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INSIDE: CHOOSING THE RIGHT BOILER I BASEMENT CONVERSIONS I GUIDE TO GLASS ROOFS I NEW PLANNING RULES FOR CONVERSIONS I INSULATING A TIMBER FRAME HOME

BuildIt

M a ki n g y o drea m ho mu r h a ppe n e

SELFBUILD + RENOVATION + EXTENSION + CONVERSION

Complete guide to building an eco home

ADDING MORE SPACE & LIGHT

REVEALED: THE BEST GLAZED DOORS FOR YOUR PROJECT

NEED TO KNOW

DESIGN SECRETS

10

tips to make the most of your self-build plot

Stylish stoves

RENOVATION PITFALLS TO AVOID HOW TO DEAL WITH PROBLEMS ON SITE WINNING OVER THE PLANNERS October 2017

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editor’s letter

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MEET THE TEAM EMILY SMITH is Build It’s deputy editor. She has an in-depth understanding of the challenges self-builders and renovators face. This month, she investigates the benefits of a contextual approach to designing your new home (page 62).

Welcome

S

ummer tends to be prime time for a project – and if the number of questions coming through to Build It via the Q&A section of our website at www.self-build.co.uk is anything to go by, the past few months have been a very busy period for self-builders and renovators. Our experts and your fellow readers have been offering their help on everything from getting services on site through to VAT issues, build costs, access requirements and dealing with the fall-out of shoddy work. You can check out some of their top answers on page 123. Incidentally, if you’re facing issues with your builders or trades, check out Mike Hardwick’s helpful guide to getting them resolved on page 117.

If the (occasionally) warm weather has inspired you to improve your living space and create a better connection between home and garden, then we’ve got some great inspiration for you. Over on page 75, Rebecca Foster takes an in-depth look at the design and practical factors you need to consider when adding bifold or sliding doors to a renovation project – and you can see a great example in action with the Stewarts’ overhaul of a gorgeous gatehouse on page 53.

There are plenty more stunning schemes for you to explore, including the Lyndons’ amazing curved self-build set into a steep coastal plot (page 31).

Practically invisible from above, it’s a fabulous example of contextual design – an architectural approach that could stand you in good stead when it comes to applying for planning consent. Emily Smith reveals why it could make sense for your project on page 62. We’ve got stacks more must-read ideas and advice for you this month, including our beginner’s guide to cellar conversions (page 70), a look at new rules allowing conversion of industrial buildings (page 100), tips on how to avoid common pitfalls on a period renovation (page 112) and Tim Doherty’s guidance on insulating a timber frame home (page 109).

Ch ris

EDITOR’S FAVOURITE FEATURES

CHRIS BATES, EDITOR

120 put aside. But today, many people are choosing to take inspiration from traditional methods and, as is generally the case, self-builders are taking the lead when it comes to embracing the benefits of this approach. “When designing for a sensitive site surrounded by historical vernacular architecture, referencing materiality and even the form of these notable buildings can help to maintain continuity with the area’s aesthetic,” says Anthony.

3

Local resources

There are several advantages to using local materials. Firstly, featuring external surfaces present in the surrounding landscape will help the house to connect with and blend into its environment. Secondly, locally sourced elements could be more readily available in your region. Finally, there will be less transport needed to get products to your site, in turn lowering the carbon footprint of your build. Plus, experienced local builders and tradesmen are going to have a good understanding of the

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renovationrenovation & building& building

It seems obvious that you’ll need to work within the shape of your plot, but what about the way the land flows? Don’t be put off by a site with a significant slope as this could end up becoming the defining feature of an inspiring architectural design; in fact, it’s rare for a patch of land to be completely flat. Building into the gradient could allow you to create something innovative.

Upside-down floorplans with living areas on an upper storey to make the most of views; wide spans of glazing and balconies across the exposed side; lesser-used rooms located at the rear because they don’t need as much sunlight; unusual roof shapes and green coverings and/or timber cladding that help to structure to blend into the landscape. These are just a few suggestions for really letting the plot influence a one-off home.

Emily Smith takes a closer look at the key principles of this architectural design approach and how it can help you to create a bespoke home that effectively responds to its surroundings

W

hile some architectural theories risk sounding a bit highbrow or fantastical for the everyday self-builder, contextual design is one that provides practical guidance relevant for anyone looking to construct a bespoke home.

It’s all about creating a connection between your living environment, its natural surroundings and its regional heritage. The principles of contextualism will offer design direction and help to bridge the gap between pastiche and clinical modern concrete box, both of which are unappealing to most self-builders, and could help put you on the path to a trouble-free planning application.

“This approach provides the opportunity to not only create a building that celebrates domestic living, but a solution that does justice to the setting and provides a positive contribution to the landscape,”says Anthony Hudson from Hudson Architects. “What sets this apart is that the building design takes full account of factors such as climate, ecology, social history, topography, materials and vernacular, and responds accordingly,” adds Mike Kaner from Kaner Olette Architects. So, here are the main concerns and how they can influence your build.

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f you’re carrying out a renovation scheme, then establishing a sun-soaked living space that’s bathed in natural light is likely to feature somewhere near the top of your priority list. While rooflights and large windows offer suitable solutions for some projects, many homeowners choose to incorporate glazed bifolds or sliders to allow natural brightness to flow inside.

These kinds of doors can make a dramatic statement that completely transforms an existing space – as well as providing a connection between house and garden. Each option has its own set of pros and cons, so it’s important to have a strong sense of what your project goals are before making any choices. Your design priorities, how you plan to

use the space and structural considerations will all have a big part to play in choosing between bifolds and sliders, too.

Assessing the options If you’re pondering installing a glazed entrance, the first step is to weigh up the unique benefits the different options can bring to your renovation project. Bifolds comprise multiple glass panels that concertina back to stack against one another, while sliders are formed of wider glazed leafs that glide along a track, sitting in front of one another when they’re opened up.

“When it comes to choosing glazed doors, my advice would be to make the most of the space you have,” says

Below: Featuring characterful timber frames, Centor’s Integrated doors help to establish a strong connection between the garden and interior space in this project

The site is king

You probably have a certain style in mind for your new bespoke home; however, if you plan too much before you’ve actually bought the plot you’ll probably end up with a building that looks unnatural in its surroundings.

In fact, the site itself should be the starting point for your design, enabling you to maximise all the potential benefits it has to offer. You’ll be identifying the physical features and how you can use these for your advantage – such as size, shape and orientation. Plus, you’re not the only one who’ll be recognising the importance of the landscape – the planning process is likely to be influenced by the plot and buildings in its vicinity.

2

Regional vernacular

There’s a great diversity of traditional techniques across Britain, usually derived from whatever materials were locally available – from the cob walls and thatched roofs popular in Devon through to the stone walls and slate roofs seen in properties in the Cotswolds. As mass housing development and cheap transport became more widely available, vernacular techniques were often

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Rebecca Foster explains the key considerations when it comes to specifying the right glazed doors for your home refurbishment project

Left: This new house by Hudson Architects sits on the shortline and occupies the site of an earlier (now demolished) farmstead. The original thick granite walls have been retained and restored and the house was conceived to complete the look of a fort. The result is a long, flat structure that blends seamlessly with the adjacent beach and the cliffs in the background

Contextual design

75

Bifolds & sliders for renovators

The lie of the land

UNDERSTANDING

Above: The site was a key consideration when conceiving the design and choosing materials for this house by Border Oak. Tucked into a densely wooded valley, natural materials were an obvious choice – the weatherboard is deliberately left unfinished to echo the forest setting.

