Specialising in Residential projects: • New house developments • House extensions • Loft conversions • Garage conversions • Refurbishment projects • Sub division of properties into flats • Change of use from business to residential Work for: • Private individuals • Building Contractors • Developers • Businesses Free initial consultation to obtain your early thoughts and aspirations of your project Call: 01454 851 345
New House development 77 Lower Chapel Lane This was a green field sloping site were the clients brief was to design a 5 bedroom property to match the surrounding architecture and provide a modern and spacious property to suit there family living.
NOTES Revisions:
Lead Lined Dormer 'Tyvek' Supro Plus Breather membrane or similar to be installed to garage roof rafters with minimum 150mm overlaps. Tanalised treated battens to be 38 x 25mm and fixed with galvanised nails. Sandtoft Double Roman interlocking concrete tiles or similar to be installed to manufacturers instructions. Code 4 lead flashing to be provided to abutment of roof to wall. Stepped Cavity tray to be installed above abutment of roof to wall. Weep hole to be inserted at base of stepped cavity tray. Section of garage roof over Utility room to have 2 No. layers of 150mm Rockwool Roll insulation inserted at ceiling level. Insulation to be packed tightly into eaves.
SVP
Boiler flue
REAR ELEVATION (West Northwest)
Hyten or similar Gabions filled with local sandstone to form retaining wall to new patio decking area outside Utility room. Rear face of gabions to have geotextile applied. 100mm Perforated Land Drain Geotextile wrapped, surrounded by 40mm shingle.
RIDGE 73.79
EAVES 73.77
Roof to bay window to be formed from 100 x 50mm C16 wall plates and rafters. 2No. layers of 150mm Rockwool Roll insulation to be inserted at ceiling level of bay window. 'Tyvek' Supro Plus Breather membrane or similar to be installed to rafters with minimum 150mm overlaps. Tanalised treated battens to be 38 x 25mm and fixed with galvanised nails. Sandtoft plain tiles or similar to be installed to manufacturers instructions. Code 4 lead flashing to be provided to abutment of roof to wall. Cavity tray to be installed above abutment of bay window roof to wall, with 'Cavitytray' small adjustable telescopic Weepvents or similar, to be inserted at 450mm centers .
Stepped rendered concrete block boundary wall. 1.5m high on average
EAVES 71.20 Chimney constructed from local sand stone
FRONT ELEVATION (East Southeast)
SIDE ELEVATION (South Southwest)
Oak framed porch with plain tiles to roof
SIDE ELEVATION (North Northeast)
Notes: Front elevation to house and garage to be local sandstone with flush render and painted finish to side and rear elevations. York stone quions to be used on corners of property and garage. Double roman interlocking concrete tiles to house and garage roofs. Timber windows painted throughout. U value to be no less than 1.5W/m2K Stone sills throughout and Stone heads to a number of front elevation windows. All roof windows to roof to be Velux Conservation windows or similar with Insulation collar and vapour barrier. U Value to be no less than 1.4W/m2K
RIDGE 77.68
Various External Timber Doors throughout. U value to be no less than 1.6W/m2K Timber Fascia and Barge boards painted throughout. White Guttering and downpipes throughout. All internal lighting to be 100% energy efficient lighting RIDGE 75.50
WALLING KEY
EAVES 75.04
75 x 50mm timber stud partitions with studs @ 600mm c/s with noggins at midspan. Provide appropriate noggins for electrical and support purposes
EAVES 73.95
EAVES 73.77
75 x 50mm timber stud partitions with studs @ 600mm c/s with noggins at midspan. Provide appropriate noggins for electrical and support purposes Friction fit between studs 50mm Rockwool Acoustic Partition slab or similar. Seal all perimeters of partitions with acoustic sealant including side, sole and header plates. Install 1 No. layer of 12.5mm plasterboard to each face of stud walls and apply 2 coats of finishing plaster.
