors, barely touched for 60 years. “There was a host of adaptations for its elderly inhabitant, including a stairlift,” says Michael. “Having looked at planning applications for other properties on the road, we knew it had potential.”

First steps

While the majority of the layout didn’t require too much remodelling, Michael and Davina felt they didn’t need all six bedrooms, and wanted to look at ways of redesigning the interior spaces, focusing mainly on improving the living space with a new kitchen design.

“The kitchen and dining areas were cramped and separated, and due to the fact the house is on a slope, on different levels,” explains Michael. Realising that they would need assistance to deal with this complex design conundrum, they began choosing an architect and drew up a shortlist.

They instructed Ross and Emma Perkin from Emil Eve, with a brief to retain the property’s Edwardian charm. “The stepped-level arrangement of smaller, separate rooms is typical of the era,” says Emma. “But the cellular floorplan required occupants to travel a confusing route up and down multiple stairs over varying floors to reach the expansive rear garden,” she says.

Planning the new layout

Ultimately, it was decided to design the house by splitting it into two. They opted to retain the layout of the ground and upper floors, while taking them all back to brick and modernising.

This involved replacing every sash window and creating a lightwell with a skylight, which would allow natural light to flow from the roof all the way down the core of the property. Next, they reimagined the kitchen, dining and entertaining areas.

“What was initially a separate kitchen, living room and basement would ultimately become one double-height, open-plan living space, with huge windows out onto the garden. Off this would be a pantry, guest toilet and utility room,” says Michael.

Gathering inspiration

The couple had seen the floorplans for a neighbour’s property that had opened up the rear of their home, with the difference being their open-plan space went out onto a raised patio with steps down to their garden.

“We showed this to Ross and Emma and queried how challenging it would be to get everything on one level,” says Michael. “The debate was whether we should aim for the existing kitchen level or to go further down to the basement. We absolutely loved the idea that everything could be at the level of the garden."

"While this was possibly the most ambitious thing we could have done, it did allow us to achieve the amazing double-height space, but we knew it would involve a lot of steel, digging down, levelling and glazing.”

Reaching new heights

The rear extension was a collaborative effort between Michael and Davina and their architects, who came up with three initial designs. “Eventually we settled on an amalgamation of the two designs that had the floor at garden level."

"We knew we could get some great ceiling height if we lost the original rear living room, but we were unclear on how this could work with the ceiling level of the kitchen. Ross and Emma brought this to life,” says Michael.

In the resulting design, the original kitchen floor level was lowered to that of the basement.

Manoeuvring planning permission

While the couple agreed not to build beyond what would be considered Permitted Development, they did need planning permission to extend as the property is in a conservation area. They did some research and used the council’s planning permission website to see similar builds in the area.

“The big question was whether our extension was going to be considered a lower-ground floor extension or, given we were extending out from what was the street-level living room, it would be perceived as something else. Ross and Emma’s experience here was invaluable,” says Michael.

They were also aware that the neighbours would be disrupted by the work and that the extension would be different to what they had been used to.

There were also concerns about potential party wall issues and whether the extension would impact the light into the neighbouring property, but using the 45-degree rule of light, it was determined and agreed that this would not impact them at all.

Maximising the area

“Despite appearances, the building’s footprint has not significantly increased, with the clever reworking of levels avoiding extensive excavation and underpinning,” says Emma.

“From the garden, the brick extension appears as two volumes, a tall rectangular structure contrasted by a geometric extruded form reminiscent of the previously existing rear bay windows. Handmade waterstruck bricks bring natural variation and texture,” she adds.

A reworking of the upstairs rooms has given the primary bedroom a new en suite and the removal of a water tank and part of the loft has created space for the skylight. While the house still has six bedrooms, one has been turned into an office, one a playroom and a third into a dressing room/guest room.

Opening up the space

“Originally, there were toilets, airing cupboards and lots of storage on the landings, but we wanted the ‘core’ of the house to flow easily between the landings, so we did everything we could to make this space light and airy. The fact that the bedrooms are so large meant that new joinery such as bespoke wardrobes could be built inside them,” says Michael.

“The new skylight and the void in the loft have converted what was a cramped and dark stairwell into a bright and open core to the property. The main loft couldn’t be converted to a habitable space as the headroom is too prohibitive, so it’s been boarded out for storage space, while part of it was turned into a ‘nook’ off one of the kids’ bedrooms.”

Living through the build

While the building work was being carried out, the family continued to live in their nearby rented flat. This meant they were able to visit the site regularly to deal with any decisions, while the project was managed by the architects.

“We had a great relationship with the contractor, Evoke Projects, who was happy to come directly to us for decisions, which made it a very fluid process,” says Michael. “The lines of communication were excellent and nothing was ever lost in translation.”

A lot of excavation was needed at the rear of the house, which had to be done by hand as it is a terraced property and it was impossible to get heavy machinery through it. This involved a huge amount of manual labour and took longer than expected. “Covid and its associated restrictions certainly impacted progress on site,” says Michael.

“Supply chains at the time were massively impacted and this caused long delays with the basement extension glazing, which meant we weren’t watertight as quickly as we were hoping to be. Additional underpinning costs were also needed in a small number of places, and some restorative work had to be done to one of the chimney stacks.”

Improving the energy efficiency

The garden was so overgrown when they bought the house that Michael and Davina didn’t realise how large it was until it was cleared. “It was no mean feat taking everything through the house before the construction team arrived,” says Michael.

“Despite viewing the house multiple times before moving in, we never actually got more than halfway down the garden and hadn’t fully appreciated just how long it was!”

By replacing all of the doors and windows, replumbing and rewiring, as well as re-roofing and insulating, the house is as energy efficient as it could reasonably be. “We did consider an air source heat pump, but felt it was impractical as we couldn’t find an appropriate location for the fan unit,” says Michael.

The couple say they have a lot of fun showing people the house for the first time. “We always start upstairs first and then pull back the pocket door on the ground floor to reveal the extension,” says Michael.

“The look of disbelief on everyone’s face when they see the volume of space we have created is priceless. Looking at the house from the street, it is hard to imagine that we could possibly have as much space at the back of the house as we do.”

For more inspiration, check out this stunning self build with sustainable innovations.

A paralysed man from Surrey who spent three years sleeping in his dining room has described how a team of volunteer builders gave him his best night’s sleep in years – by building a home extension for free.

Paul Kitterman, from Addlestone, was left paralysed from the waist down in 2021 following a sudden spinal abscess. With no accessible facilities in his home, Paul had been sleeping in the dining room behind a curtain, without access to a toilet or shower.

Now, thanks to more than 25 volunteer tradespeople from the charity Band of Builders, Paul has a custom-built ground-floor bedroom and bathroom – and says he finally feels like himself again.

Paul's story

Paul’s ordeal began suddenly in October 2021, when what felt like a bad back turned into a medical emergency.

He collapsed in A&E and was later diagnosed with a spinal abscess, pneumonia, and sepsis. Doctors placed him in a coma, and although his life was saved, the damage left him paralysed from the waist down.

He spent six months in hospital and rehabilitation, and returned home to a house that wasn’t equipped for his new needs and he and his wife could not afford the cost of a new extension.

While Paul showed remarkable determination, even returning to work, he had no private space or accessible bathroom at home.

Paul and his wife Sasha reached out to Band of Builders (BoB), a national construction charity that supports tradespeople and their families through practical projects when illness or injury strikes.

The builders and businesses who stepped up

Once planning permission for the extension was approved, more than two dozen tradespeople from across the UK travelled to Surrey to complete the project in just three weeks.

Materials were donated by companies including Jewson, Ibstock, Forterra, Ideal Bathrooms and SIG Roofing, with DEWALT coming on board as the headline sponsor.

Tim Winstanley, Senior Brand Manager at DEWALT UK, said: “When we heard about Paul’s story, we knew we had to get involved. Projects like this show how powerful the trade community can be when it pulls together.”

One of the project leads, Andrew Pell, added: “This wasn’t just about bricks and mortar – it was about giving Paul the comfort, dignity, and independence he hadn’t had since 2021.”

The new extension includes a wheelchair-accessible wet room and a spacious bedroom, giving Paul a level of comfort and normality he’d been missing for years.

Paul says he's been 'given a chance to live with dignity again'

Paul and his wife Sasha expressed deep gratitude to the Band of Builders volunteers and the many companies that donated materials to make the project possible.

For Paul, the impact has been immediate as he stated: “I’ve had a great night’s sleep every night since the build.

“This project has changed our lives. This extension gives me my dignity and privacy back, as I now have shower and toilet facilities, as well as my own bed."

Actor Kelsey Grammer has stirred controversy by successfully bypassing planning permission requirements to demolish their historic property dating back to the post-medieval period.

Despite initial refusal from North Somerset Council to extend the 1840s building, Grammer and his wife, Kayte Walsh, have now received approval to demolish the cottage under permitted development rights, which locals have described as a planning "technicality".

The proposal has sparked debate in the local community with many concerned that the redevelopment will result in the loss of an important piece of local history with the cottage's heritage now at risk.

Council performs planning U-turn

Earlier in 2024, the Grammers submitted an application for a significant remodelling of the property, including demolishing existing extensions, building a large two-storey addition, and altering access to the site.

The proposal was rejected by the council for reasons such as inappropriate development within the Green Belt, harm to the historic character of the cottage, and potential highway safety issues.

However, the couple returned with a different approach: applying under Part 11, Class B of the Town and Country Planning Order 2015, a permitted development order.

This application only addressed the method of demolition and site restoration, bypassing the previous objections. The local authority ruled that prior approval was not required, effectively clearing the way for the demolition of the historic building.

A piece of history at risk

Squires Cottage, though not officially listed, is considered a non-designated heritage asset.

The cottage is one of the oldest buildings in the area, visible on 1840s tithe (National Archive) maps, and holds significant local historical value. The cottage's proximity to Walton Common’s Iron Age hillfort further enhances its archaeological importance.

The Conservation & Heritage Officer was consulted on the proposal and raised serious concerns about the potential impact of the development.

It was noted that the demolition and planned extensions would have a direct impact on Squires Cottage, which is recorded on North Somerset Council’s Historic Environment Record (NSHER) as a non-designated heritage asset. The proposed changes were deemed harmful to the historical value of the cottage, as well as the visual landscape that surrounds it.

These concerns were raised during the previously rejected planning application, but as the new work qualified for permitted development rights the historical importance of the site could not be used to reject the application.

'It deserves to be protected, not demolished'

The news has sparked debate in the local community, with many neighbours expressing strong opposition to the demolition.

One local resident said: "It’s disheartening to see such a historic building being torn down because of a loophole. Squires Cottage is part of the heritage of this area, and losing it would be a great loss to the community."

Another neighbour, who has lived in the area for decades, shared their concerns, saying: "The cottage may be old and in need of repair, but that doesn’t mean we should just tear it down. It’s one of the last remaining pieces of our local history, and it should be preserved for future generations, not bulldozed for convenience."

The Walton-in-Gordano Parish Council also raised objections, with a spokesperson stating: “Losing this cottage would be like erasing a page from our history. It’s a historic structure in a stunning location, and it deserves to be protected, not demolished.”

One local resident commented: “The original application was refused on multiple solid planning grounds... Now, thanks to a technicality, they’re allowed to bulldoze a piece of North Somerset’s heritage. It’s disheartening.”

Another neighbour emphasised the broader impact on the area’s character: "The rural charm of Walton Bay could be permanently altered if this precedent is allowed to stand. We should be protecting the area’s heritage, not letting developers take shortcuts".

However, a council spokesperson clarified: "This type of application is governed by specific technical regulations which do not allow for the usual considerations of the heritage value or the broader community concerns."

While the objections raised were acknowledged, the council said that it was not within its jurisdiction to take those concerns into account in this specific case.

If you're considering building an extension, the reason why is generally defined by the need for more space. And while it's common to see extensions created to house kitchens, if you're opting for an extension to increase your communal spaces, you may be on the hunt for living room extension ideas.

Although open plan extensions often incorporate some additional living zones, living room extensions work particularly well when they not only expand your space indoors, but also improve your connection with the outdoors.

We've found five great examples of living room extension ideas done well, including before and after pictures and expert advice, so you can start planning yours.

1. A staggered extension design can help zone the inside

As is commonly found in London properties, this lower ground floor flat was dark and struggling with a poor internal layout. The owners were keen to stay in the area, but needed more space for the family and also wanted to improve their connection with the valuable outdoor space.

"We were keen to make two big changes at the property" says Melissa Robinson, architect and director at MW Architects who designed the scheme. "We wanted to connect the living spaces to the rear garden which was being beautifully redesigned by the client who was a landscape gardener and to create an open plan living space that felt defined," she explains.

Their approach was to do two things. Reverse the layout of the flat inside, and extend into the garden outside so that the main living spaces had direct access to the outdoors.

"Due to the layout of the flat - a courtyard option presented itself quickly on one side which then led naturally to two further projections one to the opposite side and one to the rear, which each then provided a different use within the overall space," says Melissa Robinson.

Inside, a series of light wells were also added to bring light into the living spaces and the bedrooms that were now moved to the front of the property. And, although the extension doubles up as an open plan kitchen extension, a number of clever architectural features were employed to help create separate zones.

Lowering the ceiling in the living area created the feeling of an inglenook and has become a cosy zone for movies and bedtime stories.

The kitchen and dining areas are more open plan, with the kitchen occupying its rightful place in the heart of the home and offering views throughout the length of the property – perfect for watching the children playing in the garden. But, the stepped exterior design combined with stepped ceilings inside provides a sense of defined cooking, living and dining spaces that can equally adapt over time to suit the family's changing needs.

Connection to the outdoors has also been achieved in a number of ways.

"The different external projections of the extension led to complimentary external spaces in the ‘gaps’ which adds further definition outside," explains Melissa. "The design also meant that the physical connection to the garden was strong on all sides as we were able to get light in on almost every edge."

Large pivot doors provide uninterrupted access to the outdoors, deep window seats offer a spot to sit and enjoy the garden views, regardless of the weather, while a wraparound window further blurs the boundaries.

"The result is a relaxed and modest space that feels secluded due to its sunken position and yet remains bright and airy - an unusual combination," Melissa. "It's quite wonderful as you feel like you are in larger spaces than you are, but with enough definition to feel contained, but with the feeling of the outside being inside also very present throughout."

2. Lowering the ground floor helped create a truly indoor/outdoor living room extension idea

As with the previous living room extension idea, one of the driving forces behind this project was finding a way to improve the relationship with the outdoors.

"The project was a four storey early to mid Victorian house in North London, to which we added a single storey living room and kitchen extension," explains Spencer Guy, a director at Levitate, the practise that designed this extension.

"A common problem with London terraced houses is that they have a poor relationship between the inside and the garden. This is because the ground floor is often raised, or the houses are on a sloping site. That was the case with this house," he says noting how the the ground floor was originally half a level up from the garden.

"We were asked to suggest ways that the property could be altered such that it became more suitable to the client’s way of life," expands Spencer Guy.

The solution? "As the property already provided enough space for the family, our ideas focused upon improving the relationship between the inside of the house and the garden. We also wanted to make the kitchen as the central space in the house, at the heart of the property," says Spencer.

This was achieved by removing the floor of a second rear sitting room and lowering this to the level of the garden and converting it into the kitchen. The kitchen therefore becomes nearly double height and links the upper floors of the house with a new rear extension.

"The practical use of fibre glass as roof coverings helped achieve the form and solve the detailing at the junctions," adds Spencer, "while the use of two sets of large bi-fold patio doors, opened up the corner of the new room.

"You can completely push open the glazing onto the mature garden, and the no-step access with complimentary internal and external floor treatments, creates an optimal indoor outdoor living space."

3. Think outside the box with your living room extension ideas

When designing an extension, a good architect will find a variety of ways to add interest. Whether this is through the materials, glazing, size or shape of your new space, it's always fun to incorporate a little thinking 'outside of the box'.

In the case of this living room extension idea, they took the box and literally turned it. Not on its head, but at an angle. Why? To maximise light and create maximum visual interest.

"We were asked by the clients to turn their disjointed home, comprising of lots of small separate spaces, into an open bright and light filled home that better suited their needs as a young family who love to host and entertain," explains Yaniv Peer director of Iguana Architects.

"Our brief was to increase the footprint and increase the light and this unique angled design was the outcome. The large skylights and rear doors flood the space with light, even on a grey London day. Having lived in a dark, cramped space, they wanted more than anything for it to feel clean and bright," explains Yaniv Peer.

The theme of light and bright followed into the interior finishes too, with simple, unfussy decor being the main choice.

The property also boasts eco-credentials too. The green roofs on the new extensions reduce water runoff, provide insulation, improve air quality, create a habitat for wildlife, enhance aesthetics, and mitigate the urban heat island effect by lowering surrounding air temperatures.

4. Breathe new life into a traditional home with a modern extension

Located in Edinburgh, this semi-detached Victorian villa had previously been extended but instead of uniting the house and garden, it merely served to provide a cold barrier, explains Duglad Skene, architect and director of DS Architecture, the practise responsible for designing the new, modern extension.

"However, the potential of the lower level was clear, offering an opportunity to create a new heart to the home including a new kitchen, a family dining area and an informal living space that engaged fully with the north facing garden and invited as much natural light into the space as possible," says Dugald.

Although the overall design of the extension is bold and modernist, high quality and natural materials were chosen that are sympathetic to the existing home, including standstone and zinc.

Inside, clerestory windows and archways help to create zones between kitchen, dining and living spaces while allowing a more open-plan and light filled feel.

Practicality was also important to the family and a boot room was added to the design which is accessed on the lower level from the side driveway, providing a functional threshold protecting the indoors from the outdoor elements.

5. Double up with indoor and outdoor living room extension ideas

Would you believe this vast extension was the previous site of a conservatory idea?

Adam Knibb Architects was briefed with creating a unique and contemporary addition to the period property, all while ensuring the existing charm of the current home remained.

The response was to create a full width single storey ground floor extension that added space, light and plenty of new living spaces.

Large glazing features on the garden facing side of the extension in order to bring light into the new spaces, while from the front of the property, the new extension isn't visible to ensure security and privacy.