Natural roof slates contrast with the undulations of the hills and valleys around, while pale green painted windows were chosen to reflect the valley hues

renovation & building

64

regional industry –a barn-style house might reflect an agricultural influence, for instance.

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landscape and regional construction techniques. “Refer to local materials and construction techniques, this means working in ways that are determined by site conditions, available skills, tools and technology, or the needs of particular clients or users of the building,” says Anthony.

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Contemporary twist

If you’re only going to take anything away from the theories surrounding contextualism, let it be that the site and its surroundings are a starting point, rather than hard-and-fast factors that will dictate the result. So, once you’ve got a firm grip on the history of the region’s architecture and the local resources, use this as a cue for the design rather than building a pastiche of a traditional style. “Some of the most successful examples are contemporary designs that carefully draw from successful elements of the local vernacular to provide a solution that better suits the site and modern day living,” says Anthony. Could you use local stone in a modern way, for example? Or perhaps you could take inspiration from

6

Site conditions

Recognising the environment you’re going to be building into is crucial when deciding on the fine details. Soil conditions change from location to location and will determine what kind of foundations you need – but there’s no need to rush ahead and book a soil survey straight away. Talking to your local building control inspector is a good place to start. A small trial pit is another fairly inexpensive investigation technique. Even if you identify any red flags, in most cases they can be overcome.

Another potential concern is the site’s flood risk – you can still build in such locations, but if the danger is significant then you’ll need special precautions in place to protect against structural damage or even possibility of collapsing due to hydrostatic pressure. Careful product specification is essential – look for materials that offer defence against floods; for instance, handmade bricks are absorbent, but engineered units are effectively waterproof. Always engage impartial professional advice to ensure you’re choosing the right products. www.self-build.co.uk

REBECCA FOSTER is Build It’s features editor.

Each month she tracks down the latest news, products and projects to inspire you (page 9). On page 75, she reveals what you need to know when adding glazed doors to your home.

TIM DOHERTY was the founding MD of the NSBRC and runs Dobanti property surveyors. He advises on a range of project issues, including finance. See page 109 for his guide to insulating a timber frame self-build.

MIKE DADE is a planning specialist and plot-finding expert. He’s the author of several must-read books on land and planning. Turn to page 105 for his insider advice on how to get the planners on board with your application.

JULIAN OWEN is Build It’s design doctor.

He is a self-build architect and the founder of the Association of Self Build Architects. On page 100 he looks at new permitted development rights for industrial conversions.

ALAN TIERNEY is a historic buildings consultant and conservation specialist, offering hands-on advice to owners of heritage homes.

He reveals the top mistakes made on period renovation projects – and how to avoid them – on page 112.

MIKE HARDWICK is a consultant and project management specialist, and has been heavily involved in promoting self-build with NaCSBA. Turn to page 117 for his top tips on dealing with builders who aren’t getting the job right.

OPINDER LIDDAR is director of award-winning practice Lapd Architects and a regular expert at the Build It Live shows and the National Self Build & Renovation Centre. He was the design brains behind Build It’s Benchmark House.

NIGEL GRIFFITHS is the newest addition to Build It’s expert team. He is a sustainability consultant and author of Haynes’ Eco House Manual, and a fount of knowledge for all things related to renewable tech and heating options.

www.self-build.co.uk

See page 91 for this month’s subscription offer or visit www.self-build.co.uk/subscribe

» 18/08/2017 10:03:29

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06

contents

22 53

45

31

38 READERS’ HOMES Mid-century modern

RENOVATION & BUILDING 22

COVER STORY

Perfect setting

Boilers & controls

31

38

A 19th century cart shed provided the ideal starting point for Carole-Anne Cockayne and Martin Renton’s conversion project – giving them the bespoke dwelling of their dreams

In the treetops

45

Converting a cellar COVER STORY

Bifolds & sliders for renovators How to choose glazed doors for your refurb project

COVER STORY

Guide to building an eco home

75 81

From insulation and airtightness to health and materials, Chris Bates reveals how to create a sustainable abode

Design details: mezzanines

53

Despite the scheme’s scale, a sensitive approach saw this former gatehouse transformed into a comfortable modern abode – without losing any of its unique heritage charm

70

Considering this route to adding extra living space? Emily Brooks shares her top tips for achieving the best results

The Lewises built an upside-down house with low bills and minimal maintenance in the garden of their former property

Gatekeeper’s glory

67

Rebecca Foster helps you specify the right heating system

Mark and Alisha Lyndon jumped at the chance to selfbuild on a breathtaking Cornish plot, overcoming tricky conditions to create an innovative contemporary home

A barn reborn

Understanding contextual design 62

Ensuring your new dwelling looks at home in it’s natural environment could help you gain planning first time

A complete renovation and extension has turned Catherine and William Allen’s dingy 1960s property into a light-filled and characterful dwelling that’s perfect for their family

87

Add the wow factor with this striking architectural feature COVER STORY

Woodburning stoves basics

92

This popular green heating method can add visual appeal

Build It October 2017

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contents

07

92

62

15

70

67

75

100

EXPERT HELP

REGULARS

Guide to industrial conversions

100

Architect Julian Owen shares his tips on how to transform characterful spaces into practical and attractive dwellings COVER STORY

How to get the planners on side 105

Mike Dade reveals how maintaining a good relationship with your local authority can help ensure a successful scheme

Insulating a timber frame home

109

Tim Doherty uncovers the wealth of options available for keeping heating bills down and improving comfort levels COVER STORY

Avoiding renovation pitfalls

112

Follow Alan Tierney’s advice to overcome the commonly encountered hurdles faced when undertaking a revamp COVER STORY

Dealing with defective works

117

Mike Hardwick explains how to deal with problems caused by poor workmanship and unexpected issues on site

Room to manoeuvre

129

Jerry Makin has found a property with scope for a home improvement project – but what’s the best way forward?

9

Inspiration Build It’s favourite finds this month

Your views Readers’ experiences shared

16

Subscribe today

91

Ask our experts

123

Our specialists tackle your questions

Self-build mortgages 127 Find the best lender for your scheme

Land for sale Inspiring plots for your project

Next month Coming up in November’s issue

Focus on

133 145 146

We talk to RUSS’s Kareem Dayes about the group’s community-led self-build

www.self-build.co.uk

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18/08/2017 14:32:37

2017 SHORTLISTED Best Self Build

p008_BI.1017.indd 1

2017 SHORTLISTED Best Timber Frame

2017 SHORTLISTED

Best Custom Build Project

2017 SHORTLISTED Best Self Build Architect or Designer

2017 SHORTLISTED Best Self-Build Under £250k

17/08/2017 11:55:26

news 09

MARTIN GARDNER

inspiration

Radical remodel Strom Architects has completely modernised this splitlevel 1960s dwelling in Winchester. When the owners originally approached the firm, the accommodation was spread across five poorly-linked floors, with little connection between indoors and out.

To remedy this outdated arrangement, the designers transformed the carport on the bottom storey into a

kitchen-diner, complete with glazed doors that invite views in. A hole has been punched through the ceiling of this zone to create a vertical void that runs up through the entire property. This forms a strong link between the levels, and helps establish a bright, airy feel throughout.

