NICO VAN DER MEULEN ARCHITECTS
Additions? Renovations or Build New?
Additions? Renovations or Build New?
Additions, renovations or build new?
This is a question homeowners and even owners of business premises often ask us.
The answer depends on many different factors, but let’s answer a few.
It is important to know that it is not always financially feasible to totally alter a new building that is in good condition. It could be a more advisable option to sell such a structure and rather buy an old, rundown place to renovate or build new with the following points to consider:
- Investment Feasibility
- Local Authority Regulations – Town planning
- Orientation
- Integrity
- Single-story vs multiple-level
Investment Feasibility
This factor is often overlooked: Is it financially feasible to spend a large amount of capital in the area where the building is located?
When we are approached to redesign/renovate homes in older, established areas on large stands with good resale values, it makes a lot of sense to invest, but sometimes we need to make clients’ aware that they may not always recover their capital in the area they want to do the renovations and/or additions and alterations.
If you want to sell in the foreseeable future, a general rule of thumb used by estate agents is to not exceed the price of the most expensive house in the area by more than ten percent.
However, there are owners who argue that they do not plan to sell and want to spend the rest of their lives in the house, so they are prepared to invest in their comfort. Once the decision is made to proceed, the options need to be investigated.
Local Authority Regulations
Town planning In certain areas, regulations, such as building lines, height restrictions, servitudes, coverage and floor area ratio may have an influence on the design options available. There may be other constraints such as existing structures, swimming pools or opportunities such as mature trees and views, etc. which makes it more feasible to add a second floor.
Orientation
How is the building orientated?
The first step in designing more sustainable, thermally comfortable buildings is the orientation of the building and this requires an understanding of the micro-climate to ensure exposure to sun is controlled.
Generally, if the building is facing east or west, demolition be it full or partial, is advisable, but if facing north in the southern hemisphere or south in the northern hemisphere, it is worth exploring further options regarding renovation versus new build.
Integrity
How was the building built? Is it sturdy? Brick/concrete or a steel/timber-framed building?
If a timber-frame or light-weight steel building, additions to the ground floor would be an option and renovation can be done, but a second floor could only be added if a structure is created to support another floor, independent of the existing building. If it was built as a permanent structure, either a brick, concrete, or steel-framed structure, it is easier to extend upwards.
What are the foundations like? Soil types? And the super-structure’s condition?
The only way to determine this is by opening the foundations up in several places around the structure and have a structural engineer and a soil technician inspect it, as well as the super-structure.
If the engineer confirms the sturdiness, it could be possible to extend upwards as well as horizontally, otherwise only horizontal extensions are possible.
What are the foundations like? Soil types? And the super-structure’s condition?
The only way to determine this is by opening the foundations up in several places around the structure and have a structural engineer and a soil technician inspect it, as well as the super-structure.
If the current structure is sturdy enough to support another floor, an option is to add a story and extend upwards, or if space is available, add horizontally.
If the engineer confirms the sturdiness, it could be possible to extend upwards as well as horizontally, otherwise only horizontal extensions are possible.
5 Single-story vs multi-level considerations
As far as choosing between a single or double story structure, several factors need to be considered:
A single-story structure may be more accessible for older people but can be less secure. If the means are available, a lift/escalator is an option. Security is a common consideration, with many clients choosing a double story home to enable them to insulate the first floor from the ground floor using some kind of security door.
This then leads to the opportunity for a first-floor pajama lounge where the family can spend time together after the door and access is secured.
As a rule, the energy consumption of a double-story structure is less than for a single-story structure, as long as areas such as balconies and cantilevers are well insulated.
A double-story structure also leaves more of the garden space open and is an important factor if the coverage is constrained.
Ultimately your dream, budget considerations, investment constraints and the proposed timeline for your project will assist in determining which option noted above will take priority.
Should you require any further assistance, please feel free to contact us