Inside, an open plan kitchen diner links to the existing home, acting as a central connection between old and new, while comfy seating areas offer places to sit and relax.

So, if you are thinking of living room extension ideas, what is the best advice to follow and is it the same as considering other types of extensions?

"If you are thinking of a living room extension the best advice we can offer is to plan thoroughly and allow time for preparation," says Yaniv Peer. "Control every feasible element. Make sure the design meets your needs in terms of layout and functionality, as well as style," he adds.

"Find an architect to help you secure planning permission, undertake drainage surveys, arrange party wall agreements and guide you through the design process as a while, and if possible, engage an interior designer for a cohesive aesthetic," advises Yanner. "And finally, make sure you've finalise all first and second fix details before the tender process in order to avoid costly on-site changes and project delays."

A couple from Godalming, Surrey, has been handed a staggering £70,000 community infrastructure levy (CIL) charge after they sought planning permission to demolish and replace an existing extension on their home.

The hefty bill was issued by Waverley Borough Council, despite the extension initially being considered exempt from such fees.

The couple, Steve and Caroline Dally, were left shocked when the council unexpectedly changed its ruling and demanded the payment within 60 days - threatening repossession of their home if they did not comply.

The work done and the reason behind the fees

The Dallys had originally received planning approval to replace an old extension on their property. This work, which was expected to be exempt from CIL charges, involved demolition and rebuilding.

However, when they sought to make a few minor adjustments to the plans, the council reassessed their application. As a result, they were suddenly hit with a £70,000 charge, despite the project not involving the construction of a new home or large-scale development, which are the typical triggers for CIL fees.

The CIL is a charge levied by local councils on new developments to help fund local infrastructure, such as roads, schools, and parks. Generally, self-builders and home extensions are exempt from this charge, but these exemptions require proper documentation.

In this case, the Dallys, like many homeowners, were unaware of the need to apply for the exemption and were therefore subjected to the fee.

The council's charge brought the attention of some high-profile MPs such as Jeremy Hunt who stated: "I very much hope Waverley Councillors vote to support the motion by Cllr Atkins and Cllr Austin to request a discretionary review of CIL – which may enable victims like Mr Dally the opportunity to apply to get this money reimbursed."

The council's justification for the charges

Waverley Borough Council, in a meeting, clarified that the CIL charges were applied correctly according to the law.

They stated: “We have acted completely in accordance with all regulations that we’ve serviced. They’ve been served correctly. No notices have been issued to a non-cil liable development. We have acted completely in accordance with all regulations that we’ve serviced. They’ve been served correctly.”

“We’re really clear that we haven’t acted illegally. But we are dealing with a very very difficult piece of legislation.”

The council explained that while most residential annexes and home extensions are exempt, exemptions must be formally applied for. In the Dallys’ case, there was confusion around whether their home extension qualified for an exemption. As the nature of the project changed, so too did the CIL charge.

The emotional and financial toll on the couple

For Steve Dally, the financial burden was overwhelming.

Forced to take out an additional mortgage to cover the fee, his monthly payments increased by £400, adding stress during a time when the country was facing the early stages of the Covid-19 pandemic. Dally, aged 65, feared the worst, even contemplating selling the home he had worked his whole life for to pay off the debt.

The couple's experience with the CIL process has been nothing short of traumatic. “It’s traumatic,” said Steve Dally, describing the mental toll and sleepless nights. “You lose sleep and end up crying your eyes out – what can you do about it?”

Despite efforts to seek help from local councillors, the local MP, and even the ombudsman, the Dallys’ struggle was not resolved until January 2025 when the council agreed to allow residents to appeal CIL charges through a discretionary review process. This decision came after the Dallys’ case was brought to light as part of a broader issue affecting more than 20 homeowners in the area who had been similarly hit with surprise CIL bills.

Council’s response and plans for change

Waverley Borough Council acknowledged the emotional and financial toll CIL charges have had on homeowners like the Dallys.

Council officers explained that the CIL regulations were complex, and while they aimed to ensure that infrastructure funding was secured, they had recognised that many residents were unaware of the paperwork required to claim exemptions.

The council promised a review of the CIL process as part of its local plan moving forward. The changes include introducing a discretionary review period for those who believe they have been unfairly charged, allowing homeowners the chance to appeal and potentially recover fees. The review window will open from June 2025 to May 2026.

However, not everyone is optimistic that this new process will provide immediate relief. “It’s a long way to go yet,” Steve Dally remarked, expressing concern that the review process may not be as compassionate as hoped. “There will be a lot of people in Surrey who will be impacted by the same issues and won’t know what to do.”

You may not have given too much thought to making your extension work with your garden, instead focussing on the extra space you will be gaining internally. But failing to ensure each does justice to the other is a missed opportunity.

While building an extension is a project primarily undertaken to expand a property and add rooms, it needs to be designed in a holistic way that means its design, both inside and out, make the very most of and enhance your external spaces.

"Adding an extension offers an excellent opportunity to reconsider how the property connects to the garden, enhancing the look and feel of a home as well as how you live within it," says Neil Gaskin, director at Sketch Architects.

With that in mind, we reached out to the experts for their advice on the best ways to build an extension that sits in harmony with your garden.

1. Aim for a seamless connection

Any house extension ideas should always be designed with the garden in mind, otherwise you risk them jarring with your surroundings. Ideally, you want the two elements to blend in a visually coherent way.

"The connection between a house and its garden goes beyond mere visual appeal. It is about creating a seamless transition between indoor and outdoor spaces, where the boundaries blur and the garden becomes an integral extension of the living area," explains Simon Drayson, director at George & James Architects. "This relationship influences how a home feels, how it is used, and how it interacts with its natural surroundings."

Neil Gaskin goes on to explain the best ways of creating this seamless effect.

"Creating a consistent floor level from the interior to the garden terrace can reduce a sense of difference," says Neil. "This can be further enhanced by installing any opening glazing with a fully recessed bottom fixing base track to have a totally step free link. This blurs the sense of boundary between home and garden."

2. Align the garden with the house

Building an extension on a sloping site is not uncommon and, in many cases, the extension will sit lower or higher than the garden. In order to unite the two, therefore, this level change needs to be addressed. This might mean undertaking some excavation work.

George & James Architects designed the extension below carefully to enhance the connection between the inside and outside spaces, as Simon Drayson explains.

"A new terrace was carefully carved into the landscape, aligning it with the interior floor level," he says.

"The garden terrace is carefully designed with dedicated outdoor kitchen, BBQ and preparation area, strategically positioned adjacent to the indoor kitchen so it can easily be used as an extension to this space in the warmer months."

3. Tie flooring together as one

One of the most effective ways of bringing an extension and the garden together, both physically and visually, is to use the same flooring material for both.

"Selecting a single material for the flooring that extends from the inside out to the garden terrace can work to visually connect the two zones, making the areas feel like a cohesive whole," explains Neil Gaskin.

If this is something you are keen to implement, when choosing patio doors, be sure to speak to your installer about how you can create a level threshold that remains watertight. This will add to the united appearance.

4. Match landscaping materials to your extension

By considering the materials you use within your extension design when it comes to your garden landscaping ideas, you will ensure the two complement one another perfectly.

"Carefully selecting the materials used in the construction brings the design of the house and gardens even closer together," says Simon Drayson.

It might be that you use the same style or colour of bricks that have been used to clad your extension for your paving or any retaining walls, or mirror materials on garden rooms or structures.

For the project below, Simon Drayson explained that handmade Petersen Tegl bricks have been used throughout, ensuring the hardscaping in the garden feels like a natural extension of the home’s architecture.

5. Prioritise glazing placement

The role that your choice of windows and doors will play in the way that your extension and garden interact with one another cannot be overestimated.

"Glazing placement is a hugely important way to physically and visually connect a home to the garden," says Neil Gaskin. "Strategically positioned, expansive openings invite the outdoors in."

Both sliding and bifold doors are brilliant ways to physically open an extension out into the garden, but don't discount the effect fixed glazing, such as picture windows, can have on fostering a connection too.

6. Consider remodelling existing spaces

Extensions always need to be designed with existing spaces in mind, benefitting the original 'host' building rather than causing it to play second fiddle to the new addition. This might mean that they are formulated in a way that pulls more light into previously dark spaces, or that they make the flow of movement between rooms freer.

However, the arrangement of the existing layout and its integration into the extension can also make or break how well it works with the garden.

Don't be afraid to explore the opportunity for knocking down internal walls in order to improve the relationship between the interior and exterior spaces.

FAQs

Should you design your extension or your garden first?

All too often, gardens and landscaping in general, get left as a bit of an afterthought, meaning that either the budget has been used up by extension costs or that the outdoor spaces don't align with the new extension.

"Designing your garden at the same time ensures a seamless flow between your indoor and outdoor space," advises Marc Lane, design director from Landscapia. "It does not commit you to build both at the same time, but it will help you see opportunities and give you the potential to create a beautiful extension of your home both inside and outside."

Bear in mind that it isn't just rear extension ideas that should be designed to work in harmony with your garden, side and even front extensions also need to enhance your outside spaces.

Mohammed Azhar, a 57-year-old builder from Bradford, has finally started work to demolish an illegal extension after 13 years of defying planning orders.

The single-storey brick structure, built in 2011 at Azhar’s home on Intake Road, was constructed without planning permission and was ordered to be removed by Bradford Council in 2012.

Despite numerous notices, court hearings, and fines over the years, it took years of legal pressure before demolition work commenced late last month.

A prolonged legal battle: 13 years of defiance

Azhar’s troubles began in 2011 when he built an extension without planning permission.

As a builder by profession, he was aware of the need for planning permission for the extension but he decided to carry out the work anyway. This led Bradford Council to issue an enforcement notice in March 2012. This notice required the removal of the extension by June 2012.

Despite a retrospective planning application being submitted and subsequently refused in January 2013, Azhar continued to ignore the order. “The planning department made repeated attempts to contact Azhar, but there was no compliance,” said Andrew Stranex, the prosecutor for Bradford Council. By 2022, a decision was made to prosecute Azhar, marking nearly 11 years since the original enforcement notice was issued.

“Over the years, contact was made with the defendant numerous times, but there was no compliance,” Stranex said in court. Even after Azhar appeared at Bradford Magistrates Court in February 2024, where he pleaded guilty to failing to comply with the enforcement notice, the extension remained standing.

“At that point, Azhar told the court that he would have the extension demolished within three months. But this never happened,” Stranex added.

The extension’s purpose and Azhar’s defense

Azhar’s defense in court was tied to a personal family matter. He explained that the extension was initially built to house a downstairs toilet for his elderly parents, who struggled with mobility issues.

At the time, his parents were both very ill, and he sought to improve their living conditions. “I built the extension for my parents, who were very ill and couldn’t go upstairs. I’m sorry for that. I’m now in a position where I need it,” Azhar stated in court.

His lawyer, Jabran Hussain, further clarified the situation, explaining that Azhar’s parents had since passed away, but Azhar continued to retain the extension for his own use due to his own health problems. Hussain argued that Azhar now understood the importance of complying with the enforcement notice. "Within two months, this extension will be demolished at great expense. A new application will then be submitted to build something the council will be happy with,” he stated.

Despite these personal circumstances, the court remained firm in its stance, noting that Azhar, being a professional builder, should have understood the gravity of his actions. “With your background being a builder, you should have realised the seriousness of this,” the judge said.

The court’s final decision and the £3,000 fine

In the end, the court imposed a £3,000 fine on Azhar for failing to comply with the enforcement notice. He was also ordered to pay an additional £200 surcharge.

The judge stated: “It is regrettable it has taken so long, and taken two court appearances for you to start the demolition.”

While Azhar had begun work to remove the extension following a second court appearance in February 2025, Stranex emphasised that this action came far too late. “It has only been after two court appearances and a 13-year time period that the work has started,” he said.

The court's ruling reflects the long road of enforcement and legal action that has been necessary to compel Azhar to act. Local authorities have made it clear that the extension must be demolished by the end of May 2025.

The importance of maximising light when adding a kitchen extension is often overlooked, yet this is something that marks the difference between an addition that adds both space and value to a house and one that comes at the expense of existing spaces.

Building an extension should not only be about adding physical capacity to a property – it should also be based on a design that improves overall flow and actually enhances the original building. Sadly, all too often, too much emphasis is placed on achieving that extra space without thought being given to what the new section will feel like to spend time in. At a basic level, your two main priorities should be to pull in as much light as possible to your extension, at the same time as being vigilant that the new structure won't block light from the rooms it is being built off.

We reached out to some trusted architectural experts for their advice on maximising light in an extension to ensure your project is nothing but beneficial to the way you live in your home.

How to maximise light in a kitchen extension

While you might think that you've got everything covered when planning out your kitchen extension ideas – layout, appliances, storage and so on – one thing that is often overlooked is how much natural light this new space will receive and how the provision of this will impact the amount of units you are able to incorporate.

With this in mind, our guide looks at the best ways of pulling in light at the same time as achieving your dream kitchen.

Use rooflights and ceiling glazing

This has to be the best way of getting the very most natural light into any type of extension, but in the kitchen, where wall space is precious, it is particularly useful. Bringing in light from above with ceiling glazing and rooflights will also help overcome any issues with your extension blocking light from existing 'middle' rooms.

"By adding an extension to a building, the room that once had an external wall with windows becomes isolated deep inside the house and daylight can be an issue," explains architect David Nossiter of David Nossiter Architects. "To resolve this, I nearly always add a large rooflight where the extension joins the existing building. I like to make my rooflights align with the internal features of the build, where possible. It just makes things looked considered and the cost of a bespoke rooflight is generally not greatly different to a quality off-the-peg one."

"A common challenge when adding a rear extension to a terraced house is that the central area can be left feeling dark and disconnected from the outdoors," agrees Neil Gaskin, director of Sketch Architects. "One effective solution to combat this is to install rooflights or skylights at the junction between the old and new, allowing natural light to be drawn deep into the kitchen and the rest of the home, whilst also creating a stunning feature of the interior."

Use glazed patio doors – carefully

The benefits of large, glazed patio doors cannot be underemphasised. Not only do they create a fantastic connection to outdoor spaces, even allowing homeowners to open up their kitchens almost entirely to the outside when the sun decides to shine, but they also draw in tonnes of natural light.

However, for all their plus points, there are a couple of factors to take into consideration when using them within a kitchen extension – with the main one being the fact that they will mean sacrificing wall space that could otherwise be used for citing a run of units.

"Another impactful design element to consider is slim-frame patio doors," advises Neil Gaskin. "These minimalist doors not only enhance the flow of light into the space but also give the illusion of a larger opening. By extending the patio doors to the full height of the ceiling, you can add a sense of volume, elevating the overall feel of the kitchen extension and boosting the natural light levels."

Both bifold and sliding patio doors are smart choices. Sliding doors tend to be available with slimmer frames, meaning more light and better views, while bifolds can be opened up completely during warm weather.

Consider corner windows

Corner windows – that is those that wrap around two walls of an extension – can really help boost those natural light levels, as well as giving multi-dimensional views.

Often, this style of window will be fixed, as with picture windows, another great idea in kitchen extensions. The beauty of fixed glazing such as this, is that it can be specified in very large sizes, with minimal framing.

While we're on the topic of more unusual glazing, take some time to consider bifold windows. Like their close relative, the bifold door, these slide and fold up against a wall to create one large opening that allows lots of light in. Unlike doors, however, they allow for units to be fitted beneath.

Combine several types of windows

Most kitchen extensions tend to benefit from using a combination of different types of windows, strategically placed, as opposed to just one large glazed opening.

It might be that you choose to have roof glazing installed at the junction between the old and new sections, large sliding doors leading to the garden and a more standard-sized window elsewhere, for example.

In the case of flat roof extensions, don't miss the opportunity to incorporate a roof lantern or some ceiling glazing – both work particularly well over kitchen islands and in kitchen diners and can also be fitted with lights in order to illuminate the area below once night falls.

Choose a kitchen layout that allows light to flow

You might not have given much thought to the way in which your kitchen layout ideas will affect how light your extension feels, but it really can impact hugely.

While there isn't necessarily a 'best' layout, you need to ensure that the positioning of your units is designed in conjunction with the location of your light sources.

That said, L-shaped kitchen ideas are great for open plan kitchen diners as they allow light to spill through to the dining area really well – U-shaped layouts with a central island can work in a similar way.

If you are working with kitchen diner ideas, aim to locate the kitchen in the existing section that is being opened up, or at the 'back' of the new extension where it will benefit from shared light. The dining area, which won't need base and wall units, can be cited within the more heavily glazed spot.

When it comes to layout mistakes, avoid placing full-height or wall units either side of windows as they will prevent light entering and fully spreading into the space.

Choose your materials and finishes to reflect light

Alongside your choice of glazing and your layout, the materials you use for your units, flooring and finishes can also help increase how light the space feels.

Sticking to a colour palette that lies to the lighter end of the scale is a good idea and, while glossy units are currently rather out of favour when it comes to kitchen trends, the use of mirrors, placed to reflect natural light back into the room is hugely beneficial.

Pale, creamy natural stones, such as marble and limestone work well at keeping kitchen extensions feeling airy and bright when used on floors and worktops, and bare wood finishes also help with a breezy look.

FAQs

How to avoid overheating in a kitchen extension?

It can be tempting to go a little overboard with glazing when trying to get as much light into your new addition as possible, but you need to take care here and look into how to prevent overheating in homes. Depending on the orientation of your extension, you could well end up with a space that feels uncomfortably warm to spend time in when the sun is streaming in.

"We would always recommend investing in high quality, high spec glazing units – this is not an area you want to cut the budget on, otherwise your property might not be comfortable throughout the year," explains Neil Gaskin. "It's also important to check whether you are likely to need solar control glazing. Whether you’re looking to maximise daylight or minimise heat gain, the right glazing can make all the difference in creating a sustainable, comfortable home."

If you are really concerned that your new addition won't feel light enough, take a look at our round-up of glazed kitchen extension ideas – guaranteed to result in a space that will be full of natural light throughout the day.