The existing timber cladding was also replaced, and the previous felt roof was updated with a new zinc covering.

For more information call 01590 677442 or visit stromarchitects.com www.self-build.co.uk

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10

news

Constantine Bay House

PROJECT OF THE MONTH

by The Complete Oak Home

This attractive coastal property was delivered by The Complete Oak Home as part of a full turnkey package.

The owners of the house were keen to recreate the warmth and character of the oak frame sunroom attached to their existing dwelling, and opted to use the same structural system for their self-build scheme.

Rather than having their property's structural skeleton sandblasted in the way most oak frames would be finished, the homeowners opted to leave the frame in its natural state with the original carpenters’ markings still showing. This allows the internally exposed timber elements to tell their story, at the same time as complementing the rustic, homely decor scheme.

Erecting a building with a seamless link between indoors and out was an important part of the clients’ brief. To achieve this, extensive glazing has been incorporated to invite views of the garden inside. The large swathes of glass also channel plenty of natural brightness into the property. To make the most of the far-reaching vistas, a balcony has been included on the first floor for occupants to enjoy.

For more information call 01249 479891 or visit thecompleteoakhome.co.uk

Virgin Money joins custom build sector Virgin Money has teamed up with self-build and custom build finance experts, BuildStore, to release a brand new mortgage product.

It will assist those who are keen to create their own homes on serviced plots of land that already have planning consent and utilities in place. Those who take out the package can pay interest only for up to two years, and have the freedom to switch to an alternative Virgin Money product when construction of the house is complete. The lender will also cover the cost of indemnity insurance.

NSBRC scoops regional award

22%

of small building firms have been forced to pass growing materials prices on to clients, say the Federation of Master Builders (FMB).

The depreciating value of the pound after June 2016’s EU referendum means the cost of timber, insulation, bricks and other goods has increased considerably. “These spikes aren’t just a problem for builders – they’re also a setback for homeowners. The result is that a construction project will cost significantly more than it did this time last year,” says Brian Berry, chief executive of the FMB.

Swindon’s National Self Build and Renovation Centre (NSBRC) has been crowned 2017 Wiltshire Small Business of the Year. The facility is the UK’s only permanent visitor hub for wouldbe self-builders and renovators who want to find out more about how to begin their own projects.

As well as having access to a range of educational zones, attendees can get impartial advice on their schemes by going to one of the centre’s shows or workshops. “To be recognised in this way is a proud moment for us all,” says Harvey Fremlin, the NSBRC’s managing director.

What’s on?

100% DESIGN 20TH – 23RD SEPT £15 LONDON 100percentdesign.co.uk

ANTIQUES & COLLECTORS FAIR 25TH SEPT £5 NEWARK iacf.co.uk

FIND & APPRAISE A PLOT 30TH SEPT £40 CAMBRIDGESHIRE selfbuildacademy.co.uk

ECO SHOWCASE 3RD OCT FREE BRISTOL ecoshowcase.co.uk

BIG GREEN HOME SHOW 6TH – 8TH OCT FREE IN ADVANCE SWINDON nsbrc.co.uk

BASIC PLUMBING 10TH OCT £70 LONDON thegoodlifecentre.co.uk

KITCHEN FITTING 23RD – 24TH SEPT £275 BUILDER TRAINING CENTRE, SURREY thebtc.co.uk

DAMP & TIMBER DECAY 26TH SEPT £40 LONDON spab.org.uk

SOLAR PV OFF-GRID SYSTEMS 1ST OCT £60 POWYS couses.cat.org.uk

BASIC TILING 3RD OCT £70 LONDON thegoodlifecentre.co.uk

BUILDING WITH CHALK & EARTH 7TH – 8TH OCT FROM £155 BRIGHTON brightonpermaculture.co.uk

ADVANCED GAUGED BRICKWORK 11TH – 13TH OCT £360 SUSSEX wealddown.co.uk

Build It October 2017

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18/08/2017 14:34:11

news

11

need to know

Growth in self and custom build sector

New government guidance clarifies self-build definition The Department for Communities and Local Government (DCLG) has issued new planning guidance on self-build and custom build. The advice presents a fresh definition of these routes to homeownership as developments where “the initial owner of the home will have a primary input into its final design and layout”. Under current legislation, councils are obliged to keep online registers of people who want to create their own houses, and provide enough plots to meet demand. The guidance confirms that they can have a two-part database, for locals and nonlocals, and that if they can give a strong justification, they may only be obliged to provide sites for those signed up to the first list. Controversially, local authorities will also be eligible for exemption if demand from the register equates to over 20% of their annual housing target.

A new initiative is revealed every year, each designed to kick start house building in the UK – yet nothing happens. This time it’s Sajid Javid announcing a £2.3 billion Housing Infrastructure Fund that'll create the network necessary to service another 100,000 homes. I note that this is just about infrastructure, not the dwellings – that will be down to developers, but it appears the big firms are holding sway and many schemes are earmarked for designated green belt areas.

This is a significant shift, and proposed development in these zones has jumped 54% since March 2016. The big house builders must be delighted, because that’s where the best profit margins lie. I’ll be amazed if much of what they create falls into the affordable bracket.

I fear the result will be more large-scale developments in green belt areas, where there will be vociferous objections. I don’t expect there to be any relaxation of the rules for individual builders, who will no doubt face outright rejection for any application for a new house unless they propose a straight replacement of an existing one.

However, there's some good news for our sector as the custom and self-build (CSB) market has grown for the third year in a row.

A recent report shows 12,950 self-build completions in 2016 − an annual growth of 6.25% in a market now worth £3.9 billion. This is most welcome, but it still means that we are projected to fall short of the government’s own target of 20,000 CSB homes by 2020. The best forecast we have is that the figure will be closer to 16,500. It’s a tad disappointing, but still a step in the right direction.

Of course, much of the growth in the CSB sector hangs on the Right to Build legislation. All but two councils in England now have a register of would-be self-builders in place. It’s now down to them to make the law a reality by providing sufficient permissioned plots to meet the demand. There are at least18,000 names on the registers and the number is rising as more people become aware.

The National Custom & Self Build Association’s new task force will play a key role in making this happen. This group comprises a team of specialists with a wide range of expertise, who can help local authorities implement their responsibilities. It’s a model taken from successful self-build projects in the Netherlands and will give councils the confidence and support they need to launch their own schemes. Who knows, we might see several more Graven Hill-type initiatives springing up around the country. The developments mentored by the task force are likely to be large scale, with a focus on affordable housing delivery. But within each one will lie opportunities for individuals to create their own perfect home.

Right to Build does not yet currently extend to Wales, Scotland and Northern Ireland, but hopefully the legislation will be adopted by the devolved governments if the work in England proves to be successful. Let’s be positive and assume it will be. More details on the task force can be found at www.righttobuildportal.org.