Standard 7KN Celcon Blocks or similar
71.24
Solar Celcon Blocks or similar
Close board fencing to Boundary line
Cuttings dug into slope of site to form steps to construct new property and form level lawn area
Local Sandstone
68.68 68.68 GROUND LEVEL DIRECTLY OUTSIDE NEW PROPERTY Connection to Surface water inspection chamber for channel drains to perimeter of new patio area
SECTION A-A A
300mm I/Chamber
300mm I/Chamber
300mm I/Chamber
RWP GW 7
GD 2
A
140 x 100 prestressed concrete lintel to be installed above steel keystone lintel to inner leaf of wall
450mm I/Chamber
450mm I/Chamber
GW 8
RWP GW 9
GD 3 BOILER & MANIFOLD STORE
Alpha FlowSmart system with 50 litre thermal store and Gas saver incorporated. Underfloor heating to ground floor and radiators to first and second floors. Thermostatic valves to control each individual space
FW 4
A FW 5
FW 6
FW 7
BATHROOM
U/ ROOM Detail A
KITCHEN
WC
H
FD30S
BEDROOM 2
FD30S
EN SUITE
152 x 89 Grade 43 Steel Beam to be installed
First Floor joists to be Easi-joists at 600mm c/c. Design & calculations to be forwarded to Building Control prior to manufacturer.
S
LIVING ROOM
H
DINING ROOM
VW 6
VW 5
VW 4
VW 7
FD30S FD30S FD30S
100mm Perforated Land Drain Geotextile wrapped, surrounded by 40mm shingle and linked to Hydroduct with further geotextile
S
BEDROOM 1
FD30S
FD30S
STUDY
S
GARAGE Detail B FD30S
HALLWAY
90 x 50 x 3 Rectangular Hollow Section Steel Trimmer
FD30S
FD30S
BEDROOM 4 BEDROOM 3
VW 3
FD30S
FD30S
SW 2 GW 4
VW 1
GW 5 GW 6
GD 1 RWP
FW 2 RWP
GW 2
RWP
VW 2
FW 3
FW 1
GW 3
GW 1
SW 1
Detail B
Detail C
300mm I/Chamber
A
SECOND FLOOR PLAN
A A
610
GROUND FLOOR PLAN
FIRST FLOOR PLAN
Single Marley Waterloc250 soakaway unit or similar to be installed to form soakaway for land drain to retaining wall. Install as detailed in main soakaway description on this drawing
A
13524
2330
2400
320
100
895 1200
2635
PROJECT
600
450
2290
1175
675 3645
7327
Erection of New Dwelling
975
600 2400
320
5033
7927 600
100
Land North of 113 Woodend Road, Frampton Cotterell, Bristol, BS36 2HX
500 800 3975
4243
Lead lined dormer Existing private sewer drain
3225
DRAWING TITLE
Proposed Plans, Elevations & Section 4410
DATE
MJL
OCT11
600
76
0
39
DRAWN
520
6467
5
760
760
395
320
600
275
5072
450mm I/Chamber to make connection to existing private sewer main
7250
450
450
4800
3505
Velux Conservation Roof windows
Marley Waterloc250 units or similar installed in u shape configuration to provide soakaway (Infiltration system) for surface water drainage. Units to be Encapsulated in geotextile Terran 500 or similar and placed in a trench deep enough to provide no less than 500mm cover. 100mm pea gravel to surround units. Units to be at least 5 m away from new dwelling and any other neighbouring dwelling . Roofs and Patio/decking area to be collected - total area 250m2 therefore volume required using BS EN 752 - 250m2 x 0.020mm = 5m3. Therefore 20 No. cells to be installed to provide 5m3 of volume. Percolation test to be carried out on site prior to installation of soakaway system to be BCO's satisfaction. Manufacturers literature to be followed for correct installation
1335
1935
320
250mm silt trap by Marley or similar to be installed prior to connection to Soakaway modules. Recessed cover for Permeable pathway finish
SCALE
11
00
00
11
789
1595
ROOF PLAN
FOUNDATION PLAN
857
1:100 @ A1
DRAWING NO.