If the feeling you're outgrowing your home has led you to consider extension ideas, it's only natural to wonder how much value does an extension add – even if you're not planning on moving again anytime soon.

Or perhaps you've purchased a home with a view to renovating and extending, in which case although getting a return on your investment will be emotionally tangible immediately, knowing what you might get back in cash terms in the future is important to help finalise your budget, as any costs spent will need to be recouped.

But, it's not just about the monetary value, there are other benefits too. We asked property experts for their views on how much value does an extension add and which type will give you the best return both now, and when it comes to selling your home.

How does an extension add value?

Before we delve into the monetary benefits of adding an extension, it's worth looking at the additional value one adds to your home as a whole, says Natalie Mitchell, property and construction expert at HomeHow.

In general, whether you're looking to add a kitchen extension, utility or bedroom, each extension will add value to your lived experience in the following ways:

1. Increased living space

"Extending your home means that you will have more room and living space for yourself and your family. Instead of living in cramped and cluttered conditions, you will now have plenty of space for your needs," says Natalie. "It will allow your home to become more comfortable, functional and give you the freedom to use that space as best befits your family's needs."

2. Added storage space

"Along with extra living space, an extension can be a great opportunity to add more storage space to your home. You will be able to add new cupboards, shelves and closets to your home, freeing up space in other rooms," advises Natalie. "You may also wish to use the extra space entirely for storage, it comes with a lot of freedom and reduces the worry over where to put everything and how to keep your home looking clutter-free."

3. Alternative to moving

"If upsizing feels a little out of reach, and you're not sure whether to move or extend, adding an extension can be the ideal solution to avoiding the cost and stress that comes with moving home. You can stay in the home that you love and simply adapt it to meet your changing needs," she suggests. "By adding an extension, you will also be avoiding a lot of the costs that add up when moving to a brand new home, such as estate agent fees, stamp duty, and removal costs."

4. A bespoke living space

"Unlike buying a new home, adding an extension to your current home allows you to have full control over the design and functionality of the new space. Every aspect can be tailored to look, and function, exactly how you want it to," says Natalie.

Types of extension and their added monetary value

“Adding space is a great way to boost the value of your home, both for you, and future owners," says Colby Short, co-founder and CEO of Get Agent, "but it’s important to understand which areas of the house add the most value in the eyes of buyers, before you commit to improving or expanding them."

And although your need for more space means you may not be able to consider a loft conversion as part of your extension plans, when it comes to extension vs loft conversion, there's one clear winner say the experts.

"A loft conversion is likely to bring about the biggest boost, as it’s thought to add 20% to the value of your home - that’s over £50,000 on the current average UK house price," says Colby.

But why is this type of extension the one that adds the most value?

"It's largely down to the potential and versatility of the space, as not only will it add a considerable extension to your home without the need to start completely from scratch, it can be used for a variety of uses," explains Colby. As well as providing a great space for a new master bedroom and ensuite, it can also serve as, "a home office, an additional guest bedroom, a nursery, play room and so on," he adds.

However, if you're looking for extra kitchen or living space, loft conversion ideas won't always be suitable. So what is your next best option?

"Double storey extensions, along with kitchen and garage conversions are also some of the best to tackle if adding value is your aim, as they will bring a boost of between 10% to 12%," says Marc von Grundherr, Director of Benham & Reeves.

Suitable for adding extra living space as well as bedrooms or home office solutions, the cost of a double storey extension also isn't twice as much as a single storey, meaning as well as giving you and your family more space while you live there, it could potentially widen your buyer market if you've added bedrooms and opportunities for separate reception areas.

"However, whilst double storey conversions bring some of the biggest value boosts, if speed matters at this moment in time, single storey extensions will cost less and can be completed more quickly," adds Marc.

That said, choosing the right kind of single storey extension matters too according to Colby Short, who breaks down the potential cost vs value gained for some of the most popular types of extension when compared against the average house price in the UK.

Of course, what these figures don't account for is the average cost of an extension which can vary greatly depending on the type, size and style you add, as well as the added value of any other renovations that take place as the same time as adding an extension.

And, while the average house price is used for the purpose of this table, these often tend to be smaller properties where there isn't room to extend in any direction. The reality is you will likely have paid more than this for your property.

So while you may look at the average cost of a kitchen extension and see figures of £50,000 plus and see a value add of £53,617, if you are buying a lower cost property as a renovation project, remember the overall value of it won't just increase by the 20% your kitchen extension has added.

How to get the best value when adding an extension

So what do the experts suggest when it comes to making sure you get the best value out of any extension you add to your home? The good news is that any extension, done well, will add some type of value, but it's getting the execution of it right that can have the greatest impact.

"When it comes to reducing property value, an extension, if done properly, is rarely ever going to reduce your house price," says Colby Short. "So, whilst there’s no real bad extension in this respect, a poorly executed project however could potentially reduce the value of your home.

"Poor designs, overly large additions, extensions that alter the original character or a house, or poor materials could all contribute to a poor extension that could do more harm than good," he warns.

If you do have plans to extend in order to boost your property’s appeal during the selling process, both now, or in the future there are always steps you can take to ensure you execute the project properly and protect yourself when it comes to moving on. Marc von Grundherr suggests the following four key areas are covered correctly:

"1. Understand what planning permission or building regulations might impact your extension and consult with your neighbours to fully understand any party wall agreements.

2. A detailed survey and a good structural engineer, as well as a top notch architect and builder are all vital pieces to the puzzle.

3. Plan your budget meticulously and don’t over stretch, such projects rarely go to plan and will always need a contingency pot for any unforeseen costs.

4. Don’t be overly ambitious and implement an extension that is keeping with the original property and won’t detract from the overall aesthetic appeal of the property.”

Keen to forge ahead but concerned you may not have enough space to extend, find inspiration in these small house extension ideas or if it's your kitchen you're considering extending, find out if a kitchen remodel could create the space you need without needing any kind of extension at all.

Do I need a structural engineer for my extension? This is such a common question asked by homeowners building a new addition and yet the answer is not always a straightforward yes or no.

There are many reasons why the services of structural engineers are needed on a project and understanding these as well as what hiring this kind of professional entails is really important in ensuring your extension is a success.

"A structural engineer can investigate problems with your home, provide technical calculations for a home improvement project or give you an independent expert report if you are in a dispute, explains Paula Higgins, chief executive at HomeOwners Alliance.

Here, we explain when you will need a structural engineer for an extension to remove any guesswork from the project.

Do I need a structural engineer for an extension?

In most cases, a structural engineer's expertise will be required when building an extension, although there are certain instances where homeowners try to reduce their overall build costs by doing without.

"If your home improvements affect the building’s stability, you’ll likely need a structural engineer," advises Paula Higgins. "They provide drawings and calculations for builders, architects and Building Control to ensure compliance with regulations."

According to Paula, if any of the following apply to your extension, you will need to call in the help of a structural engineer:

• Extensions to a property
• Modifying doors/windows
• Installing solar panels
• Loft or garage conversions
• Removing/modifying walls or chimney breasts
• Structural inspections
• Issues like cracks, movement or sagging ceilings/rooflines,
• An Expert Witness Service is required
• Disputes over structural matters, where an engineer can provide independent reports and advice

Is a structural engineer required to remove a wall?

In the majority of cases, an extension will mean removing load-bearing walls, as well as some non-structural partitions.

"Structural engineers are required when you remove a load-bearing wall inside your home, and you need to replace it with a steel beam," explains architect Graham Ford of Graham Ford Architects. "You will need to know if the wall in question is structural. In other words, is it supporting floor joists or roof rafters, for example?

"This will depend on which way the joists run," continues Graham. "If they span over your wall, then it is probably structural and if you remove it the joists will need a steel support otherwise they will be spanning too far. If the floor joists run in the same direction as the wall, then it may not be structural, but I would always get a structural engineer to check. To work out which way your joists span you need to look at the original floorboards. Normally the joists run in the opposite direction to the floor boards, but the boards have to be the original floor boards not an overlay."

Do side extensions require the input of a structural engineer?

Side extensions are a really popular way of adding space to all kinds of properties, including terraced and semi-detached houses – but will you need a structural engineer for this type of project?

"When clients complete side extensions, often openings are made in the existing external brick wall so the area in the proposed side extension is connected with the existing space at the rear of the house," explains Graham Ford. "This opening needs to be supported with a steel beam and new foundations to support any accommodation on the first floor and so will need calculations from a structural engineer. The engineer will also design the concrete slab that the new extension sits on."

Is a structural engineer needed for building regulations?

While there is no legal requirement to use a structural engineer to gain building regulations approval for an extension, a set of calculations will be required either way. This will including calculations for materials, structural works, foundations, beams, load-bearing walls and so on.

Some homeowners do come up with their own calculations, or ask their builder to do this, but unless you are totally confident you can do this, it is best to leave it to the pros.

"The calculations structural engineers do are submitted to building control," adds Graham Ford. "Once the design has been approved and correctly installed then Part A of the building regulations can be approved. This sign off is one of the key parts of gaining your completion certificate along with thermal design, fire design and all other aspects of the building regulations."

FAQs

Do I need a structural engineer for a loft conversion?

Just as with extensions at ground level, the services of a structural engineer will also usually be required for loft conversions.

"When you design a loft extension with a rear dormer with a flat roof – which is very common – a new steel ridge beam is required to support the roof," explains Graham Ford. "There are new ridge rafters and a new floor structure to support the live loads (people) and dead loads (furniture, equipment and so on). Your architect will design the spatial arrangement, and they will work together with a structural engineer to design the structure."

How much does a structural engineer cost?

The number one reason some homeowners try to avoid using a structural engineer is down to worrying about extension costs – yet in many cases, using an engineer could see you making savings in the long run.

"Structural engineers typically charge £100-£200 per hour," says Paula Higgins. "Simple designs may cost a few hundred pounds, while expert witness services can run into thousands.

"It’s important to be clear what services are included in the quote provided by the engineer," continues Paula. "Talk it through carefully and get a breakdown of costs. For example, if you are engaging their help to produce technical drawings to be submitted to your local Building Control department for approval, check whether site inspections are included and be aware that if further changes are made by you or your architect or builder, there are likely to be additional charges to have the technical calculations and drawings altered."

Still unsure of the types of house extension that will give you the additional space you need? Check out our guide.

When you're designing a house extension, deciding how to keep it warm and cosy will be part of the overall process, and when it comes to heating a house extension there are various options available to you.

However, as well as the size of the extension you're adding playing a part in your decision making, there are also a range of other factors to consider. For example, will the heating technology you choose connect into the existing heating system or do you want it to be independent? Can your current system support additional emitters or will that need changing too?

Here, we look at these various options along with their pros and cons.

Heating an extension – the importance of planning ahead

When thinking about how to heat a new house extension, it is very important to plan ahead before any work is undertaken.

"Whichever option you choose, whether it's radiators, underfloor heating or any other alternative, planning ahead is crucial," says Ryan Price, founder of Surrey Heating Specialists. "You'll need to consider insulation, the size of the space, and whether your current system can handle the added demand.”

It's also essential to start thinking about the heating system at the same time as you start to design the extension itself, since the architecture and materials used will be vital factors in ensuring the extension is a comfortably warm space, especially in winter.

The amount of glass used in the extension will determine how much it can utilise natural heat from the sun during the day, and if you select a wood-burning stove for example, the design will have to incorporate a flue.

Heating an extension: The options

When choosing how to heat an extension, the options available to you are similar to the ones you consider when designing your heating system for a new build or renovation. What's different is needing to consider how they will work with your current home's primary source of heat, or if you will need to add a new source to power your choice of heating emitters.

“A popular choice is to extend your current heating system by adding radiators or water-based underfloor heating (UFH)” says Ryan Price. “If you choose radiators, it’s essential to ensure they are connected correctly – always tee into the primary flow and returns of your system.

"Another option is electric UFH, which is easier to install and ideal for smaller spaces, though it typically comes with higher running costs," he adds. "Alternatively, air-to-air heat pumps or air-conditioning units with heating and cooling functionality can provide efficient, year-round comfort."

So what is the full range of options and the pros and cons of each one for heating an extension?

1. Underfloor heating

UFH systems are available in two forms – wet and dry. In a wet UFH, heated water is pumped through pipes in the floor, while more dry UFH uses electrical heating coils or mats. The operating costs for both can be less than a radiator-based heating system with a condensing boiler as your type of boiler, and even more so when combined with a heat pump.

“My personal preference would be for a wet underfloor heating system to heat an extension," says domestic heating engineer, Andrew Parrish, director of A Parish Heating. "It can be efficient to run and gives a pleasant stable heat, but this needs to be considered at the planning stage as pipework, wiring for controls, insulation and floor height need to be taken into account.

Electric underfloor heating also isn’t great for larger extensions," he adds, "as it can be expensive to run."

2. Radiators

"Radiators are probably be the cheapest option to install when heating an extension," says Andrew Parrish, "but they need to be sized correctly."

One thing to bear in mind when considering the types of radiator you want to add, is the style of extension you are adding. If you prefer contemporary glass extension ideas for example, you'll likely have less available wall space on which to mount your radiators, making other forms of heating more suitable.

3. Air-to-air heat pumps

"I also wouldn’t rule out the option of installing an air to air heat pump or air conditioning unit," says Andrew Parrish. "These units are electric but are very efficient and can be installed without too much upheaval.

"You would need to find a suitable location for the external unit, but this would give the benefits of quick heat up time in the colder months and cooling in the summer. This would be particularly useful if your extension has a lot of solar gain from windows and bifold doors,” suggests Andrew.

4. Infra-red heaters

Infrared heating systems will not require additional pipework, unlike conventional central heating and they are usually fairly easy to install as they are fairly small and consist merely of electrical wiring that can be installed by an electrician. They also have no moving parts that need to be serviced and with no risk of leaks.

5. Wood-burning stoves or space heaters

Space heaters are mostly inefficient and tend to be noisy. Log burning stoves are generally very efficient and may be a solution to heating an extension – especially if you are adding a cosy snug or extra living room, but they can contribute to urban pollution, and the price of fuel may vary. You will also need to incorporate the space for the flue in your design.

6. MVHR systems

“Other heating and cooling methods include considering a MVHR system,” says Graham Ford of Graham Ford Architects.

“This is an energy efficient method of heating that recirculates air and recovers heat using a heat exchanger. Fresh air is drawn into the unit. However, this form of heating system is best suited to a new build. The unit can be installed in older houses but the pathways of all the ducts need to be carefully planned as does the location of the unit."

Given the efficiency of an MVHR unit also relies on a good level of airtightness, it may require extra work to improve the efficiency of your current home that would make it a costly and lengthy solution compared to other options.

Extending or replacing your current heat source

Extending your existing heating system into the extension will involve the connection of new radiators or underfloor heating into the existing heating system. The key consideration is whether your existing system has enough capacity to handle the additional heat load.

If not, you may have to upgrade or replace your boiler, depending on the size of the extension, and new pipes will be needed running into the extension. This will require an assessment by a qualified heating engineer before you proceed. A plumber or heating engineer undertaking this work should always be Gas Safe registered if working with gas boilers or OFTEC-registered if the boiler is oil fuelled.

If your existing boiler can cope with the increased heat demand that an extension will bring, there is usually no need to replace it – although there is a caveat.

Older boilers tend to be less efficient which could already be resulting in increased energy bills. Installing a new and more efficient boiler will ensure that your energy bills (which will naturally cost more with more space to heat) are minimised, and that warmth is distributed throughout the building consistently.

If the house extension is large, such as a double storey extension, then the added extra space might also mean installing a more powerful boiler and this might also mean replacing your pipes as well.

Or, perhaps you might consider your fossil fuel heating source for something more environmentally friendly instead.

"Some clients are now wanting to install a heat pump to power all the heating of their house, when extending," notes Graham Ford. "You need to plan for this as you may need to apply for planning permission for the heat pump so make sure it is on the drawings," he adds.

Environmentally-friendly heating systems can also include biomass boilers and solar panel systems, although biomass boilers will require more space and a storage area for wood fuel.

Adding an independent heating system

Adding an independent heating system to fulfil the needs of a house extension will involve installing both new emitters and a new heat source, making it potentially even more expensive with the additional costs for pipework, control systems and structural modifications.

However, in this way you can be more flexible in your choice of heating system, potentially improving the energy efficiency of the system through the careful selection of the type of heating and the control systems.

Heat pumps are becoming increasingly popular, and the running costs for a heat pump are far less than those of a gas boiler, generating significant savings on energy bills. Or, for a larger two storey extension needing both hot water and heating, you could even consider an all in one solution such as the Daikin Multi+ system.

Integrating air conditioning, domestic hot water, and air purification in a single unit, it has only been available in the UK since 2024.

“Requiring minimal space, the Daikin Multi+ system is a real game changer. Not only is it quick and easy to install, it gives the customer cooling, heating, air purification and hot water in one, simple to use system," says Hamid Salimi, Daikin’s residential product manager. The outdoor unit's size means that it is ideal for small outdoor spaces such balconies and terraces.

"The system automatically adjusts water temperature based on external conditions, meaning no manual intervention is needed and the electric booster heater guarantees hot water on demand, even when cooling is in use," he adds.

"Cutting-edge fan technology also minimizes noise and energy consumption and it's compatible with the Daikin Onecta app, allowing users to control their home’s climate from anywhere via Amazon Alexa or Google Assistant."

FAQ

Can I use radiators in my existing house and wet underfloor heating in the new extension?

Combining radiators with an underfloor heating system is possible. The easiest option is to feed both sets of emitters from the boiler and have the radiators set to a normal flow temperature of around 60°C, and the underfloor heating system both fed from the boiler, with a blending valve and pump to lower the water temperature to 40°C. This is because the two systems require different water temperatures.

Alternatively, set the boiler at a low temperature, probably 40°C, and install oversized radiators to compensate for the lower flow temperature of the water running through them.

The two systems also have their own control devices, both needing two-port valves (known as an S-plan system), which gives them independent control. A two-channel timer controls the radiators and the hot water supply while programmable room thermostats control the underfloor heating.