MIKE HARDWICK

HOW TO PLAN & START YOUR BUILD 13TH OCT £75 CAMBRIDGESHIRE selfbuildacademy.co.uk

PROJECT MANAGEMENT 14TH OCT £150 SWINDON nsbrc.co.uk

SELF-BUILD PROJECT MANAGEMENT 25TH – 26TH OCT £150 POWYS courses.cat.org.uk

SELF-BUILDING AN EARTHSHIP 13TH – 15TH OCT FROM £175 BRIGHTON brightonpermaculture.co.uk

OAK TIMBER FRAMING 16TH – 20TH OCT £550 SUSSEX wealddown.co.uk

LIGHTING MASTERCLASS 7TH NOV £35 LONDON johncullen.co.uk

is a self-build consultant and project management specialist. He has worked closely with NaCSBA and is a leading figure in the self-build industry. He also delivers a self-build course at Swindon’s NSBRC. Follow Mike’s blog online: self-build.co.uk/blog/ mike-hardwick

www.self-build.co.uk

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news

v

spend save

13

product news Great shopping ideas for your custom home project CULINARY ACCESSORY Featuring a ceramic three-way filtration device, this stylish stainless steel tap provides hot, cold and filtered water on demand. Triflow Nightingale system, £399, triflowconcepts.com

£746

This contemporary heat emitter offers the perfect solution for homeowners who are keen to fit an alternative to traditional, horizontal-shaped models.

Inferno vertical radiator, £746.40, theradiatorcompany.co.uk

QUICK UPDATE Made from oak veneers, this kit provides the ideal solution if you’re looking to revamp a tired-looking staircase. Each sheet can simply be glued to the treads and risers of the existing flight. Stairklad, from £420 for a 12-step set, cheshiremouldings.co.uk

£245

This vertical design is ideal for modern schemes. It comes in two sizes and is also available with an anthracite finish. Zenith radiator in chrome, from £245, frontlinebathrooms.co.uk

THE PERFECT MATCH Featuring a weathered, pre-aged finish, this range of brick slips is ideal for renovation and extension projects where the cladding needs to complement the original masonry.

Weathered pre-war banded wirecut brick slips, £1,200 per 1,000 units, imperialhandmadebricks.co.uk

HANDY GADGET This tool is suitable for a range of applications, from fitting door hinges to driving in bolts and screws. It features four different power levels, including a specific mode for decking.

Cordless brushless impact driver R18IDBL-0, £119.99, ryobitools. com

of the best RAINWATER SYSTEMS

1 Cascade cast iron-style plastic 2 Half-round copper guttering, guttering, from £17.86 per 2m £48 per 2.4m length, length, brettmartin.co.uk coppagutta.co.uk

3 Infinity galvanized steel guttering, £14.82 per 3m length, rainclear.co.uk www.self-build.co.uk

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T: 01622 790 356 W: flooringmegastore.co.uk

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news 15

interiors notebook

It’s never too early to start looking for the finishing touches for your self-build 1

2

5

4

3

Shopping list 1 This basin will give your

bathroom an extra pop of colour. Other shades and finishes are available as part of the collection, including white, blue, grey and black gloss. Green Lux 40 basin, from £490, catalano.co.uk

2 This kitchen appliance

comes either as a wallmounted or island model, and features a dual finish of sleek satin white paired with natural wood. Bio cooker hood, from £1,325, elica.com

3 Inspired by Scandinavian 4 Featuring ivory, grey and design, this stylish light comes in a broad selection of hues to suit your house’s unique decorative scheme.

Matching table lamps are also available. Nina suspension pendant, £115, nedgis.com

honey shades, this stone flooring will imbue your home with a characterful feel. The aged effect adds extra authenticity.

County limestone flagstones, £209 per m2, indigenous.co.uk

5

Infuse your home’s living space with wow factor and bright colours by creating a vivid ombre feature wall. Lemon Squash with Blank Canvas emulsion, from £16 per 2.5L, crownpaints.co.uk

www.self-build.co.uk

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★star letter

Arrange your service connections early on

The star letter writer wins an Einhell cordless drill, worth £99.99

We are in the process of self-building a bungalow. I would like to advise my fellow readers to make contact with utility companies as soon as planning consent has been given. This part of a project can be a drawn out process, so in my experience it’s best to start discussions straight away, even if you’re still awaiting tenders from suitable contractors. This will help to ensure building works are not held back by a provider’s slow response. Our plot is around 65m from the road, so the total cost for connecting water, gas and electricity came to £12,000. But don’t expect different providers to use the same trench – they rarely coordinate work.

Ken Seager, via email Editor’s reply: Putting a project on hold while waiting for utility companies to do the work (usually with their specified contractor) can be incredibly frustrating, not to mention expensive. If you’re interested in a plot, it’s also wise to get a sense of the likely costs of getting connected and factor this into your offer. This can have a significant influence on the value of a potential self-build site. Sorting this early on will also help determine what funds you will have for the rest of the scheme.

A planning grey area Having gained prior approval to change the use of a building from storage to residential, we sought to replace it with an identically sized dwelling, having believed that this is often permitted under this policy. The substitute was designed to look as similar to the existing structure as possible, as well as improve its sustainability. The application was turned down by the council on the basis that they believed the prior approval wasn’t implementable in this case. Has anyone else come across a similar situation?

Colin and Caroline Durant, via email Editor’s reply: In the experience of our planning expert Mike Dade, approaches to replacement of buildings granted prior approval for conversion vary greatly. Some councils and appeal inspectors will take a considerably more flexible stance than others.

Greater clarity from government guidance would certainly help, but this doesn’t appear to be forthcoming for the time being.

Living on site For those of you contemplating living in a caravan on site during your project, be aware of damp and mould – not only on the walls, but also anything stored within it. I recommend investing in a good dehumidifier and using electric heating if possible (it helps to dry out the air and doesn’t give off water vapour). Also look to buy the best caravan you can stretch to as they are usually better insulated – you’ll still be making a huge saving over renting a house. While this kind of setup is great in summer, in winter it can be hellish. But so long as you go in with your eyes wide open, it’s usually well worth the short-term discomfort.

Markaw, www.self-build.co.uk

WIN!

AN EINHELL CORDLESS DRILL WORTH £99.99

MARGARET SORAYA

Editor’s reply: Living in temporary accommodation on site isn’t for everyone but it can offer a huge saving for self-builders looking to keep their overheads to a minimum. You’ll often find that a well maintained caravan or mobile home won’t depreciate in value much over the course of a project. It’s beneficial being on-hand to answer any queries and keep an eye on progress too.

Of course, you need to have the necessary space on site, without getting in the way of the building works. Head to www.self-build.co.uk/where-to-live for more information.

HAVE YOUR SAY

Next month’s star letter writer will win a TE-CD 18/2 Li-I kit Power X-change cordless impact drill from Einhell, worth £99.99. This practical, robust and versatile two-speed power tool is perfect for screwdriving, drilling and hammer drilling into masonry.

It also benefits from a safe stop feature, plus two rechargable batteries and a high speed charger.

Build It magazine wants to hear from you.

Whether you have advice, a self-build story or simply want to make us laugh, write with your name and address to: Letters, Build It, Castle Media, 7 King Street Cloisters, Clifton Walk off King Street, Hammersmith, London, W6 0GY or email us at buildit@castlemedia.co.uk

For details about Einhell’s range of power tools call 0151 649 1500 or visit www.einhell-uk.co.uk

We reserve the right to edit and publish all correspondence.

Build It October 2017

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Build It Awards

Vote Now for the Best Homes of 2017

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Voting is open for the Build It Awards 2017.

This is your chance to help crown the very best new self-build and renovation projects – and the designers who created them. Here’s a taster of some of this year’s shortlisted schemes:

BEST SELF-BUILD OR RENOVATION PROJECT Choose your favourite from six amazing reader homes shortlisted by the Build It editorial team. Will you be inspired by the architecture, the living spaces, how the owners overcame challenges on site or the value for money they’ve achieved?