A
REVISIONS
-
113WR.OCT11.BR.2 THIS DRAWING IS COPYRIGHT
NOTES Revisions:
'Tyvek' Supro Plus Breather membrane or similar to be installed to rafters with minimum 150mm overlaps. Tanalised treated battens to be 38 x 25mm and fixed with galvanised nails. Sandtoft Double Roman interlocking tiles or similar to be installed to manufacturers instructions 200mm Celotex XR4000 insulation or similar to be installed between rafters. Insulation to be flush with underside of rafters to ensure 20mm gap is provided between upper face of insulation and underside of breather membrane to roof to allow for sag in membrane. Foil lined plasterboard to be fixed to underside of rafters providing vapour control layer.
Concrete interlocking Double Roman tiles to match colour and profile of 113 Woodend Road
Room in the roof truss rafters to be supplied and certified by specialised manufacturer at 600mm c/c. Design & calculations to be forwarded to Building Control prior to construction. Appropriate Bracing and Binders to be fixed to truss roof. Fix Trusses to wall plate using Catnic truss clips or similar using 30mm x 3.75 galvanised nails through all 12 holes provided. Preliminary roof design prepared by Manderwood Timber Engineering Ltd. (Document Ref: 113WR.SEPT11.RIR.1) Document enclosed with Application.
Polypipe, 117 x70mm Deep Capacity Elliptical Gutter or similar, with 68mm downpipe
Timber Fascia & Barge Boards with painted finish to match windows
Staple fix 25mm dia wire mesh securely to floor joists sides and run across over plasterboard ceiling. Lay 100mm Rockwool Flexi or similar between floor joists.
Each double winder staircase to be: Rise - 189.6mm 14 No. risers = 2654.5mm total rise. Going Minimum - 210.6mm @ 42 degrees (Drawn as 240mm Goings) .!Min clear headroom 2000mm. Handrail to be 950mm above pitch line. Spindles or glazing as drawn spaced so 100mm sphere cannot pass thro. All handrails/guarding to be able to resist a horizontal force of 0.74kN. With each staircase dimensions and headroom, both above and below MUST be physically checked on site and agreed with BCO , before commencement of manufacture
'Manthorpe' felt support tray or similar to be installed over Fascia
Provide vertical restraint to 75 x 100mm timber wall plate with 30 x 5mm MS straps at 1500mm centers. Straps to be fixed to inner leaf with min 6 No. screw fixings per strap. First Strap to be 500mm from int. corner.
175mm sandstone outer skin. Mortar to be Lime mortar. 2:1:1 Mix. Soft Sand:Sharp Sand: NHL 5 Lime, no cement to be used. Slightly recessed pointing to be used. Final mortar mix to be finialised onsite
Cavity head to be closed with 'Cavalok Fire Sock' or similar
100mm Celcon Solar blocks or similar York stone Quions to each external corner of property
100mm Celcon Standard blocks or similar to internal load bearing walls
SureCav polypropylene sheeting to be installed to form cavity behind Sandstone external leaf of wall. without the need of blockwork lining wall. Manufacturers literature to be followed for installation
First Floor joists to be Easi-joists, by Wolf to be supplied and certified by specialised manufacturer at 600mm c/c. Design & calculations to be forwarded to Building Control prior to construction. Preliminary first floor design prepared by Manderwood Timber Engineering Ltd. ( Document Ref: 113WR.SEPT11.EJ.1) Depth of Joists throughout 220mm and vary in width. Document enclosed with Application. To Be installed to manufacturers literature
To outer sandstone leaf of cavity wall install prestressed stone reconstituted lintel (with drip) and prestressed concrete lintel to suit window and door openings to front elevation windows. Inner leaf of cavity wall install Keystone Box lintel or similar. Lintels to have at least 150mm minimum bearing each end. Cavity tray to be inserted across cavity above stone lintel. 'Cavitytray',small adjustable telescopic Weepvents or similar to be inserted at 450mm centers above lintel. DPM to be inserted between reconstituted lintel and concrete lintel
Provide Stepped cavity tray and appropriate Code 4 lead single stepped flashing to abutment of Oak timber porch.