As well as the choosing the right heating option for your extension, don't forget the importance of insulating an extension well too.

Insulate the extension with cavity wall insulation in the walls, insulation in the roof space and 24mm double glazed windows as part of your extension heating plans. Energy efficient low emissivity glass will also help to stop heat escaping through the windows.

However, too much insulation can mean that your new extension will suffer condensation problems or cold bridging, which causes mould, so adequate extension ventilation is essential as well.

Tucked away in Chislehurst, South East London, this Victorian home has been transformed with a timber kitchen extension that embraces nature.

Instead of opting for a traditional brick addition, the homeowners chose an oak-framed design that seamlessly connected to the outdoors.

With thoughtful details like a skylight dining nook, a hidden wine cellar and a timber pergola that extends the living space, the result is both functional and atmospheric.

A defined layout that moves away from open plan

While many London home extensions lean toward open-plan kitchen extensions, this one takes a different approach.

Rather than merging spaces into one, the design carefully separates the kitchen and dining area from the living room, creating two distinct zones.

One of the most striking features is the dining nook, a cosy alcove set apart from the kitchen and framed by a large skylight and picture window.

Sunlight pours in from above, creating an ever-changing interplay of light and shadow throughout the day. A bold red pendant light adds a pop of colour, contrasting with the warm oak beams.

A hidden wine cellar beneath the floors

A surprising feature lies just beneath the surface – a three-metre-deep spiral wine cellar crafted from engineered limestone concrete.

Neatly concealed within the floor, it offers a space-efficient way to store an extensive wine collection while keeping the overall design minimal and uncluttered.

Bringing the outdoors in with a timber pergola

At the rear of the extension, full-width bi-folding doors open the living area completely to the garden.

A bay window seat provides a spot to relax while looking out at the lush greenery, reinforcing the connection between inside and out. The exposed oak beams extend beyond the doors, forming a timber pergola that will eventually be enveloped by climbing plants.

Over time, this living canopy will provide both shade and privacy, making the outdoor dining space feel enclosed and intimate.

A roof that becomes a meadow

The extension doesn’t just look out onto nature – it actively contributes to it. A wildflower green roof sits above, softening the structure and blending it into the landscape.

From the upper floors of the house, it creates the effect of a private meadow, adding colour and biodiversity while also improving insulation.

Solar panels were also added to the main house’s roof, discreetly hidden from view, reducing energy costs without altering the home’s historic character.

With its hidden cellar, sunlit dining nook, and seamless transition to the garden, this home has become a retreat – a place to slow down, gather and enjoy the changing light of the seasons.

Understanding how to design an extension is crucial if you want to add space at the same time as boosting your home's value – not forgetting its kerb appeal.

However, the needs of homeowners building an extension will all differ, as will the style of house being added to. Then there are the not so small matters of budget and available space.

"Every situation is different and there are no standard solutions," points out architect David Nossiter of David Nossiter Architects.

Despite all the variants involved in designing an extension, it is still possible to get a clear understanding of the key elements you need to consider during the process – and doing so will mean you are nothing but pleased with the end results.

How to design an extension – the basics

Before delving into our guide it is important to note that there is no one-size-fits-all solution when it comes to designing an extension. This is because your home and individual needs are likely to be completely different from someone else's.

For this reason, our guide covers the universal considerations homeowners need to take into account when adding space to their homes in a way that will both add value to your home as well as a useful new addition.

1. Start with a crystal clear brief

The very first thing you should do when considering an extension is work out why you want to add space to your existing home and what you want to use it for. Without properly thinking through these two factors, you risk wasting your money and energy building something that won't enhance your home in any way.

"One of the most important aspects for clients is to establish your brief," confirms David Nossiter. "What is your extension for? How will the spaces be used? How will the existing spaces be re-utilised? Show your architect pictures of spaces that you enjoy too."

Design briefs should be very detailed if you want to ensure that the quotes you get back from architects and builders are accurate. They need to include everything from how much more space you need to any must-have features you require, not forgetting your budget and any planning conditions that you know are in place.

2. Don't do anything without getting permissions in place

Before you get too carried away with your extension design you do need to bear in mind planning permission. While some extensions may well fall under permitted development, not all will so this will need to be investigated by speaking to your local planning officer.

In addition, there are likely to be other regulations you will need to adhere to so make sure you are aware of these and how they might impact your design very early on in the planning stages.

"Depending on the individual situation, you might require planning approval, conservation or listed building consents," explains David Nossiter. "You will certainly require building regulations approval and all the necessary structural calculations. You will also need to comply with the health and safety construction, design and management regulations.

"Don’t forget to survey the existing drains and identify any shared drains that might be maintained by the local water board, who may require approval of your designs," adds David. "And remember the Party Wall Act too, particularly if you are extending a semi-detached or terraced house."

Your project manager, builder or architect will be able to advise you on all of the above and, in many cases, will submit applications and plans on your behalf.

3. Always assess the original building and site

To be a success, all types of house extensions need to be designed to take into account not only the requirements of the homeowner, but also in a way that makes the most of, reflects and benefits their setting.

"You should spend time studying the existing site. I would include the wider environs and pattern of development of the local area as well as the individual details of the site," says David Nossiter. "Architects do this automatically. They are used to working at a variety of scales, from the pattern of development of a town, to the details of a window or brickwork."

It is by paying attention to even the tiniest of architectural and environmental details that encompass a building that the extension will sit in harmony with the existing property.

4. Ensure the extension doesn't dwarf the original building

Your extension is hopefully going to make a big positive impact on the way you use your house, but it needs to be designed to do this in a way that respects the home you have right now.

"Your proposed extension should be subservient to the existing host building," advises David Nossiter. "Good buildings should be easily readable as a composition of elements, each reflecting the time when they were built. It is better to aim to contrast with the existing building rather than match it, as you will never match exactly. Any architectural historian would tell you that this would not be desirable in any case."

Even when designing house extension ideas that are obviously a newer addition, it is still advisable to mirror certain elements of the original building, be that window styles, roof shapes or brickwork patterns – this helps tie them together as one.

"There will also be design guidance on the local council’s planning websites," adds David. "These will be very general and it is up to the designer to propose designs that meet the planning criteria."

5. Consider how the layout of the existing house will be improved

Whether designing a kitchen extension or a two storey addition to add another bedroom, you should never view an extension as a standalone addition. The whole point of adding this extra space should be to enhance what you already have – meaning it is vital that it is designed to do just this.

"You will need to study the plans of the existing building, identifying weak points that can be improved and enjoyable spaces that can be celebrated," explains David Nossiter. "I often start with bubble diagrams to test the arrangement of the spaces – each bubble approximately represents a space in size, small for a loo, larger for a kitchen. Some small rooms and larger freestanding furniture can be used as partitions to create privacy between spaces. Other spaces can be used to flow into one another."

"Working within your budget, your architect will explore how to maximise the potential of your home in a holistic way," picks up Emily Barnes, architect and founder of Design for Me. "Adding an extension often results in more kitchen/living space. For some houses, this addresses an existing imbalance in the home, for example the living space was too small for the number of occupants.

"Good circulation design has a knock-on effect for room layouts and also the function of the home as a whole," continues Emily. "Usually, a house layout that looks the most simple or obvious is the best. However, it can take an architect years of training experience to perfect the discipline of good layout design to arrive at this most ‘obvious’ layout. An architect will usually try and keep circulation floor space to a minimum, maximising the habitable space."

"You should also study the path of the sun in relation to the aspect of the building," adds David.

6. Keep existing dimensions and features in mind

When planning an extension, it isn't just the layout and circulation within your existing house that will be affected by the design – sometimes the less obvious elements of its construction will need to be worked around in order to avoid unnecessary costs and disruption.

In particular you will need to think through how your new extension will meet the existing exterior walls and how it will sit below windows.

"Work out the floor to ceiling heights of your spaces and allow a generous build up for the roof thickness. Then estimate the height at which your extension will meet the host building to see whether it conflicts with any existing features," advises David Nossiter.

7. Seriously think about hiring a designer

So many people ask 'do I need an architect for my extension?' It might be tempting to think that you won't need a professional designer or architect for a small extension, but there really is so much to be gained from using their knowledge and experience.

It is also useful to bear in mind that while hiring an architect will obviously add to your overall extension costs, they can also help ensure you are adding maximum value to your home and also prevent you from spending more than your home will ever be worth.

"As an architect, I would always advise that you leave design to the professionals," shares David Nossiter.

That said, you can choose the level of involvement an architect has in your project.

"I definitely wouldn’t recommend skipping the design/drawing phase of the project completely," says Emily Barnes. "It may be that you engage an architect or architectural designer for the design phase only, and/or use a design and build contractor.

"A good design professional can help you find the best solution for your brief; they will advise you on where to spend your budget and where to save," continues Emily. "Some will be able to guide you through planning, building regs, freeholder consent and party wall issues. They can even help you appoint a builder, get the right price and, if required, oversee the builder’s work."

FAQs

Can I design my own extension?

There is absolutely nothing to stop you from designing your own extension, drawing the plans and submitting them for planning permission and building regulations approval.

However, unless you are an architect or qualified house designer, it is unlikely that the process is going to run as smoothly as it would were you to call in the pros.

In order to ensure you design an extension that fits in with your budget, make sure you look into how much does an extension cost early in the planning phase.

Insulating an extension to the highest standards will not only ensure that your new addition feels comfortable to spend time in all year round, but also that it has a positive impact on your existing spaces.

When building an extension, homeowners will all have different requirements, depending on how they plan on using the new space. The style and age of the existing house will also need to be take into account as this too will play a role in the kind of insulation that will best suit the newer section.

Here we take a look at the best types of insulation and the different ways to incorporate it into an extension, focusing on the individual elements of the space as well as methods of ensuring the original house benefits too.

Insulating an extension

No two extensions are the same, meaning that you need to think about the specific insulation requirements of your new addition.

"Beyond meeting building regulations, key factors include the property's age and construction method, local climate conditions and ventilation requirements to prevent moisture build-up and ensure optimal thermal performance," explains Becky Lane, co-founder and CEO of Furbnow.

With that in mind, we asked the experts for their advice on the most common methods and the factors that could influence the best options for you.

Insulating the walls of an extension

While it is best to take a holistic approach when looking at how to insulate your house, it can be helpful to break down the elements of a structure and the best ways of increasing their thermal efficiency through insulation.

"Modern extensions require a comprehensive approach, combining cavity wall insulation, floor insulation and roof insulation, with materials like mineral wool, rigid foam boards, or natural alternatives like sheep's wool all proving effective for different applications," explains Becky Lane.

"For walls, there are various insulation options including PIR insulation boards," begins electrical and general building contractor Phil McWilliam of Peninsula Electrical Services. "These are often a popular choice for modern homes because they’re highly effective and don’t take up too much space.

"If you’re going for a more breathable solution for wall insulation, wood fibre or sheep’s wool can be a great alternative," adds Phil.

How to insulate the roof of an extension

The type of insulation you add within the new roof of your extension should take into account its construction.

"Your choice of roof insulation depends on whether you have a pitched or flat roof," explains Phil McWilliam. "If it’s a pitched roof, you can insulate above the rafters using rigid boards, or between the rafters using mineral wool or PIR boards."

But how about when it comes to how to insulate a flat roof?

"For flat roofs, insulation is usually placed above the roof deck to meet modern standards and prevent condensation issues," says Phil.

While many old flat roofs had cold roof decks, if you are building a flat-roofed extension, you will more likely be dealing with a warm roof deck. This means that insulation will be placed above the joists and below the waterproof membrane.

What is the best insulation when extending a period property?

If you are adding an extension to a period property, your choice of insulation needs to take into account how to insulate old homes.

"If you're adding an extension to an older home with a solid wall, be sure to make sure the insulation between the newer and older parts of your home tie in to avoid any potential thermal bridging issues," advises Becky Lane.

"For period properties, breathable insulation materials like wood fibre or sheep's wool are crucial to maintain the building's natural moisture balance and prevent condensation issues within traditional solid walls," continues Becky. "The key is always choosing materials that are sympathetic to your home's construction."

"Breathability is important for older buildings, in particular, to prevent moisture and dampness from building up and affecting the structural integrity of the property," picks up Phil McWilliam. "Mineral wool, such as Rockwool, is also widely used, particularly in stud walls, because it helps with both insulation and soundproofing."

Insulating the floor of an extension

Insulating floors within your extension will also need to be considered.

"Floor insulation is another thing to think about," says Phil McWilliam. "If you have a suspended timber floor, mineral wool or spray foam can help keep the cold out, while solid floors usually require rigid insulation boards beneath them."

Most modern extensions will be built with solid floors. In this case, it is usual for a damp-proof membrane to be laid, with rigid foam insulation on top, finished with a screed.

What are the building regulations when insulating an extension?

You need to look at Part L of the building regulations when it comes to how much insulation your extension will require and, specifically, Approved Document Part L1B, which covers renovations and extensions.

"From a building regulations perspective, the key thing is ensuring your U-values (a measure of thermal performance) meet current standards," says Phil McWilliam. "For example, in the UK, walls generally need to achieve a U-value of 0.18 W/m²K, while roofs should be around 0.15 W/m²K. These numbers can vary depending on the project, but a good contractor or architect will ensure compliance.”

How much does insulation for an extension cost?

When building an extension the quotes you receive from builders may well include the cost of insulation, but if you are acting as project manager or carrying out the majority of the work on a DIY basis, you may well be keen to know how much of your extension costs will be taken up by this element of the construction.

"In terms of cost, it really depends on the size of the extension and the materials used," explains Phil McWilliam. "PIR boards tend to be more expensive than mineral wool but offer better insulation with less thickness. As a rough guide, you could be looking at anywhere from £20 to £50 per square metre for insulation materials, with installation costs on top."

Should I upgrade the insulation in my existing home while extending?

While insulating your extension to make it as thermally efficient as possible should not be too tricky, it is well worthwhile looking into how to upgrade your existing house's energy efficiency too.

In some cases, where planning or conservation restraints don't apply, it is possible to add insulation to the external walls of old houses, while in other instances, interior solutions will be better. Adding loft insulation will also help matters greatly.

Do be sure to look into draught proofing measures too – around windows and doors in particular. Draught proofing tape, secondary glazing, insulating window film and padded draught excluders are all great options.

FAQs

What are PIR insulation boards?

PIR insulation boards are a popular option when insulating a wall within extensions. PIR is actually short for polyisocyanurate. Boards are made from rigid foam and are easy to cut and fit – plus they offer fantastic thermal efficiency.

Still unsure which insulation is best for your extension? Take a look at our guide on mineral wool vs fibreglass insulation to help you decide.

Ellen DeGeneres and her wife Portia de Rossi face a planning headache following the construction of a single-storey extension to their newly purchased £15 million farmhouse in the Cotswolds.

Despite paying £2.5 million over the asking price for the property, the couple’s renovations have sparked complaints from locals, particularly concerning the potential disturbance of Roman remains.

The controversy has raised questions about why the extension did not need planning permission for the work and the council's response to the unauthorised development.

Ellen extension raises flooding concerns

The work carried out on Ellen DeGeneres and Portia de Rossi’s £15 million Cotswolds farmhouse primarily involved the construction of a single-storey extension.

The extension was added to enhance the property and likely to accommodate the couple's needs for more space.

In addition to the extension, a hedge and wire fence were also erected as part of the changes made to the property.

These alterations sparked concerns among local residents and parish councillors about potential flooding risks. The worry was that debris could become trapped in the fence, blocking the natural flow of water across the fields and increasing flood risks for the surrounding area.

Though these works were carried out to improve their new home, the planning issue arose due to the lack of formal planning permission for the extension.

Why Ellen didn't apply for planning permission

Despite the potential legal implications, DeGeneres and de Rossi proceeded with the extension without applying for formal planning permission.

This was even more contentious as the home lies within a conservation area and that the home is near Roman remains, which locals claimed could be damaged.

However, a spokesperson for West Oxfordshire District Council clarified that the Roman remains were located over 200 yards away from the property, meaning a planning application wasn't required, and making the concerns about historical preservation largely unfounded.

District councillor Rosie Pearson, who had initially contacted planning officers about the extension, explained: “I was at the meeting when it was discussed and yes, I contacted the officer because an extension had gone up without permission. It was found not to be a material breach, and that there had been no threat to any possibility of Roman remains."

Council allow extension to stand

Councillors listened to the concerns from locals about the potential flood risks posed by a hedge and wire fence erected on the property but ultimately rejected re-examining the extension.

It was noted: "Concern was expressed by residents that the hedge and wire fence could increase flood risk in the village if rubbish was swept down and ‘caught on the fence,’ thereby ‘limiting flow across the field.’"

Despite the concerns raised, West Oxfordshire District Council determined that the project did not require further intervention.

The council once again found that there were no significant threats to the historic remains or the surrounding area, allowing the extension and fence to remain.

If you're building an extension it's important not to forget the essential step of extension snagging. While it would be nice to think the job will be finished to perfection with no issues or errors, it's rare not to encounter something that hasn't been finished to your satisfaction.

However, while final completion is the goal for all involved parties, when money and time are both at stake, extension snagging can sometimes turn into an area of contention.

To help you get the best end result, we asked the experts when does a snag become a defect, when should you point out problems that need snagging, who is responsible for rectifying them and what's the recommended time frame in which they are dealt with?

Extension snagging shouldn't be left until the very end

While the builders and architects we spoke to offer a wide range of valuable advice, one thing to remember with extension snagging is that – contrary to common belief – it shouldn't always be the last job on the list.

"It's much easier to establish the level of quality expected early on in the project, agree this with the builder and not sign off works as complete until that level of quality has been achieved," advises Paul Testa, director at HEM Architects.

"Snagging can happen throughout a project. It's much easier to say to the builder after they've installed the first window that the quality of mastic isn't up to scratch before they do the rest. It will be a much more positive conversation if they haven't got to undo all the work and you're just agreeing how to proceed."

Extension snagging – what does it involve?

Extension snagging is essentially the same process as snagging a self build. It's a process of identifying work that you believe hasn't been completed to an acceptable level. "Snagging items are those things that should be finished before the works can be signed off as complete," says Paul Testa.