Voting closes 4th September #BuildItAwards

See the full shortlist and vote: www.self-build.co.uk/vote BEST ARCHITECT/DESIGNER FOR A SELF-BUILD In this hugely competitive category, the Build It Awards judges score 50% of the marks, with the remaining 50% decided by the reader vote. This year’s projects were shortlisted from a vast array of high-quality entries based on the design, level of support offered and to what extent the architect or designer helped deliver excellent value.

See the full shortlist and vote: www.self-build.co.uk/architect

BEST ARCHITECT/DESIGNER FOR A RENOVATION OR EXTENSION New for 2017, this category celebrates some truly inspiring renovation and extension projects. The ultimate winner will be decided by a combination of judges’ scores and the results of the public vote.

See the full shortlist and vote: www.self-build.co.uk/architect-renovation

www.self-build.co.uk

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18/08/2017 08:31:35

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17/08/2017 15/6/1712:02:53 08:54:50

Readers’ homes

SELFBUILD + RENOVATION + EXTENSION + CONVERSION + IMPROVEMENT

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22

45

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MID-CENTURY MODERN Catherine and William Allen saw the hidden potential in a 1960s detached property – renovating and extending it to create the ideal family home

31

PERFECT SETTING

38

A BARN REBORN

45

IN THE TREETOPS

53

GATEKEEPER’S GLORY

For their second self-build project, the Lyndons created a cutting-edge dwelling with sweeping views over the sea After coming across a stoneclad cart shed, this couple seized the chance to transform it into a characterful abode designed to suit their needs Allan and Susan Lewis have built a low-maintenance contemporary home with an upside-down layout

The Stewarts took a 19th century former gatehouse and gave it a new lease of life by boosting the airtightness and installing modern fittings

MORE ONLINE

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»

FOR MORE INSPIRATIONAL READERS’ HOMES VISIT WWW.SELF-BUILD.CO.UK/ READERS-HOMES

38 www.self-build.co.uk

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readers’ homes

Mid-century MODERN

W

hen Catherine and William Allen bought a 1960s detached property in Summertown, Oxford, they had the foresight to look beyond the dingy warren of rooms and crumbling two-storey extension falling off the back of the property. “The entire house was covered in nicotine and mildew stains – it was depressing,” says Catherine.

“The whole place was full of books; an Oxford academic had lived and died there and he was clearly a hoarder. You couldn’t even see inside some of the rooms. My husband asked if I was joking when I said I wanted to buy it, but I could see it had potential.”

The couple and their four children – Grace, Honor, Magnus and Francis – relocated from Herne Hill in South London to Oxford in 2007. Catherine’s parents and William’s mum live in the area and their eldest was reaching secondary school age. “We wanted the kids to have Oxford schooling,” says Catherine.

However, the family were shocked at property prices in the region, so decided to rent in the area while they searched for the ideal home.

“We were looking for something practical for term-time living as we have a house in the country that we relocate to during school

Catherine and William Allen remodelled the layout of their 1960s house, adding a new brick and timber extension that’s helped to transform the property into a 21st century family home WORDS SOPHIE VENING PHOTOS THE HOUSE AGENCY/MATT CHISNALL

holidays,” says Catherine. “It needed to be easy to live in and modern.

I knew I’d have to be creative with my budget and look for something that wasn’t fashionable – something no one else wanted.”

The couple spent the next five years searching for the perfect new home and eventually stumbled across a property for sale on the Hawkswell Garden Estate – a quiet cul-de-sac of detached dwellings

Build It October 2017

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readers’ homes 23 THE ALLEN FILE NAMES Catherine & William Allen OCCUPATIONS Housewife & company director LOCATION Summertown, Oxford TYPE OF PROJECT Extension & renovation STYLE Mid-century modern CONSTRUCTION METHOD Brick PLOT SIZE 512m2 LAND COST £750,000 BOUGHT 2012 HOUSE SIZE 255m2 (incl. 85m2 extension) PROJECT COST £507,000 PROJECT COST PER M2 £1,988 TOTAL COST £1,257,000 BUILDING WORK COMMENCED June 2013 BUILDING WORK TOOK 12 months CURRENT VALUE £1,500,000

and one apartment block built in the 1960s.

“I got in touch with family friends and architects Alun Jones and his wife Biba Dow and they looked up the house,” says Catherine. “Alun was the one who suggested we build an extension into the V-shape of the garden to get the extra space we needed while still having a good-sized outdoor space. We discussed the idea vaguely with them both and then made an offer to buy the property in a leap of faith that we would get planning permission to do the project.”

The brick and timber clad extension blends beautifully with the original house

Sympathetic design

Catherine and William decided to stay in rented accommodation while the design process and building work took place. “Alun and Biba asked for a list of rooms that we felt we couldn’t live without – five bedrooms, a laundry area, playroom and a kitchen with enough space for a large dining table,” explains Catherine. “We knew we didn’t want to completely gut the original house and make it all modern; we wanted it to retain its 1960s feel.”

The architect duo came back with a 3D model of an extended home that felt in-keeping with the property’s original architecture.

The plan was to pull down the existing extension but keep the main house largely on the same footprint, with a slight reconfiguration of the first floor to move the four bedrooms to the corners of the building. A family bathroom, small ensuite and laundry cupboard were to be added to the middle of the storey. At the side of the property, a brick extension would follow the line of the existing garden wall to form an additional wing. This included a hallway with enough space for the family dog Missy’s bed; a laundry room and WC; playroom and study area; office for William; and a bedroom and ensuite at the tip of the building, with access outside.

“The idea was for the new extension to feel like part of the garden.

The addition would work around the shape of the boundary wall, www.self-build.co.uk

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24

readers’ homes

Catherine selected modern furniture with simple lines for the formal living room at the front of the original house

sort of meander into the garden and then rise up to the chimney in William’s office at the end of the house,” says Alun. “There was an existing masonry wall in place, so we thought following the theme of brick garden wall architecture was an appropriate thing to do.”

Alun and Biba’s choice of materials was very deliberate. A red brick, reminiscent of Oxfordshire townhouses, paired with a lime mortar not only provides an appealing colour and texture, but is also soft enough that it doesn’t require expansion joints in the brickwork (as would be needed with cement mortar). For the timber cladding, they suggested Sapele wood. “It provides a shiny, dark finish which is very Festival of Britain-style and matches the original staircase and flooring already fitted in the main house,” says Alun. “The wood is also sustainably sourced, so we were able to use it without worrying about the implications of deforestation.” For the roof, they chose zinc for its durability and low-maintenance qualities. “Working as a palette of materials, the dark shiny timber, red brick and warm brown metal all sit very comfortably together,” he adds.

The original ’60s teak staircase has been lovingly restored and leads up to the children’s sleeping area

WE LEARNED...

SPEND AMPLE TIME at the beginning of your project deciding on the fine details, such as floor tile patterns. This means you won’t be rushed into making loads of on-the-spot decisions.

HOLD OFF ON moving in until it’s finished, if possible. The house was basically still a building site when we started living there. One of my sons got terrible asthma attacks as a result of the bedroom floorboards being sanded – we were basically sleeping in sawdust.