Sandtoft Plain concrete tiles to match colour of main roof. Client to confirm colour
Sealant bead to be inserted to front and back of window and door frames at abutment with wall
All lintels,to rear elevation to be Insulated Keystone Wide Cavity Lintels S/K- 110mm to suit openings and have a minimum of 150mm end bearings bedded on mortar. Calderwood or similar timber casement windows factory manufactured to be installed through out. Windows to have a U Value W/m2k no higher than 1.4W/m2k
Fix at door and window openings Manthorpe Thermal Cavity Closers or similar to manufacturers instructions with fixing clips built into new leafs of cavity walls
22mm Grade P5 Chipboard flooring. Joints to be glued
Ancon Templo 2 Tie to suit 120mm Cavity with insulation retaining clips to match tie or similar. Wall ties to be installed at 450mm vertical and 750mm horizontal centers appropriate to width of cavity 12.5mm plasterboard on Gypsum adhesive dabs to inside face of wall and join boards with reinforced self adhesive scrim tape. Solid continous ribbons of adhesive to perimeter postions and openings to walls to be installed . Finish with 2 No. coats of finishing plaster. 100mm Celcon Solar blocks or similar
Stormgaurd mobility Threshold door sill or similar to be installed to base of main entrance door
75mm Screed to incorporate underfloor heating loops to ground floor. Screed type to be determined by underfloor installer
Permeable paving surface to have a gradient of no more than 1:20
130mm concrete floor slab to be installed with A142 mesh reinforcement
68.83 FINISHED GRND FLOOR LEVEL
Polythene Vapour Control Layer to be laid over top of insulation boards and run up sides of perimeter insulation
Visqueen Zedex CPT High Performance DPC or similar Vertical 25mm Kingspan Koolthern K3 insulation or similar to perimeter of floor
100mm Celcon Standard blocks or similar
Cavity Insulation - 75mm Kingspan Cavityboard K8 insulation or similar. Boards to be held in place with retaining clips Cavity tray to be formed with Visqueen Radon Membrane together with Visqueen preformed corners and Visqueen zedex CPT High performance DPC or similar. Manufacturers literature to be followed for installation
68.68 OUTSIDE GROUND LEVEL
PROJECT
Ibstock engineering brick or similar with Bucket handle mortar joint 150mm hardcore base to permeable paving surface
Minimum depth 1000mm below existing reduced ground level. See foundation layout drawing. To be to BCO's satisfaction
Erection of New Dwelling
Cavity Trays 'Caviweep' or similar weep holes to be installed at position of Cavity Trays 'Cavicloak' no less than 450mm apart
50mm Sand bed for permeable paving 50mm Sand Blinding
150mm compacted hardcore
120mm Kingspan Kooltherm K3 floor insulation or similar
Visqueen Radon/ Damp proof membrane or similar inserted into walls at perimeter to DPC level. Manufacturers literature to be followed for installation
Concrete cavity fill to be at least 225mm below top of DPC
Land North of 113 Woodend Road, Frampton Cotterell, Bristol, BS36 2HX DRAWING TITLE
Proposed Section A-A DRAWN SCALE DRAWING NO.
DATE
MJL 1:20 @ A1
REVISIONS
113WR.OCT11.BR.3 THIS DRAWING IS COPYRIGHT
OCT 11
-
Erection of self contained 2 bedroom flat & flat refurbishment above commercial shop The addition of a self contained flat to the rear of a commercial shop and refurbishment of shop above. Client wished to use disused space to the rear for a purpose and this was the solution I was able to provide.
Renovation and addition of a large single storey rear extension and first floor storey side extension. Clients purchased the property in a very dilapidated state and wished to extend and re configure the property completely to suit there living needs.