In other words, it means examining the works that are taking place and noting if and where you feel it hasn't been finished to a high enough standard.

"Common snags are missing trims (final verge trims, shower tray trims, end of cill trims etc); edges to plaster at windows or doors that need filling, caulking and painting, unfinished painting, final sealant to sanitary installations, mastic to the outside of windows and so on," explains Paul. "They are normally little things, but that if not rectified before payment is made, can drag on indefinitely."

Charlie Avara, founder of Build by Charlie says she always uses this great tip when snagging projects and encourages her homeowners to do the same.

"Stick a small piece of brightly coloured, low tack masking tape, to the location of the snag. That way it’s a visible reminder of what needs fixing, and the tape can be easily removed when the job is complete.”

Additional areas where you will need to check for snags

• Paintwork – check for a satisfactory finish on walls, ceilings, woodwork and built in furniture
• Windows and doors – do they open and close properly?
• Have driveways been cleared of debris where skips were placed?
• Is the central heating system working correctly?
• Are all your face plates, switches and sockets installed neatly and working?
• Check your tiles for silicone, grout and paint, likewise your sanitary ware and kitchen units
• Are all your kitchen cabinets opening and closing and appliances working?
• Check all cupboards are free of tools and spare fittings such as screws and leftover packaging

Who should undertake the task of creating an extension snagging list?

The person responsible for identifying the items that need to appear on your extension snagging list, will in part depend on who you have hired to create your extension ideas.

For example, if you have employed a project manager for a larger extension project, it would be fair to assume that they will be snagging the job as it goes along, with you working with them on the final few inspections to identify areas you still feel need addressing.

Nonetheless, with or without a project manager, as the homeowner, you really need to take responsibility for identifying snags as well. After all, if you're going to be living in the new space, you need to be comfortable that the finish is up to your expectations.

Having snagged both commercial and residential properties, I always found it helpful to keep an ongoing list of things I considered might fall into the 'snagging' category as the job progressed.

If they were relatively minor, and I knew from experience they would be likely tackled in the finishing stages, I at least had a record of them ready and waiting that could be ticked off.

If on the other hand they had the potential to lead to bigger problems, then I'd question the main contractor at that point. While it can sometimes lead to difficult conversations, there's no point setting a low bar early on in terms of what you will accept as the finished product.

Understanding the process of building will also be in your favour when extension snagging. It's important to be able to identify the difference between what is a snag and what is simply work in progress. Grant your contractors time to complete jobs if there are one that seem unfinished – the chances are they are and they will get to them.

Builder Andy Stevens shares how he once had a 42 page long list of snagging items from a client – most of which weren't actually snags simply because the homeowner didn't have any previous experience of snagging.

It's also important not to make the common mistake of assuming your architect is responsible for snagging. This simply isn't the case.

"Is it is usual for the contractor to undertake snagging in the first instance, says architect, David Nossiter. "There is no obligation for the architect to undertake snagging. However, the architect will want to satisfy themselves that the contractor has fulfilled the criteria laid out in the building contract."

"It is your builder's responsibility to snag a project," agrees Paul Testa. "If, when an architect comes to do the completion inspection, there's a long list of snags, the project isn't yet finished and the architect should stop there and get the builder to properly complete the works."

Who should fix the snags?

In terms of who should fix the snags you identify when extension snagging, it's not always clear cut – especially if you haven't had one main contractor who is responsible for everything.

If instead you've employed a series of sub contractors such as electricians, plumbers and decorators who all take charge of their own areas, when you do find a potential snag, a blame culture can quickly develop if you don't have a firm grip of everything.

It's another reason why noting things throughout the build will help, as early identification can distinguish at what stage the issue started and who the fault ultimately lies with.

If your carpenter for example, hasn't fitted a window properly, you noted the gaps but didn't say anything and then your decorator has an unfeasibly large space to try and caulk, you may not get the finish you want – but if you'd spoken to the carpenter earlier on, the snag which has now turned into a problem, could have been avoided.

And, don't forget, if you have also been responsible for purchasing some of the fixtures and fittings, you will also need to take responsibility too, says Andy Stevens.

"For example, if you have supplied something (let’s say, a tap) and despite it being fitted correctly it stills tends to drip, it is not down to the plumber/contractor to sort this. It is something you've supplied and it's therefore between you and the supplier to sort.

"Or, on a long run of kitchen units, if the units aren’t perfectly square or the doors are slightly out, the gap between the doors cannot be fixed – that is how the kitchen has been made," says Andy. "Yes, they can be adjusted and realigned, but remember that miracles can’t be produced."

Extension snagging and completion

So why does extension snagging matter? It is common practise to snag a project before you can enter the official phase of completion, but it's equally important to understand that it's not a legal requirement.

"Although snagging is a commonly termed process, there is no provision within a construction contract or within the consultant’s role that indicates that snagging should be undertaken," says David Nossiter.

"But, the build should be offered up as complete before it is certified as such and at this point, the contract administrator, usually the architect will issue Practical Completion when the works are complete. All but the most insignificant aspects of the build should be complete before this takes place."

Only when the architect is satisfied that that the work is finished to the right level will you get to the final handover stage which includes getting the necessary paperwork such as building manuals, guarantees and warranties.

Extension snagging vs extension defects

Where some confusion lies with extension snagging, is identifying the difference between snags and defects. What differentiates them and when does a snag become a defect? Although the defects stage is sometimes referred to as the second snagging, our experts explain why there's a difference.

"It is usual using the traditional form of building contract, to hold back a retention of funds during the build and for a period of time after the building is complete," says David Nossiter. "The retention is usually 5% of the contract sum during the build and 2.5% after practical completion of the build."

"Therefore, when an architect signs off a project as practically complete, half of the retention money is released so it's really important the works really are considered complete," adds Paul Testa.

"Once practical completion is certified, the building then enters what is termed the defects liability stage," explains David. "Any defects that rise during this stage have to be rectified by the contractor and are defects rather than snags. Once this period of time has come to an end and all defects have been rectified, a final certificate may be issued for the building and the retention paid to the contractor."

"If, following practical completion, defects become apparent over a period of time (3-12 months, typically depending on your contract) then the contractor is required to address these in a timely manner before a final certificate can be issued that releases the final retention money for payment," says Paul.

“We usually recommend keeping 2.5% of the contracted sum for a period of 6 months,” confirms Charlie Avara. “It will take about this time for the dust to settle and the walls to fully dry out, and any movement or settlement cracks to appear – these are easily fixed within a few days after the six month period, and any spare paint you have retained will still be good to use and the walls won’t have discoloured.”

FAQs

Do I need to hire a professional for extension snagging?

Although there are companies who offer snagging services, in general, if you have the right team on the job and a good eye for detail, it's not necessarily something you need to consider.

"You can have a professional snag a project," says Paul Testa, "but I would suggest this cost is borne, at least in part, by the builder and that the builder agrees to complete all the works identified."

And, while there are apps available that offer the ability to record snags, often a camera phone and excel spreadsheet can serve the same purpose.

How can I avoid there being too many snags?

"As with tradespeople, you get what you pay for with products and materials so you should think twice about always going for the cheapest option," advises Andy Stevens.

"If something seems far too cheap to be true, it’s usually that cheap for a reason. You will simply end up paying a lot more in the long run replacing it or getting new tradespeople back to rectify poor workmanship."

My final tips for extension snagging and defects? It all starts with choosing the right contractor and subcontractors. Ask to see examples of their work and speak to their clients to find out how they dealt with the extension snagging. Then, make sure you have some kind of written agreement about how the process will take place on your own extension.

At the extension snagging stage, be thorough, but also fair. Don't try to pass off marks that you or your delivery men have actually created, as snags. If you've developed a good relationship with your build team, it's highly likely they will sort them for you when they deal with the real snags – as long as you don't try to apportion false blame.

And finally, when it gets to the defects stage, remember that cracks and gaps will appear as the building settles so don't be alarmed when they do. It's a normal process and unless they exceed the advice in our guide to cracks in ceilings, don't panic and instead ask for them to be repaired as part of the second snagging or defects stage.

Emily and partner Jack had ideas for building an extension as soon as they viewed their east London Victorian terrace. In fact, they sketched out some initial ideas on the back of a pub menu straight after they had visited the property.

The house needed extensive renovation work, but that didn’t put them off as they were looking for a project, plus it had a 30 metre-long south-facing garden.

“It actually had a huge amount of space, lovely high ceilings and still had a lot of the original features, which really appealed to us,” says Emily. “There had been lots of people living there previously and little work had been done lately, so it needed a facelift,” adds Jack.

Getting stuck into the challenge

The couple received the keys to their new home at the start of 2021 and moved in straight away. They did a lot of work in the first year to make the home liveable – removing wallpaper and carpets, ripping out a very old jacuzzi bath and painting, while plans were drawn up for the rear extension as well as a loft conversion to add two additional bedrooms and a shower room.

“We also had to take out a leaking shower that the previous owners had remarkably installed into the downstairs hallway, which was causing a damp problem,” explains Emily. “To top it all, the roof started leaking in the final weeks before we moved out for the build, so the construction work started just in time.

However, having a whole year in the house really gave us a good sense of the space and an understanding of how light moves around the building. This really helped to inform us about what we wanted from the new design.”

Finding an architect

It made sense for Emily and Jack to do the construction work for the loft conversation at the same time as the rear extension while they were working with their architect and builder.

“We considered a number of architects on the RIBA website who worked on projects we liked in the area,” says Emily. “Studio Manifest was founded and run by a mutual friend Ben Powell and we really liked their portfolio, pragmatic approach and focus on sustainability.”

“The architect came up with drawings for the whole house including wiring diagrams and window/fenestration drawings throughout,” says Jack. “The first floor of the original house layout was to be altered to make a larger bathroom and make space for the loft extension. We vaulted the ceiling in the master bedroom and lowered the first-floor ceiling.”

Drawing up plans

The couple already had ideas on what they wanted to achieve in terms of the layout. The house is very narrow and the only access to the garden was through the kitchen. Extending into the side return would make the back of the house feel wider and create a stronger connection with the garden as well as improve access to it.

“We were also looking to modernise the house – both its building fabric and energy efficiency and also make the layout and flow of the house better suited to a 21st-century modern family. As we entertain a lot, we wanted to use the new space to create a large communal kitchen/living space."

Forging relationships

Planning permission went through fairly smoothly and was achieved in around six months. The couple has a good relationship with both adjoining neighbours and kept them informed and updated on the schedule as much as possible – the only slight hiccup was when the party wall agreements were held up because the structural engineering drawings were late.

When it came to the building work, Emily and Jack appointed Omni-Construction, not before approaching two other builders for quotes. “Studio Manifest had previously worked with Omni-Construction so we knew they were reliable. We also chose them based on cost and their availability.”

Saving money on labour

Emily and Jack were pretty hands on and the couple did as much as they could themselves to help keep costs down. “Jack has some experience in project and contract management and we even did some of the non-structural demolition ourselves before the build started,” says Emily.

“We’ve also done as much of the finishing as we could in terms of decorating. Completing the house in stages since the main construction work finished has certainly helped with cash flow.”

The building work took seven months and during this time the couple stayed in a relative’s flat nearby, which luckily was vacant during the time of the build. Once the bulk of the construction work had been completed, they moved back while the loft was still being fitted out and set about redecoration.

Compromising on big-ticket items

The couple managed to stay very close to their budget but had to compromise on a number of things to achieve this, such as opting for an off-the-shelf loft staircase rather than a bespoke one.

“We would have also liked to have included solar panels and an air source heat pump but couldn’t stretch to those,” says Emily. “But we installed wood wool fibre insulation and tried to use low embodied carbon materials and reused materials from the house, where possible. We recycled the timber roof joists that we took out for the loft extension to build vegetable beds and a green roof helps to retain water and improve biodiversity.”

Decisions on the exterior

Emily and Jack explored different types of exterior timber cladding that would reduce embodied carbon and complement the original Victorian housing stock, eventually opting for Siberian Larch over Shou Sugi Ban, as they felt it would provide a lighter, more natural look.

“The architect recommended installing drop-down beams over the triangle windows in the back room and windows in the loft conversion,” says Emily. “However, we were concerned that these might feel like bars over the windows from the inside, so we decided not to proceed with this idea. They work well over the back room windows, though, and provide wonderful light and shadows in there on sunny days.”

Our favourite spaces

One outstanding feature of their project is the internal courtyard in the original side return, which they included to help provide light and airflow to the double reception at the front of the house, which is accessed via a set of French doors. “It did make designing the kitchen a lot trickier,” says Emily. “But we felt it added more interest to the shape of the back room rather than creating one large rectangular room.”

Local company Plykea provided the kitchen fronts and the bespoke joinery for the kitchen island as well as a pantry-style cupboard. The worktops are a combination of stainless steel and a rubberised cork material.

“We came across the rubberised cork while eating at one of our favourite restaurants in Margate and both fell in love with its bar top material,” she explains.

“After some research, we discovered that the restaurant’s furniture designer, Herb Palmer, lived locally. He doesn’t usually do residential projects but kindly offered to create a custom island top for us as he had some of the rubberised cork left over.”

Although to all intents and purposes, the project is complete, Emily and Jack see it as an ongoing project.

“We are considering insulating underneath the floorboards downstairs where a lot of heat escapes – or even taking them up, installing underfloor heating and replacing them with the quarry tiles used in the patio to connect inside and out more closely.”

For advice on how to keep your energy bills down look at our guide on how to insulate a house.

Simon Cowell’s latest venture into countryside living includes a planning application for a 793-square-foot outhouse on his £8 million Grade II-listed property in the Cotswolds.

The extension, billed as a “minor in scale” addition, is intended to function as a multipurpose space for entertaining guests and hosting family gatherings.

However, Cowell could run into trouble gaining planning permission for the extension due to homes listed status and location.

What is Cowell's planning application for?

The planned structure will be connected to the existing farmhouse by a flat-roofed linking extension, designed to reflect traditional Cotswold aesthetics.

Planning agents have emphasised the use of local materials, ensuring the new addition blends with the original building.

The proposed extension would increase the property's floor space by 16%, transforming the current home into a larger, more functional space that could host social gatherings, while also serving as a games room for Cowell’s children.

Planning agents stated: "The proposed outhouse is minor in scale and has been designed to complement the historic character of the existing property while ensuring minimal visual impact on the surrounding landscape."

Why gaining planning may prove difficult for Cowell?

Gaining planning for the extension may prove difficult as not only is the home a listed building but it is also in a conservation area, meaning gaining approval is more difficult as it is a protected property.

The property, which has dealt with issues such as a mole infestation, also has to be surveyed to ensure the development does not disturb the area’s natural ecology.

Cowell’s planning agents have already submitted a self-assessment form stating: "The development has been carefully assessed to ensure no harm to local wildlife or protected habitats."

Cowell aiming to create a safe haven for his family

Simon Cowell is seeking to create his idyllic home in the countryside after moving from his London home due to safety concerns.

Cowell and his fiancée Lauren Silverman, and their then-infant son, Eric, moved from their townhouse in Holland Park after burglars ransacked the property, stealing passports and over £1 million worth of jewellery.

Cowell has previously expressed his desire for privacy and safety, saying: "The countryside offers the peace and security my family needs after living in the city for so long."

The planning application is currently being considered by West Oxfordshire District Council.

While extending to the front of a house is definitely less common than building an extension to the rear or side of a property, it can be done – often with some some very impressive end results.

"This type of renovation has become increasingly popular," say the experts from OffPOD. "Front house extensions can add value to your property, offer you more space and improve the overall aesthetics of your home."

While they undoubtedly have their benefits, front house extensions can also present a few issues, including when it comes to gaining planning permission.

We asked the experts for the main problems faced by homeowners approaching this kind of addition and how they would advise overcoming them.

Extending to the front of a house

Before getting into how to get the design of these kinds of house extension ideas to be a positive addition to your home, as well as getting planning permission approval, let's just explain what we mean by a 'front extension.'

"A front house extension is a type of home renovation or construction project that involves expanding the living space of a house towards the front side of the property," explains OffPOD's experts. "Unlike traditional extensions that typically occur at the rear or sides of a house, a front house extension focuses on enhancing the space and functionality of the façade."

"Extensions can range from a modest porch addition to a full two-story extension, depending on the physical and planning constraints of the plot, and your individual requirements," adds Bryn Jones, director at Base Architecture.

If this is something you are considering, the following tips should help.

Be aware that planning could be an issue

Gaining planning permission for an extension is always going to be your first step. In some cases, extensions fall under permitted development but this is not always the case when adding one to the front of a property.

"Planners are much more restrictive about allowing works to the façades of a property that can be seen from the public highway," explains architect David Nossiter of David Nossiter Architects. "If your property is within a Conservation Area then there might be further restrictions on the alterations you can make to the front of your property. Also, check whether there are any article four directions applied to the property which may further restrict your development rights."

"A front extension is generally more likely to require planning permission, as it may impact the street scene or the amenity of neighbours," adds Bryn Jones.

"Consulting with professionals and local authorities throughout the planning and construction phases can help ensure a smooth and compliant project," advises OffPOD's experts.

Take note of historical planning permissions

While it can be a little trickier to secure planning permission for a front extension than for, say, rear extension ideas, in no way is it impossible. Before submitting your application, it is wise to look at what the local council has already allowed to be built.

"Always look at the local council’s residential guidance, as what will be acceptable to one council, might not be to another," says David Nossiter. "You will need to demonstrate what is established, what you have recognised is of merit and how you have reached your proposals. Such contextual observations are fairly standard practice for any architect worthy of the term. Seek to maintain those rhythms by making your proposals sit within established patterns of development.

"Many times I meet clients who find it difficult to disengage from their personal plans for their property," continues David. "They need to understand how the property may be viewed by the planners, who are simply trying to ensure that the quality of the environment is maintained and that any new development is of a positive and respectful nature."

Restrictions will apply to driveways and drains

It isn't just the extension itself that will be under scrutiny from the planners.

"Take care with alterations to the building frontage, such as driveways and boundaries, and check what is allowed and what is not," says David Nossiter. "Be aware too that the Party Wall Act applies to some works near another building or boundary, depending on the specific situation.