WORK WITH A PROFESSIONAL you know and get on well with. I kept a back seat throughout the project because the main builder said he didn’t want the client on site, but if we did another project I’d want to work more closely with the contractor.

Designed by Alun and fitted by Phil Nixey at P&J Joinery, the bespoke culinary zone features an Everhot range-style cooker and Miele kitchen appliances

Build It October 2017

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readers’ homes 25 Getting going The architects organised pre-application meetings with the local planning office to talk through their ideas and establish what would gain consent. The scheme was submitted at the beginning of 2013 and approved by February. They also had to apply to the Hawkswell Estate Residents Association, but there were no objections.

With a maximum budget of £250,000 in mind, the Allens put the project out to tender and, perhaps rather naively, decided to go with the lowest quote. “The builders came recommended, but it probably wasn’t the wisest move,” says Catherine. “We were impatient to start straight away because we were living somewhere with a six-month rental agreement. The plan was to be in the house by Christmas, and the firm said they could do the extension within our cost bracket and time frame. But I don’t think they quoted correctly and they certainly underestimated the complexity of the scheme.”

Work began on schedule in June 2013 with the clearance of the overgrown garden, demolition of the existing two-storey extension and the drilling out of its foundations. The scar of where the original addition had been attached to the main house was covered in Sapele A comfortable seating area and storage for games and toys makes this the perfect play room for the children

A large opening, that can be closed off with pocket sliding doors, marks the connection with the original and new part of the house

timber external boarding and patched up with Ibstock bricks.

Next, strip foundations were dug 1m deep and a ground-bearing concrete slab was laid on top, which was covered with a layer of insulation, then screed and underfloor heating. For the external walls, a brick cavity construction with rigid board insulation was chosen. The building was then topped with a ventilated cold roof construction, so the protective thermal layer is all at ceiling level with a large void above. The roof was topped with a zinc covering.

Then came work on the original part of the house. The first storey was remodelled and the entire dwelling had to be connected to mains gas, plus – because it was effectively doubling in size – the water pipes needed to be extended. “This was one of the most stressful parts of the build because we had to go through the Hawkswell Estate committee to get permission. We couldn’t lay pipework under the driveway because it’s shared with neighbours and we had to be mindful of the roots of the large weeping willow at the front of the house,” says Catherine. “It all had to be placed in a very convoluted way, which was an extra cost and time delay.”

Unexpected hurdle It was towards the end of summer 2013 when the Allens first began having doubts about their builders. Catherine, along with Alun, had www.self-build.co.uk

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readers’ homes Sited at the end of the extension, the master bedroom leads out on to a secret garden, which provides owners Catherine and William with their own private space

been having fortnightly meetings with the contractors to inspect progress and sign off on different stages but, as soon as it got to early autumn, work seemed to halt. “We realised it wasn’t going to be finished in time for Christmas,” says Catherine. Unable to extend their rental contract and with project funds rising, the family had to move into a part-finished build at the beginning of January 2014.

“The rooflights hadn’t been installed, so rainwater was seeping through the tarpaulin cover. We couldn’t use the kitchen because the flooring hadn’t been laid and we were all sleeping in the upstairs part of the main house,” says Catherine. “The build had become long and inefficient, plus it was such a mess. At one point, the contractors couldn’t even afford to pay to have the skip removed, which was positioned on a shared driveway. I would have hated it if I had been living next door to this building site. We ended up paying to have it removed and took the cost out of their final bill.”

“Our project wasn’t a standard scheme, and while it started off well, I think the builders ran out of money and the work was more complicated than they expected,” she adds. “Plus, they rebelled against everything. For instance, they didn’t want to grout the floor tiles with lime mortar, but we insisted upon it as it was in the original tender agreement. They even walked off site at one point. Thankfully we weren’t paying for anything upfront and they did return, and to their credit they did do a good job – in the end.”

Worth the wait Despite the delays and the contentious relationship with the builders, Catherine and William are pleased with the finished result.

The project cost them over double what they had budgeted for and took a lot longer than anticipated, but the house is now worth more than they invested, so they’ve made a profit on the scheme.

“My favourite space is my bedroom in the extension. It’s nice to be able to get away from the children; it’s so quiet and peaceful in there – it’s like you’re in a wood cabin in the forest. I love my laundry room, too,” says Catherine. “Our architects were brilliant. They took a much more hands-on role than they would originally have done, such as ordering bathroom sanitaryware and tiles. If it wasn’t for them, I think that I would have had a breakdown!”

TOTAL BUILD COST BREAKDOWN Elements Preliminaries

Cost m2 Cost %

£151

8%

Total cost

£38,400

Demolition & removal of garden structures

£75

4%

£19,200

Foundations & drainage

£101

5%

£25,800

External walls

£141

7%

£36,000

Roof & coverings

£129

6%

£33,000

Rooflights

£59

3%

£15,000

Windows & doors

£148

7%

£37,800

Internal walls

£49

2%

£12,600

Internal doors

£45

2%

£11,400

Flooring

£75

4%

£19,200

Joinery & fittings

£118

6%

£30,000

Kitchen

£141

7%

£36,000

Plumbing

£151

7%

£38,400

Electrics

£132

7%

£33,600

Sanitaryware

£71

4%

£18,000

Decorating

£56

3%

£14,400

External works

£71

4%

£18,000

New water mains

£16

1%

£4,200

Professional fees

£259

13%

£66,000

Grand total

£507,000

Build It October 2017

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18/08/2017 08:38:17

THE GLACIAL GUEST ROOM If cold corners and icy sheets are sending guests packing, then a rethink is required. Our tailor-made underfloor heating systems maintain house-guest happiness, in every room. No more emergency blankets or cooled relations. It’s time to break free from bad heating.

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readers’ homes closer look

Brick flooring…

Inspired by the warmth of the original teak flooring in the main part of the house, Alun suggested a brick surface for the extension, laid in a herringbone pattern. However, because the addition isn’t straight, the look wasn’t easy to get right. The builders asked whether they should restart the design at each H e rrin g bo n e patt e rn threshold, but Alun and Catherine decided they should just start and let it flow naturally, which has worked out well.

Underfloor heating was fitted beneath the bricks and the chosen covering helps the rooms retain heat, creating a warm, cosy atmosphere throughout the extension.

Floor plans

r Boile

Study 1

Spare Room Bedroom

En-suite

Ground floor

Garage Play room Study 2

Library Living room

Larder Utility room WC

Kitchen & Dining room

Bathroom

First floor

Bedroom 1

En-suite

Bedroom 3

Bedroom 4

Bedroom 2

House plans re-created using Build It 3D Home Designer software. www.buildit.co.uk/3dsoftware

Useful contacts ARCHITECT Dow Jones Architects 020 8675 2544 www.dowjonesarchitects.com STRUCTURAL ENGINEER Momentum Engineering 01225 444194 www.momentumengineering.com JOINERY P&J Joinery (Phil Nixey) 01844 351821BRICKS & BRICK SLIPS Ibstock 0844 800 4575 www.ibstock.com INSULATION Celotex 01473 822093 www.celotex.co.uk ZINC ROOF VM Zinc 01992 822288 www.vmzinc.co.uk ROOFLIGHTS Vitral 01223 499000 www.vitral.co.uk CHIMNEY FLUE LINER Isokern 0333 999 7974 www.schiedel.com/uk INTERIOR SLIDING POCKET DOOR Hawa www.hawa.com KITCHEN OVEN Everhot 01453 890018 www.everhot.co.uk KITCHEN APPLIANCES Miele 0330 160 6600 www.miele.co.uk BATHROOM SANITARYWARE Duravit 01908 286680 www.duravit.co.uk BATHROOM TAPS Hansgrohe 01372 472001 www.hansgrohe.co.uk IRONMONGERY SDS London 020 7228 1185 www.sdslondon.co.uk DINING CHAIRS Ercol 01844 271800 www.ercol.com SOFAS Ligne Roset www.ligne-roset.com

Build It October 2017

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18/08/2017 15:37:00

THE WOOLLY MAMMOTH If you’re wrapping up at home, then it’s time to conquer the chill.