NOTES Revisions:
FRONT ELEVATION
REAR ELEVATION
LAWN
NORTH-WEST ELEVATION
PATIO AREA
SOUTH-EAST ELEVATION
BEDROOM 1
BEDROOM 4
BEDROOM 2
DINING ROOM KITCHEN
KITCHEN
UTILITY ROOM
STUDY LIVING ROOM
UTILITY ROOM
EN-SUITE
HALLWAY LANDING BEDROOM 3
STORE
AIRING CUPBOARD
BATHROOM
CLOAKROOM
GARAGE
CARPORT
GARAGE 2
GARAGE 1
FIRST FLOOR PLAN
DO NOT SCALE THIS DRAWING CHECK ALL DIMENSIONS ON-SITE PROJECT
4 PADDOCK WOODS, CLAVERTON DOWN, BATH, BA2 7AD PROPOSED REAR SINGLE STOREY & SIDE FIRST FLOOR EXTENSIONS DRAWING TITLE
EXISTING FLOOR PLANS & ELEVATIONS DRAWN
DATE
AH/JC/MJL
SCALE
OCT 07
REVISIONS
1:100
-
DRAWING NO.
GROUND FLOOR PLAN
4PW/OCT07/E.1
NOTES Revisions:
FRONT ELEVATION
REAR ELEVATION
NORTH-WEST ELEVATION 450mm Diameter Inspection Chamber
SOUTH-EAST ELEVATION
A
11400 450mm Diameter Inspection Chamber
3580
Seperate heating control installed to Summer Room
3640
A
450mm Diameter Inspection Chamber
Vent Pipe
KITCHEN
3000
SUMMER ROOM
3000
450mm Diameter Inspection Chamber
6875 1440
1850
DRESSING ROOM
250mm Diameter Inspection Chamber UTILITY ROOM
Existing door opening to be blocked up and new formed. Install new. 65x100mm Concrete Lintel above opening with 150mm bearing each side
LIVING ROOM
900mm opening to be formed to access new first floor extenstion. 2 x 65x100mm precast reinforced concrete lintels to head of opening with 150mm bearing each side.
KITCHEN
BEDROOM 4
BEDROOM 2
BEDROOM 1
3000
KITCHEN BREAKFAST ROOM
Vent Pipe UTILITY ROOM
6110
DINING ROOM
STUDY
1820
2100 Existing window opening to be enlarged to form level access to new Kitchen.
Existing double door opening to be formed into single door opening, with full height alcove in place of second door with shelfing.
4990
2530
1790
EN-SUITE
CLOAKROOM
EN-SUITE
FD 30 door
HALLWAY Existing single door opening to be blocked up and new formed alongside Install new. 65x100mm Concrete Lintel above opening with 150mm bearing each side
STORE
2390
450mm Diameter Inspection Chamber
3290
Polystorm, surface water soakaway chamber to be installed within garden bed. No deeper than 3 meters and cover more than 500mm
LANDING BEDROOM 3
Form New 800mm Structural opening between Garages. 65x100mm Concrete Lintel above opening with 150mm bearing each side
BOILER
A
BATHROOM
A
Secondary door to be relocated in primary door position and lobby area made integral with hallway
GARAGE 1
GARAGE 2
CARPORT
GARAGE
Extended driveway & formation of pathway to Garden Gate
FIRST FLOOR PLAN
DO NOT SCALE THIS DRAWING CHECK ALL DIMENSIONS ON-SITE PROJECT
4 PADDOCK WOODS, CLAVERTON DOWN, BATH, BA2 7AD PROPOSED REAR SINGLE STOREY & FIRST FLOOR SIDE EXTENSIONS
DRAWING TITLE
PROPOSED FLOOR PLANS & ELEVATIONS DRAWN
SCALE
ML/AH/JC 1:25
DATE
MARCH 08 REVISIONS
DRAWING NO.