"You should also take care to know where the existing drains are located, how many properties they serve and where on the run your property is," adds David. "Shared drains serving houses other than your own might be owned by the local water authority and you will require permission to alter them, build near or over them."

It isn't just a build over agreement and planning permission that you need to think about though, the impact your new extension will have on your neighbours should be a consideration too.

"Consider the impact on access and parking," says OffPOD. "Ensure that the extension does not obstruct pathways, driveways or parking spaces and complies with local regulations regarding off-road parking."

Take into account the "street scene"

Far more than when extending to the rear or creating a side extension, you need to take into consideration the street scene and surrounding architecture when building to the front. This will ensure your new extension doesn't stand out for all the wrong reasons. It will also help when it comes to getting the planners on your side.

"Think about the context of the street as a whole, the established rhythms of houses, the space between them, the heights of buildings, roof forms and established building lines," advises David Nossiter.

Create a design that improves the appearance of your home

Any extension needs to enhance your existing home, wherever it might sit on the property. This doesn't mean it has to match it, but even with modern extension design ideas mirroring certain details in the design and proportion is definitely a good thing.

"The impact of a front extension on the original building should be carefully evaluated so that the balance of the property’s layout, the flow of light and the compromises that may need to be considered are accounted for in relation to lost space at the front of the dwelling," explains Bryn Jones. "Essentially, it’s about assessing the benefits that the extension will provide against the outside space required to complete the project."

"You should look at the pattern, size and height of existing openings and the facing materials of the existing buildings," advises David Nossiter. "By properly examining this context and including photographs of the street within any planning application you will provide evidence that you have understood the setting of your host building."

"Maintain or enhance the aesthetic appeal of the front elevation," picks up OffPOD. "Choose materials and finishes that complement the existing façade to create a cohesive and visually pleasing appearance."

"Your proposals should be subservient to the existing building hierarchy," adds David Nossiter.

FAQs

What are the benefits of a front extension?

While less common than rear or side extension design ideas, there are, in fact, many positives in building an extension that sits to the front of your property.

"There are several advantages to extending the front section of your house, including the creation of additional living spaces which can be used for many different functions according to your specific requirements," says Bryn Jones. "This may include expanding an existing lounge space, the creation of a new office, or even a play area for children. An additional bedroom or extended sleeping space is also possible for double-story front house extensions.

"A creatively designed and well-built extension can also help elevate the property’s aesthetic appeal by changing the house’s entire look so that it is more striking and appealing, which could also boost the home’s overall market value," concludes Bryn Jones.

Ready to get started? Check out our guide on how to find an architect to ensure your project gets off on the right foot.

For many homeowners, a side extension is one of the many ways of increasing their living space, alongside other types of extensions such as rear extensions and loft conversions.

A side extension can completely change your home and add a good amount of value, whether your goal is to add a new bedroom, a larger kitchen, or perhaps a home office. But like any home project, how much it will cost is every homeowner's top concern.

In this article, quantity surveyor Tim Phillips examines the different factors that affect a side extension's costs, giving you a thorough overview on how to set a budget for your home renovation project. By being aware of these factors, you can make calculated decisions, prevent unforeseen costs, and make sure your side extension not only satisfies your demands, but also stays within your budget.

How much a side extension costs

Each side extension will have varying costs and will differ significantly based on a number of factors, including the size, design, materials used, and the location of your existing home.

That said, to put a figure on it, the average cost you can expect for a single side extension is £1850 per m2 and for a double side extension it is £1725 per m2.

To compare that to a double rear extension, this would cost £1975 per m2 while a loft conversion would cost £1000 to £1400 per m2.

Factors that will impact your costs

Unforeseen costs such as planning permission, design fees for your architect and structural engineer, contingency sums, can all impact the final amount you pay for your side extension. Here we explain the main factors that can affect the overall cost of your side extension design ideas.

• Size and scale: As you’d expect, the larger the side extension, the higher the end cost. Due to the additional structural requirements, a single-storey side extension is usually cheaper than a double-storey side extension. At the early cost plan stage, costs are frequently estimated using the £/m2 method. This allows you, as the client, to view and have maybe three different designs priced up by a quantity surveyor, before you go too far with the planning, Building Regulation and tendering process.
• Access: Quite a lot of side extensions are added to terraced houses, which make up a lot of the UK stock of homes. Therefore, access to the side of your extension is something to seriously consider when preparing your budget. It could be the case that a standard mini-digger isn’t suitable to access the side space, so a costlier method of hand excavation with a slower output may have to be adopted.
• Architectural design: Complex designs with unique features or non-standard shapes could well be more expensive due to the additional planning and specialised construction required. By keeping your design simple – and in most cases a long thin rectangular shaped box is the most cost-effective – then your budget won’t be tested too much.
• Roof design: In general, simple flat rubber or GRP roof costs will be less than tiled/slated pitched roofs. However, the decision might affect both aesthetics and functionality. We will cover this in greater detail further into the article.
• Building materials: The cost of the side extension will depend on material selection, i.e., steel, glass, brick, or wood. Normally a side extension will be built from masonry, due to economies of scale. A typical side extension will be added onto a terrace house, so trying to build from timber frame or SIPS doesn’t make financial sense. Custom, bespoke or high-quality materials will also increase the cost.
• Finishes: Expensive flooring, windows and door finishes will raise the overall build cost. It’s when you get inside and start spending on finishes that budgets get tested, so set yourself a rigid specification and try your best to stick to it.

Design and planning fees

It’s not just the build and material costs that you’ll face when adding a side extension to your home, there are also additional fees you need to budget for. These could include some or all of the following:

• Design fees: Fees for architects and architectural technicians typically range from 4 to 8% of the construction costs; however, if they are engaged to project manage the side extension entirely, this amount may reach 15%. Wherever possible, try and get a fixed fee from your design team and any other professionals.
• Planning permission fees: Depending on where you live in the UK, a planning application may cost different amounts, however as a general rule of thumb, the cost in England is presently £258 and £190 in Wales. If your side extension fits the concept of "permitted development," you might not have to pay for planning approval; nevertheless, you should always confirm this with the local authorities before commencing any work. Even if you can exercise your rights to approved development, you should still apply for an LDC (Lawful Development Certificate), since this will attest to the legality of the side extension. These will cost you 50% of the applicable extension-related planning application price. The Certificate has no expiry date and is a worthwhile investment because it can give potential buyers instant peace of mind.
• Listed Building Consent: You will also require listed building consent if your home is a listed building (to prevent an unlimited fine or even imprisonment). Although this is free, the extra cost of specialised materials and skilled work will probably drive up your overall cost.
• Survey fees: Depending on your home, your local authority may demand a variety of additional building surveys and reports if you require planning permission. You might require an ecological survey, such as a bat study, which costs about £400, or a tree survey, which costs about £250 and shows any root protection zones. In the event that your home is located in a flood zone, the planning authority may additionally demand an FRA (Flood Risk Assessment), which typically costs approximately £350. Living in regions of archaeological significance may result in demands for extra studies, such as soil investigation reports, which can cost thousands of pounds if on-site observation is necessary and start at about £1,500 for a single residence.
• Building Regulations approval fees: To guarantee compliance with basic design and construction standards, including energy efficiency, electrical and gas safety, drainage, and structural integrity, approval under the Building Regulations will be necessary. The price will change based on the size and kind of the project, the number of necessary visits, and the local authority fees. To find a fee calculator, visit the website of your local authority. A Building Control fee for ‘Works to domestic buildings – Extensions 10m2 to 40m2’ will attract a fee of circa £600.
• Structural engineer fees: The structural drawings and calculations required for the build, as well as those required for the Building Regulations Approval process, must be produced by a structural engineer and approved before any work is done. The cost of a side extension will vary based on its size and character, but it may begin at approximately £500.
• Party Wall costs: In the event that you are constructing on or near a neighbour’s boundary, you might require a Party Wall Agreement, which can cost you from £1,200 per neighbour. The number of neighbours impacted by these expenses will be multiplied.
• Home insurance costs: In order to find out if your property will be adequately protected by the side extension work or if you will need to obtain additional specialised cover, you will need to tell your insurer. If you don't tell them, your policy may be rendered void. The rebuild cost will probably go up as a result of the side extension too, raising your yearly premium.

How you plan to use the space

Your side extension's design and planned usage will have a significant impact on the project's final cost and complexity. Here's a thorough examination of how these factors may affect your planning and budget for two different scenarios.

• Integrated side extensions: By increasing room size or adding open plan living spaces, integrated side extensions seek to improve the home's flow and functionality. This can increase the value of your home significantly, but it also requires careful planning to make sure the new arrangement is both functional and aesthetically beautiful. Considerable structural work is needed when a side extension involves opening up existing rooms to make a seamless transition between old and new spaces. This might include steelwork, corner lintels and supporting beams, strengthening already-existing buildings, and demolishing load-bearing walls. Because more materials and specialised work are required, these changes can significantly raise costs. Consult with a structural engineer for works required. In order to handle an increased area, expanding an existing room often requires modifications to the existing plumbing, heating, and electrical system, which in turn raises the entire cost and needs to be adequately budgeted for.
• Separate areas: On the other hand, the structural work required is typically less if your side extension is intended to accommodate a separate utility room, home office, or other spaces that simply require a single doorway into the new section, much the same as rear extension ideas. This method can reduce expenditure, by making the fewest changes to the current structure. It may not be necessary to modify current utility systems as much when separate spaces are used. For instance, without requiring major alterations to the infrastructure of the main house, a new utility room might just require the installation of basic electrical and plumbing fixtures. Creating separate rooms within the side extension can create unique functional areas without requiring significant structural alterations. When privacy is important, this can be very helpful for home offices or guest quarters.

Roof choices

In terms of types of roof choices, a flat roof will be the cheapest option. The cost of the roof will vary based on its size, and it may change depending on the style of flat roof you choose. The type of material chosen for the roof structure is another thing to think about. There are four common materials used in the construction of flat roofs. Lead, fibreglass/GRP, felt, and single-ply membranes such as EPDM (ethylene propylene diene monomer rubber). Single-ply membrane starting from £95/m2 would be the most economical option and much better in terms of life-cycle costing than a cheaper felt alternative.

Another option would be a pitched timber roof with roof tiles/slate. The price can vary significantly based on a number of criteria, including the property's location, size, complexity of design, and materials utilised. For a typical side extension, a budget of £6,000 to £8,000 would be a good benchmark for your budget.

Another option, if your budget allows, would be to install a bespoke glazed roof, which would let in more natural light. This could be in the form of a full aluminium or uPVC glass roof structure, or you could introduce a roof lantern or some individual Velux rooflights into a flat roof to bring in that borrowed light and reduce the need for artificial light.

Glazing

The amount of glazing you choose for the entire structure, the size of each glazed section, and the specification of the materials will all affect the cost of the glazing, which can range from modest uPVC windows at one end of the spectrum to large bi-fold patio door costs at the other.

You may also be thinking about automated Velux windows as well. So, all these options need to be costed early on by a Quantity Surveyor, to get a handle on your budget

How to save money on costs

Where possible, try designing with off-the-shelf items in mind. For instance, you can save hundreds or even thousands of pounds by adopting industry-standard plasterboard and window/door sizes. Closely collaborate with your architect to reduce any bespoke design aspects, which might be replaced with less expensive, yet aesthetically pleasing alternatives.

If you are very skilled at DIY, figure out what labour-intensive tasks you could save money on in your side extension e.g., painting the woodwork and walls, laying the flooring, or even wall tiling. Just be realistic about your abilities though, as poor-quality work can end up costing you money and lowering the value of your property.

Adding value

If you’re thinking of adding a side extension, chances are your current home may be unsuitable for your current lifestyle and circumstances. In this instance, even in the absence of a monetary gain in value, a side extension can bring incomparable value in terms of improving everyday living and allowing families to spend more quality time together with added living space.

The positive everyday impact of your new side extension will outweigh the market value if you are in your permanent home. It is also less expensive than selling and purchasing a new home with the same amount of room because you won't be able to recoup professional costs, stamp duty, etc.

The good news is that a well thought out side extension will certainly raise a home's market value. Just make sure that you think carefully about how the new room will blend in with the remainder of your home when designing the new space.

Talk about your idea with a Quantity Surveyor and your architect to learn about the possible costs and structural alterations required. For more ideas on adding extra space, take a look at these garage extension ideas to see if you might already have somewhere suitable for conversion.

The question of where to put a kitchen island in a kitchen extension might seem like an odd one, but there are actually some key considerations that need to be understood if you want your kitchen extension ideas to work well.

Kitchen extensions are one of the most popular projects undertaken by homeowners. This is largely due to the way in which we use this space these days – not just as somewhere to prepare and cook food, but also often to enjoy meals and welcome in guests for get togethers.

The kitchen island is a highly desirable feature, but its placement is key to the success of any layout, particularly in the case of newly extended spaces. Here, we explain how to locate an island in just the right spot so you can get maximum enjoyment out of your new addition.

Why knowing where to put a kitchen island in a kitchen extension matters

You might wonder why the position of a kitchen island in an extension should be any more difficult to decide on than for an existing space, yet there are several reasons why a little more thought can be a good thing here.

A kitchen extension often presents homeowners with the opportunity to create a greater connection with their gardens or to bring in more natural light and you want to ensure your new kitchen island ideas take advantage of this. In addition, this is a chance to totally remodel your existing space and your island can really make or break the finished layout.

"The positioning of a kitchen island is crucial, as it needs to balance functionality with the flow of the space," explains interior designer Claire Garner of Claire Garner Design Studios.

Should a kitchen island be centred?

When designing a kitchen, islands are often located in the very middle of the space, but is this always the best approach?

"The island should feel like a natural extension of the room, enhancing its functionality and flow while remaining mindful of proportions and how the space is used daily," explains Claire Garner. "In a kitchen extension, an island can work beautifully when placed centrally, but this depends on the layout and how the island interacts with the rest of the room."

"The placement of an island in a kitchen extension depends on the size, layout and function of the space, but it doesn’t always need to be central," says Molly Chandler, designer at Willis & Stone. "A central island works well in large, open-plan extensions, creating a balanced focal point and enabling easy access from all sides. However, in narrower or asymmetrical spaces, positioning the island slightly off-centre or aligned with specific zones, such as the cooking area or a dining table, may improve the flow."

Give some thought to the 'working triangle'

Although the kitchen triangle is often thought of as a little dated these days, its concept remains a sound one. It basically means keeping the three most visited areas of the kitchen – the cooker, sink and fridge – in a roughly triangular layout. This makes it easier to switch between them.

Of course these days there tend to be additional appliances that need to be taken into consideration, such as the dishwasher, and there is also the fact that hobs are now often separate to ovens which you may need to take into account.

That said, keeping in mind the need for a smooth transition between the functional spots in your kitchen can help when it comes to island placement.

"You’ll want to consider the work triangle, which focuses on the relationship between the sink, hob and fridge to ensure the island doesn’t obstruct this flow but rather complements it," explains Claire Garner.

If you plan on locating your oven, hob and sink within your island, be mindful that you will need easy-access to the fridge and dishwasher from wherever it is placed.

Position the island to take advantage of any views

If you are a fan of glass kitchen extensions, or have designed an extension with lots of glazing, perhaps in the form of bi-fold or sliding doors, you want to be able to stand at your kitchen island and enjoy the natural light and views.

"A new kitchen extension offers an opportunity to create a social hub for all the family to enjoy, whilst making the most of your room's features such as natural light and outdoor views," says Sophie Devonald, designer at Crown Imperial.

"For example, a space opening onto a garden makes a perfect zone for the dining table, complemented by a kitchen incorporating a central cooking island, making it easy to converse, serve food and for everyone to enjoy the views."

Consider how you will use the island

To make sure you are locating your island in the best place within your extension it really does pay to think about how you plan on using it. Do you envisage it becoming the spot at which you prepare, cook and clean up? Or are you aiming for more of a sociable spot to gather around for casual meals or drinks?

If it is the former, then it will need to be located closer to the rest of the practical areas, such as runs of units and work surfaces, while latter will benefit from being placed away from the busy, steamy spots in the room.

"If it’s multi-functional, it’s worth integrating storage, seating or even a sink," adds Claire Garner. "Kitchen island lighting is another key factor. I love to use pendant lighting over the island to create a focal point, while also providing task lighting."

Use the island to create zones

Kitchen diner design always needs to take into account the need for some kind of division between the food preparation spaces and the eating area.

If your kitchen extension has opened up a layout that was previously made up of separate rooms, into an open plan space, perhaps incorporating a dining and seating area, your kitchen island can be positioned in a such as a way that it helps create some kind of division.

"Islands are great for zoning larger open-plan spaces," says Sophie Devonald. "Carefully consider the flow and how you want to use your new statement piece to create a seamless fusion between kitchen, dining and living spaces.”

"Take into account the transition between the kitchen and adjoining spaces, such as living or dining areas, and position the island to define zones, while still ensuring the space feels open," adds Molly Chandler. "Ultimately, the island should feel like a natural, functional element within the kitchen, rather than a rigidly placed centrepiece."

Work with what you have

And, finally, it is important to recognise that there is no one-size-fits-all approach to the location of a kitchen island in a kitchen extension. The kitchen island shapes, sizes and positions that work in one kind of space could be totally inappropriate in another.

"It is important to look at the entire kitchen extension project from a holistic perspective, ensuring you achieve practical, social and stylish zones that flow on every level," explains Sophie Devonald.

"Work with a professional kitchen designer to explore all your options as they can offer advice on the practicalities, such as the layout of the essential services for a kitchen island, and help personalise the design to suit your individual lifestyle needs."

FAQs

How much space do you need for a kitchen island?

Kitchen islands come in all kinds of shapes and sizes meaning that most kitchens can benefit from one. That said, it is important not to simply shoehorn one in, rendering the space unusable.

If you are considering small kitchen island ideas, you need to ensure that you have at least one metre of clearance space between your island and any runs of units.

If you find you just can't squeeze one in, consider an island on wheels instead. These can be moved out of the way when not in use but still provide useful extra work space.