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readers’ homes 31

Perfect

SETTING A

When Mark and Alisha Lyndon decided to self-build, a breathtaking Cornish coastal site with planning permission in place for an innovative design offered the ideal opportunity

fter constructing their first self-build home in 2008, Mark and Alisha Lyndon were keen to repeat the experience. “We liked the idea of being able to tailor our living spaces to our lifestyle and had succeeded in creating a high-spec property that we’d never have managed to afford otherwise,” says Mark. “I suppose we’d definitely been bitten by the self-build bug.” So when the couple began to discuss the idea

WORDS JANE BOWLES PHOTOS LAYTON BENNETT

‘‘

It was love at first sight when we saw the location

p031-036_BI.1017.indd 31

’’

www.self-build.co.uk

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readers’ homes

THE LYNDON FILE NAMES Mark & Alisha Lyndon OCCUPATIONS IT architect & marketing and comms specialist LOCATION Portwrinkle, Cornwall TYPE OF PROJECT Self-build STYLE Contemporary CONSTRUCTION METHOD Hybrid timber frame LAND COST £500,000 HOUSE SIZE 289m2 PROJECT COST £736,025 PROJECT COST PER M2 £2,547 TOTAL COST £1,236,023 BUILDING WORK COMMENCED April 2015 BUILDING WORK TOOK 60 weeks CURRENT VALUE £1,500,000

of buying a holiday home, taking on another project seemed like the logical choice.

“We wanted a second place for weekends and family getaways – ideally somewhere we could also retire to in 15 years’ time, when our children (now aged seven and nine) have grown up,” he says. “We anticipated building a property we could rent out for holiday lets when we weren’t using it ourselves, in order to recoup some of the construction costs.

We’d had many vacations in Cornwall and loved it, so decided it was the ideal location.”

Perfect opportunity After an exhaustive online search, the couple found an ideal site at Portwrinkle, a stone’s throw from Plymouth harbour.

“It was love at first sight when we saw the location,” says Mark. The land was basically a large overgrown garden, which had been designated as an open area of local significance (OALS) – a restriction intended to protect the essence of the setting.

The site directly overlooked the south-east Cornwall coast, with stunning sea views. It had never been built on, but fortunately the designation didn’t preclude development. It was being sold with planning permission in place for an innovative and futuristic home, designed by local architect Ian Armstrong of Arco2 – an awardwinning practice specialising in sustainable buildings.

“Ian had submitted plans for a structure that would considerably enhance the look of the site from the road above and also work to benefit the local community by including a new public footpath, thus improving access to the beach. The design looked unique and thankfully the local planners agreed,” says Mark. “Although the land came with a £500,000 price tag, we’d already learnt that self-build plots are like gold dust in Cornwall, so we promptly sealed the deal.”

A few tweaks Ian had also involved landscape architect Patrick Collins early on in the design stage. “By harnessing the gradient of the land via a split-level layout, the scheme blended into the setting in a really appealing way,” says Mark. Although he and Alisha retained the footprint, they decided to tweak the internal floorplans to create a better fit for their lifestyle. “We wanted a completely open-plan kitchen-living-dining area and four ensuite bedrooms, all with panoramic sea views,” says Mark. “Ian achieved this by siting the suites on the upper level, with steps leading up from the ground floor living zone and a garage underneath the property.”

Since the couple would be spending long periods away from the house, low-maintenance was a must-have. “We also wanted

Build It October 2017

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readers’ homes 33 the building to have zero impact environmentally and liked the fact that so many of the suggested construction materials would be provided by local suppliers,” says Mark. One of the core eco-friendly features is the intelligent use of thermally-efficient glazing. “The roof has a specially designed overhang to prevent solar overheating,” says Mark. All the windows, except for the large sliding doors, are triple glazed to minimise heat loss in winter. “The timber frame is insulated with locally sourced reclaimed sheep’s wool – an environmentallyfriendly material that is also naturally fire-retardant,” he adds.

Despite living a three-and-a-half hour drive away from the site, Mark and Alisha decided to manage the project themselves. “We’d gone through quite a steep learning curve with our first self-build, so were pleased to find that Arco2 had their own in-house contractors, ADD Construction, headed up by Matt and Nathan Davis,” says Mark. “Following our preliminary meetings, we felt confident that we could leave Ian and Matt in charge; so we agreed to drive down to Cornwall if any major issues arose. We set a total budget of £500,000 for the build and work began in April 2015.”

Complications

The whole edge of the property is glazed to allow panoramic views of the coastal scenery

Problems occurred right from the start, due to the geological profile of the site. “We ran into issues when digging the foundations because the plot is in a valley with heavy deposits of clay,” says Mark. “The structure was designed to be built on concrete raft foundations, but our initial surveys showed that the land was far too soft to support the raft. Extra-deep piles had to be driven into the ground to prop up the front of the property, which not only meant that costs increased

The lower floor of the split-level design hosts an open-plan scheme, including a kitchen, living space and dining area

www.self-build.co.uk

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readers’ homes WE LEARNED...

STREAMLINE DESIGN AND CONSTRUCTION. Engage an architect with in-house contractors if possible, especially if you are planning to manage the project yourself. A key factor in the smooth progress of our Cornish self-build was that our architect worked in close conjunction with their own build team.

USE LOCAL BUILDING MATERIALS. Buying regional stone and timber assisted in keeping our costs down. This approach also helped our home to blend in with architecture in the area, as well as giving it a much more authentic look. Check if you can use natural, recycled and reclaimed materials too; for example, the sheep’s wool we used for insulation is a by-product of a local Cornish industry.

PAY IT FORWARD. It’s nice to give something back to the community where you’re planning to self-build. We improved public access to the beach by building a new path, which benefited the locals as well as ourselves. It also had a positive knock-on effect, as both we and our self-build project felt warmly welcomed.

IMPROVE AND ENHANCE. The wildflower green roof is a vast upgrade on the old piece of waste land that was previously on the site; it looks great from the streetscene. Incorporating improvements such as this to existing sites can be a big help in securing an easier passage through the planning stage.

HAVE A FALL-BACK PLAN if costs spiral beyond budget.

Unforeseen factors can cost tens of thousands of pounds, so do have a contingency strategy in place for dealing with a worst case scenario. We opted to rent out our home to recover the cost of piled foundations, which were not included in our initial financial plan.

BE FLEXIBLE WITH TIMESCALES. Building your own home often takes longer than anticipated as well as ending up costing more than you thought, so be prepared to be flexible. If you’re renting temporary accommodation during your build, for example, make sure you can extend the lease if you need to.

but also delayed the project by several weeks. It was all rather stressful, especially as the build was only just beginning.”