4PW/MAR08/BR.1 GROUND FLOOR PLAN
-
Renovation and double storey side extension. Clients wished to turn a 3 bedroom semi detached property into a 5 bedroom property for there growing family
To Match Existing Pebble Dash Render
17 13 Upper Stone Close
13 Upper Stone Close
REAR ELEVATION
FRONT ELEVATION
15
Garden
13
UPP ER STO NE CLO SE
Patio Area
1450
To Match Existing Pebble Dash Render
3290
BLOCK LAYOUT PLAN 1:200 Patio Area
11 3550
5760
Conservatory
2690 160
SIDE ELEVATION
5295
9
4120
200
Breakfast Room
Kitchen
Utility Room
1600
11430
Dining Room
Garage No. 11
1560
2580
Living Room
4905
800 Garage WC
SIDE ELEVATION FROM PARTY WALL LINE 3180
3200
Driveway
Existing roof tiles from demolished garage to be used on front slopes of new extension. Rear slope to be new matching roof tiles.
1720
Garden Bedroom 4
Extension to be finished in Pebble Dashing and ordinary flush render painted to match existing.
2580
2115
Bathroom
Bedroom 3 Un-suite
9560
Landing 2
REV.A 18/11/07
All doors and windows to be white UPVC to match existing.
Front elevation wall of new side extension stepped back from existing front elevation by 600mm
New driveway sections to be concrete slabs as existing
Side elevation wall moved 200mm from Party wall line towards property
1200
4355
Bedroom 1
PROJECT
13 Upper Stone Close, Frampton Cotterell, Bristol, BS36 2LB Proposed Demolition of Garage, Erection of Double Storey Extension with Garage & Conservatory
Clear 160mm gap between side wall of conservatory, to neighbouring extension and garden boundry wall
2580
Window removed from En-suite Bedroom 2
DRAWING TITLE
Study
Proposed Block Layout Plan, Floor Plans & Elevations
REV.B 29/05/08
GROUND FLOOR
First floor Bathroom to remain as existing and not extended over kitchen.
DRAWN
RW
SCALE
1:50 & 1:200
Existing Lean-to roof over existing kitchen to remain. Width of the proposed gable end to the rear elevation reduced to match the width of the side extension. Ridge of gable end lowered to provide appropriate pitch to roof.
FIRST FLOOR
DATE
JULY 08'
REVISIONS
C
DRAWING NO.
Opening between existing Kitchen and new Kitchen, reduced in width
13USC/JULY08/P.1.D
REV.C 9/07/08 Addition of conservatory to side elevation & oppisite side elevation REV.D 21/07/08
DO NOT SCALE THIS DRAWING CHECK ALL DIMENSIONS ON-SITE ((A1 PAPER SIZE))
Atleration of side elevation veiwing from party wall line
Car Port Canopy
Car Port Canopy
FRONT ELEVATION
REAR ELEVATION
17 Garage Garden
Car Port Canopy
15 Driveway
Patio Area
SIDE ELEVATION
SE
13
CLO
Kitchen
NE
Dining Room
STO
Car Port Canopy Over Driveway Bathroom
11
Garage
UPP
ER
Bedroom 2
Hallway Living Room
Landing
9 Bedroom 1
BLOCK LAYOUT PLAN 1:200
Bedroom 3
FIRST FLOOR
Driveway
Garden
PROJECT
13 Upper Stone Close, Frampton Cotterell, Bristol, BS36 Proposed Demolition of Garage, Erection of Double Storey Extension with Garage & Conservatory DRAWING TITLE
Existing Block Layout Plan, Floor Plans & Elevations
GROUND FLOOR DRAWN
SCALE
DATE
RW 1:50 & 1:200
SEPT 07'
REVISIONS
-
DRAWING NO.
13USC/S07/E.1 DO NOT SCALE THIS DRAWING CHECK ALL DIMENSIONS ON-SITE ((A1 PAPER))
Cohere Associates. Chartered Building Surveyor 8 Frome View, Frampton, Cotterell, Bristol BS36 2EU t: 01454 851 345 www.cohere-associates.co.uk