Shop these portable kitchen islands if space is limited

Can you have an island in a galley kitchen?

Designing a galley kitchen needs careful thought if you want to ensure the space doesn't feel cramped. Galley kitchens and one-wall kitchens can still benefit from an island, although its size and position will need to be even more carefully considered than with other kitchen layouts.

"In galley kitchens, an island can work if there’s sufficient width to maintain clear walkways on either side," advises Claire Garner. "Ideally, you need at least 1 to 1.2 metres of clearance to allow for ease of movement and practicality."

Ready to get started on your kitchen extension? First, find out how much a kitchen island costs so you can make sure you budget accordingly.

In a Victorian villa in West London, the kitchen and dining area underwent a dramatic transformation.

The redesign turned a dim, cramped space into a functional and light-filled hub for modern family living.

We take a look at how this kitchen extension was done and how it brought this home into the 21st century using four new practical zones.

Demolition and reconstruction

The existing rear extension, which failed to optimise the space or light, was completely demolished.

This provided a blank slate for creating a modern extension tailored to the homeowners' needs. Part of the homeowners remit was to create a more light filled area with practicality in mind.

These structural changes laid the foundation for a carefully designed layout divided into four zones, each tailored for specific functions.

Kitchen extension split into four zones

The open-plan layout was divided into four distinct zones to optimise functionality:

• Kitchen: Bespoke cabinetry, designed by HUX London, incorporated hidden storage solutions and sleek, minimalist finishes. The cabinets were built to blend with the overall design while providing ample storage.
• Island: A timber-clad island was installed at the heart of the kitchen. It serves as a food preparation area and a casual gathering spot, effectively bridging the kitchen and dining areas.
• Dining area: A mid-century dining table and chairs were added to make this a kitchen diner extension with an overhead skylight.
• Lounge: Adjacent to the kitchen, a comfortable Roche Bobois corner sofa offers a space for relaxation, ensuring the open-plan area meets both social and functional needs.

The flooring in the new extension features embossed porcelain tiles, chosen for their durability and low maintenance, while metal mosaic inlays add a touch of craftsmanship.

Lighting and flow

Careful attention was paid to lighting, with concealed fittings and strategically placed fixtures ensuring the space is well-lit throughout the day and night.

The kitchen extension comes with two skylights protruding through the artex (textured plaster) ceiling with a maze-like pattern.

A Velux window was installed in the kitchen as well, which further enhances the flow of light throughout the interior, including the kitchen-dining area, contributing to the bright and open feel of the space.

This transformation of the kitchen-dining area illustrates how thoughtful design can breathe new life into a period home, creating a space that is both modern and deeply functional without compromising its heritage.

Integration with the outdoors

The sliding glass doors and large windowpane seamlessly integrate the indoor and outdoor spaces, with matching porcelain tiles extending into the garden path to create visual continuity.

These elements create a sense of openness, making the garden feel like a natural extension of the kitchen-dining area.

Altogether the kitchen extension cost £40,000 to complete.

There are many pros and cons to consider when looking at open plan vs broken plan kitchen extensions and deciding which one will work best for you.

The type of kitchen extensions that suit one kind of home or lifestyle may well not be at all suitable for another, which is why it is so important to understand the upsides and downsides of each route.

For some time now, homeowners creating kitchen extensions seem to have favoured an open plan approach and, while this hasn't totally fallen from favour, there has been a definite move towards a more 'broken plan' approach. Here, with the help of some experts, we explain the differences between the two and what each can offer.

Open plan vs broken plan kitchen extensions explained

Kitchen trends are constantly changing and what was the hottest must-have at the beginning of the year may well look totally out-of-date by the end of it.

If you are planning a kitchen extension you will have all kinds of decisions ahead of you, from the style of units you opt for to the kind of layout that will best suit your new space.

If you are finding it hard to decide whether a totally open plan kitchen layout will suit you better than a broken plan design, let our guide help you make the right choice.

What is an open plan kitchen extension?

First things first, it is important to understand what is meant by an open plan kitchen extension.

In general, this kind of layout involves building an extension in a way that opens up several spaces to one another. For example, rather than having the kitchen as an entirely separate space, in an open plan extension, it would become integrated into a single area, along with a dining zone and, in many cases, a living space too.

What is meant by broken plan?

While broken plan kitchen extensions do have some similarities with open plan designs, they are actually quite different.

Rather than being totally open, a broken plan set-up (also sometimes referred to as semi-open plan) will feature some form of divide between the various 'zones' within the space. This could be through half walls, room dividers or larger items of furniture such as full height shelves.

Sometimes, glazed doors or even fixed glass panels are used to separate areas without blocking the flow of light.

Shop room dividers

What are the pros of open plan kitchen extensions?

While there has definitely been a shift towards more definition within open plan living set ups, it is important to look at what this kind of layout can offer those extending their kitchens.

"Open-plan extensions create a seamless, airy flow that merges the kitchen, dining and living areas – perfect for entertaining, family time and maximising natural light with features like bi-fold doors or skylights," explains Katerina Tchevytchalova, director and interior designer at K'Arte Design.

The benefits don't stop there though.

"Open plan kitchen extensions can help stimulate social interaction due to their spacious feel," points out Matthew O'Grady, director at Thomas Matthew Kitchens & Furniture. "They also tend to allow more natural light to enter the space.

"Open plan layouts are best used in larger kitchens with lots of windows and high ceilings, as they thrive on natural light to be appreciated," adds Matthew.

What are the cons of open plan kitchen extensions?

For all their benefits, there is a reason why completely open plan layouts have been waning in their popularity in recent years.

"Choosing between open-plan and broken-plan kitchen extensions depends on your lifestyle and priorities," points out Katerina Tchevytchalova. "However, open plan kitchen extensions do mean less privacy and cooking smells can spread throughout the space."

If you have your heart set on this type of extension then do think through how you will manage noise transfer between the various areas. For example, if your living room will be part of your open plan kitchen extension, will anyone watching television in the space be able to hear what is going on while another member of the household is clattering about in the kitchen with the extractor fan on full pelt to prevent cooking steam and odours drifting between the multiple zones?

What are the pros of broken plan kitchen extensions?

Once you start to look into the advantages of broken plan kitchen extension ideas it isn't too hard to see why they seem to be overtaking open plan set-ups in the popularity stakes.

"Many homeowners have fallen out of love with open plan living spaces," says Victoria Brocklesby, COO at Origin Global.

"Broken plan extensions offer a balance of connection and separation," explains Katerina Tchevytchalova. "By using partial walls, screens or different floor levels, you can create distinct areas for specific activities, regulate temperatures more easily and keep cooking smells contained.

"This approach is ideal for those who value privacy and varied aesthetics in each room, though it might not feel as open, or light-filled."

"Broken plan is better because it has all the benefits of open plan but with added privacy," states Matthew O'Grady. "This is achieved by dividing an area with screens or partial barriers to create public and private spaces.

"Something as simple as installing sliding doors in the kitchen allows you to close off the cooking area to avoid foul smells travelling," continues Matthew. "Building a half-wall for functionality can also partially divide the kitchen from adjacent areas while keeping it welcoming."

"A broken plan kitchen extension gives the kitchen more personality and flexibility, therefore I'd highly recommend this route," further adds Matthew.

What are the cons of a broken plan kitchen extension?

While all the experts we spoke to seemed to be slightly more in favour of a broken plan approach to kitchen ideas, they were also happy to point out some of their downsides.

"They can be more costly, depending on the materials used to separate zones," says Matthew O'Grady "They can also limit natural light flow."

"Broken-plan living is not without its potential drawbacks," agrees Victoria Brocklesby. "Breaking a living space up can run the risk of creating dark, cramped rooms that lack natural light. When designing such spaces, it's vital to prioritise natural light."

The verdict

Armed with a little more information on the pros and cons, differences and similarities between open plan and broken plan kitchens, you should have a clearer idea of which will work for you when designing a kitchen.

"Ultimately, neither is inherently better – it’s about what suits your needs," explains Katerina Tchevytchalova. "Work with an architect to design a space tailored to your lifestyle."

If you are happy to accept a little noise transfer between spaces, as well as wafting cooking smells, then there are lots of upsides to an open plan layout. However, a broken plan set-up does tend to offer a little more in the way of flexibility when it comes to how you will be able to use the new space.

FAQs

How can you make a broken plan kitchen extension a success?

If you love the idea of a more flexible type of kitchen extension that allows for a little more division than open plan can offer, what tips should you pay attention to in order to end up with a happy end result that still enjoys plenty of natural light?

"Internal glazed doors are the perfect solution to this, as they can serve as a functional way to divide a room without inhibiting the flow of natural light," advises Victoria Brocklesby. "When open, they can create open plan spaces that are perfect for entertaining. When closed, rooms can be divided into separate, functional spaces for work, leisure and living."

Matthew O'Grady has a few more words of wisdom on how your kitchen island ideas could help.

"A kitchen island unit can serve as a partition, with one half designated for meal preparation and the other for informal get-togethers or study sessions," suggests Matthew. "To keep the kitchen space roomy, I also strongly advise using pull-out pantries and under-counter storage. I would also highlight kitchen partitions and add visual interest with textural materials like stone or reclaimed wood."

Before deciding on either option you should look into kitchen extension costs to come up with a budget for your new addition.

Building an extension at the best of times can be stressful. Building an extension through winter can add delays, costs and strain to your project. Whether it's snow, ice, rain or wind the winter weather can have a fundamental impact on how smoothly your extension goes to plan.

The good news is, while you can't control the weather, being prepared for all eventualities can help mitigate some of the risks, and help to reduce the consequences when things don't go quite as you'd hoped.

So what can you do to make it an easier experience if you're building an extension in winter? I asked established builder, Charlie Avara, founder of Build by Charlie and some of the Homebuilding editorial team, all whom have experience in renovating or extending homes for their top tips to make the process less painful. Here's what they recommend.

Pros and cons of building an extension in winter

Although building an extension in winter is usually problematic, if you're brave enough to withstand everything the season can throw at you, it can have its benefits.

"One advantage of carrying out building works in winter can be that it is generally a slower time of year for the trade," says Charlie Avara, "as fewer people are inclined to undertake works that might mean living with the cold.

"This can mean that even highly sought after contractors have shorter lead times for getting projects under way."

However, she also warns that building your house extension ideas through the winter comes with some inherent issues that simply can't be ignored.

"Depending on the works being undertaken it can mean that you might be without heat or hot water, or have an opening in your home during cold or wet weather. If it's only for a day or two you might choose to stay with friends or family, but if this lasts a week or more, you might need to find a hotel or AirBnb, which can add to the cost of your project," she notes.

"Additionally some materials can be harder to work with in cold weather," says Charlie. "The concrete for your extension foundations for example should not be used when temperatures are expected to be below three degrees before it has set. At low temperatures the mortar and brick may not bond effectively, leaving the works at a greater risk of suffering problems."

And it's not just the weather than can cause a problem.

"Fewer daylight hours can reduce the amount of time that it is feasible to work on site, or mean that you might need to provide extra lighting on site to allow your team to work safely," she adds.

6 essential tips for building an extension in winter

1. Choose your start date carefully

Although it can be easy to fall into the trap of assuming January is the best time to start anything new, be it diet, exercise or abstaining from alcohol, it's not always the best time to start a new extension.

"Starting an extension in winter is likely to be more challenging than finishing one in the winter," says Charlie Avara. "Dealing with frozen ground, cold mortar and challenging conditions on site as a result of the weather, are much more out of our control.

"Groundworks, the starting point of any build project, can be a particularly challenging aspect of building an extension to start in the winter," she explains. "The ground could be too hard to excavate and it might be too cold to pour the concrete. This can cause delays to creating footings and foundations that can last as long as the unsuitable weather does."

Of course, when you start may also be dictated by the projected length of your project and it can often be this that influences when you start on site.

Hoping to be 'finished for summer', or 'in for Christmas' are common refrains heard from anyone embarking on a project. But, the reality is, things aren't always set in stone which leads us nicely onto tip number two – being sensible with your extension planner.

2. Set a realistic timeline

If you do decide to start building an extension in winter, it's wise to think of your timeline in the same way as your budget – add a contingency in terms of time.

"Set a realistic timeline and do not put yourself under time pressure," recommends Charlie Avara. "It is reasonable to expect that sometime could be lost to poor weather during the winter. By setting yourself an inflexible deadline you could be creating a perfect storm."

Based on my own experiences, I can confirm Charlie's advice is spot on. I started a project in January with an estimated completion date of November. Did it go to plan? No. Fast forward to a few days before Christmas and it was an overwhelming flurry of tradespeople in a last minute attempt to be 'in for Christmas'.

Why the delay? Bad weather at the start of the project in January set us back several weeks, along with the groundworks taking longer than we'd been able to predict. Subsequently although in some ways it was rewarding to eat Christmas dinner in our new home, the exhaustion and stress made the day less enjoyable and in hindsight, waiting another few weeks would have been more sensible.

3. Build winter delays into your budget

Of course, with any changes to your timeline comes the risk of extra costs. It's not just rising material prices that can eat up your contingency budget which is why building an extension in winter means making provision for delays too.

"Work with your contractor to build some contingency into your budget and really understand their quotation for the how much an extension will cost to build," says Charlie Avara.

"When working with clients I always advise a contingency as unfortunately we do not have a crystal ball to predict any potential issues, especially when working through winter.

"In an ideal world we won’t have to use this, but if for example heaters are required to dry work due to excessively wet weather, you have the option to do this rather than an unexpected cost or delay derailing the larger project and the bigger picture."

4. Don't replace your heating system before winter if living on site

If your extension involves any changes to your existing heating or electrics and you're remaining on site throughout the project, think very carefully about when the work will take place is the advice from Amy Willis, Homebuilding & Renovating's website editor.

"If you plan on living on site, never replace any part of your heating system just before winter rolls in," she stresses. "I made this mistake myself once and I spent nearly an entire winter sleeping on an electric blanket in my ski gear.

"Trying to do renovation work when you're cold makes the job unpleasant and much harder," she warns. "Instead, rip out a heating system around Spring time as the months start to warm up."

5. Time your window install carefully

In my experience, if something is going to cause delays when building an extension – or any building project for that matter, it's the glazing. But, even if it all goes to plan, timing is everything when it comes to when you remove your old windows in preparation for new ones.

Laura Crombie, Homebuilding & Renovating's content director and experienced home renovator had her own problematic experience with glazing when working on her current project.

"If building an extension in winter, I'd certainly recommend you don't create new openings for windows and then have the house boarded up for weeks when the frost arrives," she says. "We were living in ours for three weeks with a two-year-old and no windows during November and December. It was a bleak time!"

It can even impact smaller projects unexpectedly, says Claire Lloyd, brand development editor of Homebuilding & Renovating.

"The snowy conditions in November 2024 recently set back a family member’s extension and renovation project," Claire tells me. "The bad weather meant an old window could not be replaced as planned, and this had a knock-on effect; making good and plastering the surrounding walls was also delayed as a result."

6. Delay your external finishing until it's warmer

Even if you're watertight and warm by the time the bad weather comes, building an extension in winter can still impact on your project warn the the team.

"Despite originally planning to apply the external render in January and February," says Laura Cromie, "it turned out to be too cold, meaning we had to wait until the weather was warmer. It may not have held up work inside, but certainly impacted on the completion of the exterior."

"Exterior finishing can be challenging in the winter," agrees Charlie Avara. "Ideally painting needs to take place in warmer weather too," she adds.

FAQs

When is the best time to build an extension?

Although the weather in the UK is often unpredictable, in general, spring is considered the best time to start any building project.

While rain and wind may still make a regular appearance, the ground temperature has generally risen making groundworks easier. Cold snaps are likely to be less severe and unlikely to cause delays.

That said, it's also one of the most popular times and leads you into the busy summer period when delays may be caused by lack of tradespeople rather than weather.

My personal advice that's less about the build and more about you? Although it may seem slightly off-topic, from experience, staying warm on site is also important if you're wondering if you could project manage your home extension. Having built and extended a property through one of the coldest and wettest Welsh winters I can recall, being on site can be challenging if you're not used to working outdoors.

Warm hats, lots of layers, thermals and disposable hand warmers were the only way I survived, and I'd say to anyone planning on building an extension or any type of property through winter – be prepared. After all, when you can only think about how cold or wet you are can lead to rushed decisions which you may come to regret or pay extra for.

And don't for one minute think that your standard dog walking wellies will be sufficient protection for your feet. Warm, sturdy site boots are a must. My favourites? These Rigger boots from Screwfix with a faux fur lining. My toes had never been toastier.

Focus on garage extension ideas and it’s possible to expand your home in a way that makes it function far better than it did before – and even improve its external appearance as well as the interior.

Building an extension to the garage can either add living space without the loss of a place for cars or the things you store in there, or be combined with a garage conversion to make a more generous addition to a home.

For inspiration, we’ve put together a selection of garage extension ideas that use the space above it or at ground level along with expert guidance on the project.

Garage extension ideas to create additional living space

Cars are seldom kept in the garage nowadays unless yours is a prized vintage vehicle or sportscar so it makes sense to consider using the space to add room to a home with a garage conversion.

But while garage conversion costs make it an affordable way to win more square metres and are worth comparing to extension costs, following the route of extending the garage is a solution that’s often ignored but ripe with potential.

Garage extension ideas

1. Build above the garage

Building above a double garage can expand the footprint of a home without the loss of additional garden space.

In the case of this home on an elevated plot, GRT Architecture designed a garage extension on its roof deck that expands the home’s floorplan to create a large open-plan kitchen and living area. The extension retains some of the terrace to create a balcony to make the most of views, too.

Extending over a garage requires careful attention to the existing foundations and walls of the building and the solution in this case was a lightweight timber frame structure that avoids overloading.

2. Connect a guest bedroom

A garage that’s relatively distant from a house allows the construction of a generously-sized extension connecting to the house. It’s a neat way to use the garage at the end of the garden sometimes found in older homes, especially when the parking space it creates is a tight or impossible fit for today’s cars.

In this end-of-terrace London home, architects Archmongers designed an extension to a single garage, combining it with one of their favourite garage conversion ideas, turning it into a bedroom. The extension that links the former garage and the house, meanwhile, makes space for a kitchen and dining room beside the courtyard garden.

To link old and new if you’re following suit, consider following the project’s lead with a unifying external brick stain.

3. Incorporate a home office

A home office is ultra-desirable now more of us follow a hybrid work pattern and one of these is often a feature of single storey extension ideas, but it’s also worth considering including work space in any garage extension.

A home office for one only requires a narrow portion of any extra space with a desk along the wall and sufficient room to move a chair in and out. Build in storage above the desk and precious floor space won’t be taken up by additional storage furniture.

If the garage being extended is detached, it’s worth including a mini-kitchen area with room for a fridge and kettle to keep the office self contained.

Shop home office chairs

4. Size up a home

Enlarging a garage as well as extending it upwards can make for an elegant addition to a home on two levels.

For this detached house, it allowed separate space for guests that’s nevertheless linked to the main house.

"Our redesign provides generous garage space below and guest accommodation above, comprising a comfortable bedroom and ensuite," explains Simon Griffiths, associate director, architecture (technology), HollandGreen.

"Features include charming panelling at either end, one of which houses the doors to the ensuite and stairs down to the ground floor, and window seats. This light-filled space gives guests their own retreat, but with easy access to the main house."

5. Use external details to link house and extension

To make a garage extension part of the home, consider repeating materials as well as matching doors and windows across the exterior.

This above-garage extension is clad in cedar, which echoes that on the main house, while white render is used on the garage front as well as the house. The natural stone that runs across both creates a consistent appearance that links the house to the landscape as well.

The owners chose aluminium doors and windows from Origin to frame the views from the home, and their Anthracite Grey colour complements the natural materials of house and garage extension.

6. Expand a kitchen

If you want to create a modern kitchen diner, a conversion along with a garage extension that joins a detached garage with the house is a project that’s well worthwhile and a viable alternative to adding a single-storey extension.

In this home, it allowed the owners to swap a disappointing kitchen for a generous room with plenty of natural light and a better connection to the garden beyond. The old garage roof was swapped for a new structure, too, to create a vaulted ceiling for the new room.

The extension to the garage joins the two and was designed to be a distinct feature. "We wanted the link to be a focal point upon entry to the site, encouraging visitors to what would be the new entrance point," explains Dave Richards, a director at GRT Architecture.

"To accentuate this we opted to use ashlar in order to contrast with the type of stone used on either of the adjoining structures. Ashlar is used elsewhere on the original property to define more elaborate, intricate features and so the use of this material tied in nicely with the existing theme. The orientation of the link draws more attention to the entrance making it more pronounced and apparent to visitors."

7. Make a garage extension flexible

A garage extension is the perfect candidate for a host of different functions, and planning it with the ability to change between them in mind can make the most of your investment.

The owners of this design from Welsh Oak Frame included a shower that makes it an additional bedroom for the home, but would equally be necessary if it were to be a granny annexe for multigenerational living, or holiday rental in the future. The room also has a short throw projector with integrated ceiling speakers in case they want to use it as a den or cinema room.

Shop green paint

8. Follow the regulations

Bear in mind that a room over a garage like this one needs to meet building regulations for thermal insulation and fire safety. "The floors need additional levels of insulation and continuous air tightness barriers installed between the habitable space and the garage below," explains Gareth Edmunds, design director at Welsh Oak Frame.

"Fire safety is also an important consideration of the design, which is essential due to the parking of cars below habitable room space. Typically, the ceilings and walls need to be treated to protect in the event of a fire and prevent further spread. This can be achieved with certain retardant coverings or double layers of fire lined plasterboard with staggered joints."

9. Fit in a utility room

Extending a garage at the rear of a home to the side and across the home’s full width allows space for a large contemporary kitchen diner with easy garden access.

Plan to keep noisy laundry machines out of the new space by turning the garage into a utility room at the same time. Built-in cabinetry can keep it tidy and provide space for household cleaning essentials as well.

Since typical single garages are limited in their floor area, a garage extension along with a conversion often provides more useful extra space for a home, reducing the challenges of designing a small bedroom, or other compact space.

Building on to detached garages so that they become part of a home is an opportunity to opt for a glazed extension, bringing in light and improving views from interior to exterior.

When you're building an extension, a successful result is usually considered one that meets your needs and is pleasing to the eye. If it's aesthetically pleasing, beautifully designed and built well, the chances are it will stand the test of time.

But, with interior trends often moving as fast as fashion, what are the home extension trends in 2025 worth investing in to make sure your investment doesn't date?

We asked architects and builders what we can expect to see more of in 2025, if home extensions should even be influenced by trends, and if so, which ones should be taken seriously and are worth considering.

Home extension trends vs homeowner needs

At the root of most house extension ideas lies a fundamental need for more space and a solution that makes your layout more liveable. On paper, it's this practical need that should drive the design of your extension. But, how do you stay true to what will work on a practical level, and not fall foul to an aesthetic whim?

"People love trends. But trends don't love people back as much and sometimes they let them down after a while," says Rick Fabrizio, director of Tholos Architects. "In interiors for example, "there are trendy colours every year, or a resurgence of a certain "period" and its features in furniture and decor. Don't be fooled by these marketing tricks ," says Rick, "and instead find the aesthetics that really work for you and that you will never be bored of."

So what are the movers and shakers in home extension trends in 2025? What can we expect to see more of and what are the home extension staples of recent years that show no sign of moving on?

Home extension trends: 2025 predictions

1. Bespoke home extensions will increase

Although home extensions have historically been based on the need for another bedroom, or often the requirement for a larger kitchen, several of the experts we spoke to noted how their clients were now looking at extensions for more than just the standard reasons.

"The reasons that people choose to extend are numerous," says Charlie Avara, founder of Build by Charlie, "but usually I find clients who are making a conscious choice to invest so significantly in their house fall into two categories, wanting to add space to the house for example a loft conversion to gain a bedroom, or they are looking for a larger scale remodelling project that aims to customise the house to their specific needs.

"Recently, I am seeing more and more clients that fall into this second category," she says. "Homeowners who are seeking to create truly bespoke properties that suit more than just their basic needs.

"This is often spurred on by lifestyle changes such as having children," she notes, "but in recent years I have seen a growth in clients adapting their properties to suit lifestyle changes, and have helped them to create home working spaces, self-contained accommodation for a nanny or visiting relatives, media rooms and home gyms."

The consequence of this on your home extension plans? You may find it wise to consider the longer term use of your extension. Try to incorporate design ideas that allow for some element of change such as pocket doors for example that slide into a wall for now, but can be easily pulled across to create two separate rooms in the future.

2. Compact and considered extensions will be more common

In the same way we are becoming more considered in what we use a home extension for, compact extensions are also on the horizon, says Stuart Archer, director at Archer + Braun Architecture.

"One of the trends we're noticing coming through for next year is the request for more compact extensions," Stuart tells us, "mainly because every square metre counts in the budget.

"As an example, we have been employing several space saving tactics to save space in ground floor kitchen and dining additions," he expands. "These include; introducing a bench dining design rather than a standalone dining table and chairs as this saves a lot of footprint, and mini or small kitchen island ideas, and even peninsula’s instead of large wide islands.

"Breakfast pantries are also becoming popular," he adds. "These are essentially mini larders, where instead of building a dedicated pantry you can house a lot of food and hide away your toaster and coffee machines," explains Stuart.

Making the most of the space you have is also a trend noted by Charlie Avara.

"Working mostly in London means that as garden space is often at a premium," she explains. "As a result I am often helping our clients to think creatively about what is possible. From outdoor kitchens to roof terraces on extensions, outdoor spaces that add functionality to a home is a trend that I see being increasingly popular – it is a fantastic way to use outside space to its maximum potential and something our clients can’t get enough of."

3. Colour will make a comeback

If you've been languishing in a world of neturals, or are still in your grey era, 2025 could be the year this changes. Colour is on the rise say our experts, and it's not just limited to the paint on your walls.

"Colour is so important for people," says Melissa Robinson, director at MW Architects, "and we have lots of clients embracing it in kitchens and joinery which genuinely seems to bring joy to the everyday."

This delightful project created by MW Architects features a turquoise vinyl floor, a pale pink kitchen and a custom made terrazzo worktop and splash back that all add vibrant pops of colour. An approach that is mirrored in other rooms such as a bathroom, where blue cabinets and a coral sink take centre stage.

"Even in traditional extensions and internal renovations there is a interior trend of bright punchy colours and double drenching," adds Stuart Archer, "which involves painting all available surfaces (think walls, ceilings, window reveals, skirting, cornicing) in two related colours - in a bold and confident manor."

"We are definitely moving away from the stark white interiors that dominated a few years ago," agrees Charlie Avara. "Bold monotone interiors are in the rise and are using texture and natural materials to create depth and interest."

Tempted by a pink kitchen? This bespoke pink larder unit could make a great addition to your new extension

4. Timber will remain in fashion – both inside and out

Timber in home extensions never really goes away. Whether you're seeking timber frame extensions or looking for wood flooring ideas, wood is a permanent fixture when building an extension.

However, what often changes over time are the colours, types, tones and places where we use timber. Here's what the experts are predicting we'll see more of next year.

"For interiors, exposed timber is still having a big moment," says Stuart Archer. "Both on an internal and external level.

"In some cases, we are seeing requests for the internal structure of the extension to be left visible and made from pale or mid coloured wood such as Douglas Fir. Timber fronted kitchens that are either plain or have a touch (not too much mind!) of detail such as horizontal or vertical timber patterns or framing, are also popular," he adds.

"One trend I have also seen more and more of is exposed plywood built-in furniture and cabinetry," says Rick Fabrizio. "Maybe it is a sign of the far-from-squandering times we live in and it is marking an era, " he suggests. "After all, there is nothing wrong with well executed and creative joinery work. I guess this is the feeling architects had when brutalism rose up and everyone was shocked by the use of raw concrete. Perhaps we call this plywoodism," he quips.

"We’ve also been pushing for materials that work harder and are enjoying using non painted plaster as a finish," adds Steven George, director at George and Co., noting how he too has seen a rise in ply timber, as well as textured walls and fluted fittings in kitchens and bathrooms.

"I'm seeing clients move away from traditional rendering and opting for finishes such as Japanese Shou Sugi Ban cladding," adds Charlie Avara. "This is a type of charred timber cladding which has many benefits.

"In addition to its sustainable nature, it is UV resistant for start which means it requires less maintenance than painted wood and offers a more premium feel than wooden replicas," she explains.

5. Sustainability will increasingly form part of the brief

In keeping with Charlie Avara's predictions for more sustainable external timber cladding being used, sustainable home extensions are also something our experts feel we will see more of.

"Home extension designs are becoming more eco-conscious, with a focus on sustainability and environmental responsibility," confirms Steven George. "Using eco-friendly materials like recycled bricks or reclaimed wood can reduce manufacturing emissions and add character to your home."

"Using timber is on trend in modern extension ideas and interiors as it looks nice but it is also a very low carbon choice (if sourced from managed forests)," says Stuart Archer. "Terrazzo is also on trend, although this is sometimes a sustainable choice by default," he adds, "as people don’t necessarily realise that a lot of the product is actually recycled marble chippings from the marble industry mixed with resin, binders and cement.

"Using concrete is frowned upon now in many circles, although brick is still widely used, but of course isn't super eco due to the amount of energy used to produce it," he continues.

"However it’s not all doom and gloom," says Stuart. "Since Grenfell architects are trying to encourage others in the construction industry to steer away from petrochemical insulation products and towards more eco friendly products such as wood fibre insulation and even recycled denim insulation (the former has become much more affordable in the past year or so)."

"I think generally people are more aware of eco-credentials when building," agrees Melissa Robinson, "and a lot of people are trying to install solar panels and or air source heat pumps. We have a few clients successfully using government grants for these, but they are still not attainable for many and are better for bigger renovation projects," she adds.

6. Stone, brick and crittall windows stay as firm favourites

Although some new materials are on the rise, it's fair to say there are still design choices holding their ground in home extension trends.

"Externally, traditional extensions tend to still be clad in brick (and natural stone) and have Crittal windows," notes Stuart Archer. "Shaker style kitchens and joinery is all still very much de rigour in the traditional sphere too," he adds." Brass is still in for taps, metalwork and handles and when it comes to flooring, "natural materials such as terracotta, clay brick pavers (inside and outside) and wide planked timber flooring made from oak or Douglas fir are common requests."

"Externally, brick also remains an evergreen choice," adds Rick Fabrizio, "although nowadays there there are so many brick extension ideas you can create by playing with bricks. The potential is underestimated because bricks are strong enough to be structural and a feature at the same time.

"Another material beloved in current architecture and gradually becoming more widespread, to the point that I do not even consider it linguistically innovative anymore, is metal cladding," says Rick.

7. Microcement will have a surge of popularity

Although we may be leaning towards timber finishes, stone and cement will still have a part to play in home extension trends says Stuart Archer.

"Microcement is very popular in the contemporary interior world as it is very versatile. Although it can be used for flooring, it can also be used instead of tiles in bathrooms (even showers) and for items such as kitchen splash backs," he suggests.

"Natural stones are also on trend, although in the case of stone, the more unique the better," says Stuart. "Go to a local stoneyard and see what the world has to offer - say no to Carrara and yes to this stunning Fusion Green stone instead," he recommends.

8. Smart tech will be seen as an eco-conscious choice

"Sustainability features in so many of our daily choices and home design is no exception," says Charlie Avara.

"When it comes to extensions the most common manifestation of this trend is investment in smart home technology. When they are investing in their properties by adding an extension, homeowners are often upgrading to automated lights, climate control and incorporating the latest security, and as part of this plan they are also opting for renewable and more efficient features.

"Technology is no longer simply about making life easier," she says. "It is now helping us to save energy too. "

9. 80's architecture will see a resurgence

Not keen on traditional Victorian design? We could still be stepping back in time in home extension trends says Stuart Archer, but not quite as far back as what we consider period properties.

"There is also a trend amongst contemporary architects to take inspiration from the post-modernist (or 80’s inspired) architecture movement," he tells us, "so look out for more circular windows, punchy colours and primitive or geometric shapes.

Timber, tiles and brick are also being used in alternative ways he notes.

"Externally extensions continue to be clad in timber products – timber cladding or shingles due to their eco-credentials, clay bricks and long format brick are also trending in particular," he says.

When it comes to tiles, "the trendy friend in the external materials' bunch is the glossy porcelain tile," says Rick Fabrizio. "I've seen it in residential projects where it used to hint at art deco with a very modern twist. However, I'm not sure how far this look can go before it gets boring," he notes, meaning it's perhaps one to avoid in large home extension projects and instead form part of a feature wall or decorative detail.

10. Courtyards will be used to connect with nature

"Extensions are also making more of nature," Stuart Archer tell us. "With traditional style extensions, it is on trend to install conservatory style extensions that have a lot of plants and embrace an indoor outdoor style of design.

"With modern and contemporary extensions we also see a move towards embracing the outdoors but in a different way," he says. "Nature is incorporated via a courtyard or by cleverly integrating landscaping and planters within the architecture so you look out over plants first, then out to your garden. We've heard one landscape designer refer to it as layering the plants," he adds.

Considering garden room ideas or an outbuilding is also becoming more popular and viewed under the lens of being a type of extension says Melissa Robinson.

"Outbuildings have proved extremely popular in the fallout from Covid," she notes. "Extra space, that isn’t connected to the main house provides a great opportunity for flexible working as well as just some separation from the main house."

11. Open plan is slowly being replaced by broken plan

Although you may feel like you need an extension, it won't always be the first suggestion from an architect, and there is a partial drive back towards broken plan living that may make your existing home more suitable than you think.

"We always look at the existing home first," says Stuart Archer. "Sometimes the ground floor of a house particularly in period properties such as Victorian, Georgian and Edwardian homes, the layout is not efficient and can be re-jigged and the rooms repurposed in order to give more space to what you need.

"After all, no one really needs a dedicated dining room or second reception in modern life, and if it is used it isn’t used a lot," he adds. "Instead, this harking back to Victorian era architecture with smaller rooms is part of a movement that is against ‘open plan living’. Now, people want to accommodate boot room ideas and even flower cutting rooms in some extensions," he says. "Dividing space up and giving each room a new function is something we can look at with or without an extension."

It's also a trend that started during the pandemic and still stands, notes Steven George.

"Broken plan allows us to divide the space into zones to cater to different activities and privacy levels. The pandemic certainly influenced this, with people looking for spaces that were flexible provided a combination of somewhere to work from home without interruptions, as well as meeting family needs. Creating spaces that work hard and play hard remains a consistent trend," he says.

Is there anything else our experts predict for the future of home extensions and homebuilding in general?

The trend for sustainability is certainly one that Rick Fabrizio would also like to see more of.

"What I would love to see more of is natural materials, or low-chemical composites such as hempcrete, exposed and able to age gracefully, used in conjunction with an healthy and carbon-capturing design strategy," he says.

"Eco insulation such as straw or wool insulation, vegetable-based concrete, mussel-beard soundproofing, ground coffee beans panels, paper-fibre plasterboard alternatives, shellfish-based stone, lab-grown and mushroom furniture are all real things," says Rick. "Some at research stage, others already accessible and affordable, but we could still all do more to encourage clever opportunities, as all it takes is a little experimentation and fun to inspire many others to do better," he says.

"In 2021 the Architects Registration Board (ARB) issued their Competence Guidelines on Sustainability, calling all registered Architects to advocate for sustainable and regenerative design, be responsible, aware and competent at considering the wider picture and respond to the climate emergency.

"Both architects and clients must all play our part in the process," says Rick, "and one way of doing this is by viewing home extension trends not just as temporary fad, but as a chance to make a difference as well."

But, if you've not built an extension before, as well as knowing what design and style to choose, you'll also need to understand the different stages you'll encounter. Increase your knowledge by heading to our guide to planning permission for extensions and understand what's involved along each step of the way by taking a look at our comprehensive extension planner.