The preliminary surveys also revealed major problems with water – another unforeseen complication. “Not only did we find an old well, but we also discovered the site was riddled with natural springs, which all had to be diverted before building work could commence,” says Mark. The team ingeniously overcame the issue by building a series of land drains using perforated pipes. These allow the excess water to soak into the channels and drain away safely via the natural watercourse that runs in front of the site.

Access to the mains water supply also proved problematic as conduits needed to be sunk across land belonging to a neighbour, lining up additional costs and further delays. The issue was creatively resolved by taking advantage of the abundance of natural springs on the site; a borehole was sunk to create an off-grid supply and special sanitaryware was installed to minimise water usage.

“Although the unforeseen problems added extra costs and delays to the build, Alisha and I were really impressed by the way Ian and Matt quickly sorted any issues as they arose,” says Mark. “All major hiccups essentially happened in the early stages, so we got them out of the way at the beginning. Happily, once we’d successfully resolved the issues around the foundations, water supply and natural springs, the build progressed very much on schedule and on budget.”

Design triumph Mark and Alisha believe that research and forward planning were key to the success of their project and many potential issues were avoided at the outset by Ian’s skillful design and use of materials.

The unconventional layout allows each bedroom to benefit from views of the adjacent coast

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readers’ homes 35

Left: Each bedroom has an ensuite, with the master suite featuring a curved partition wall between the spaces.

Below: The site’s development features a property with a green roof (visible on the left of this image) and a new public path down to the beach

“The focal point of the scheme was really the wildflower topping,” says Mark. “Seen from the road above, you would hardly think there was a house there at all, thanks to the clever design. The roof not only looks attractive, but also helps to attenuate the rate of water run-off, thus minimising drainage problems.”

The location is a key feature of the property. The coastal position means the house is very exposed to the elements, which helped to determine the materials used. For instance, hardwearing local stone from Lantoom Quarry was chosen for its ability to withstand bad weather, along with low-maintenance copper fascias that will age rapidly into attractive shades of green.

Different ceiling structures were chosen for the living areas and bedrooms, which in itself reflects the highly individual requirements of the design. A special stretch ceiling was installed in the open-plan living-kitchen-dining zone, since using standard plasterboard over such a large surface area would almost certainly have led to cracking.

On the higher level, conventional ceilings were applied. A large glazed panel linking the two different roof tiers was fitted in order to allow more light to reach the bedrooms.

Being able to create good connections with the local community was also a cornerstone of the build. “People living in the village were

interested in the project right from the start and we had lots of visitors coming over to see how we were getting on,” says Mark.

“Everyone is fascinated by the wildflower garden, which is very much a miniature nature reserve. They say it’s a huge improvement.”

In line with the planning stipulations, the site was enhanced by building an accessible pathway down to the public beach. “We’re delighted that this has benefited the whole village,” Mark adds. “Ian went out of his way to get the local community on board with the build, which has really helped us settle into the area.”

Now that the house is finished, Mark and Alisha are full of praise for Ian, Matt and the team. “Building this property has been an amazing journey, and it’s exceeded all our expectations on every level,” says Mark. “Working with Ian and Matt was the most incredibly satisfying experience, and a fabulous exercise in three-way cooperation. Alisha and I can’t commend them enough and we wouldn’t hesitate to work with them again.”

Useful contacts ARCHITECT & CONTRACTOR Arco2 Architecture (Ian Armstrong), ADD Sustainable Construction (Matt David) 01208 72100 www.arco2.co.uk STRUCTURAL ENGINEER CDEC (Matt Crompton) 01208 78655 www.cdec-ltd.com BOREHOLE & FILTRATION Amos Pumps 01326 573341 www.amospumps. com STEELWORK Mid-Cornwall Metal Fabrications 01637 879392 GLULAM BEAMS Glulam 023 8045 7236 www.glulambeams.co.uk WINDOWS Livingwood Windows 01284 764045 www.livingwoodwindows.co.uk STRETCH CEILING Stretch Ceilings 0207 138 1050 www.stretchceilings.co.uk TIMBER CLADDING Duchy Timber 01208 872338 www.duchytimber.co.uk PLUMBING & HEATING Russell Bentley 07976 906701 ELECTRICIANS PC Doney Electrics 01752 841089 www. pcdoneyelectrics.co.uk WOODBURNER Firemaker 01387 376765 www.firemaker.co.uk SANITARYWARE Geberit 01926 516800 www.geberit.co.uk CROSSWATER 0345 873 8840 www.crosswater.co.uk VITRA 01235 750990 www.vitra.co.uk KITCHEN Charles Gray Kitchens 01822 617240 www.charlesgraykitchens.co.uk LIGHTING Aurora 01727 836611 www.auroralighting.com GLASS BALUSTRADES & SHOWER SCREENS St Austell Glass 01726 64406 www.staustellglass.co.uk FLOORING Porcelanosa 01923 815200 www.porcelanosa.com STONEWORK Lantoom Quarry 01579 308234 www.lantoom.co.uk LANDSCAPE ARCHITECT Patrick Collins Design 07792 930303 www.patrickcollins-design.co.uk WILDFLOWER ROOF Contec Landscaping 01726 71198 www.conteclandscape.com

www.self-build.co.uk

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36

readers’ homes Floor plans

House plans re-created using Build It 3D Home Designer software. www.buildit.co.uk/3dsoftware

TOTAL BUILD COST BREAKDOWN

closer look

Stretch ceiling…

Architect Ian Armstrong opted to install a custom-made stretch ceiling for the openplan kitchendining-living zone. This was because using a standard method over such a large area could have led to cracking.

St ro n g co ve ri n The g suspended stretch ceiling has two major components; a perimeter track and a lightweight fabric membrane, which clips directly onto the track with an ultrasonically welded harpoon edge.

The ceiling came ready-painted in brilliant white and also has the advantages of being completely waterproof, washable and impermeable to vapour ingress.

Elements

Cost m2 Cost %

Total cost

Site welfare & security

£9

<1%

£2,598

Site preparation & clearance

£11

<1%

£2,959

Excavations (site set out, reduce level strip & temp hardcore)

£46

2%

£13,147

Mains services

£29

1%

£8,475

Drainage (underground & foul and surface)

£47

2%

£13,749

Substructure

£183

7%

£52,953

Superstructure

£313

12%

£90,352

Linings

£65

3%

£18,724

Insulation

£61

2%

£17,478

Roof

£191

7%

£55,177

External finishes

£124

5%

£35,769

External joinery

£143

6%

£41,418

Rainwater goods

£4

<1%

£1,101

Heating

£107

4%

£30,913

Electrics

£42

2%

£12,230

Internal joinery (doors & stretch ceiling)

£148

6%

£42,886

Kitchen & bathrooms

£103

4%

£29,684

Decoration

£21

<1%

£6,050

Surfacing & flooring

£98

4%

£28,216

External works (walls, path, drive, decking & stairs)

£330

13%

£95,386

Soft landscaping

£2

<1%

£708

Garage

£95

4%

£27,484

Variations

£143

6%

£41,393

Preliminaries

£232

9%

£67,175

Grand total

£736,025

Build It October 2017

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readers’ homes

Carole-Anne Cockayne and Martin Renton have transformed an old cart shed into a beautiful new home that’s tailored to their needs WORDS JANE CRITTENDEN PHOTOS JEREMY PHILLIPS

C

A barn

arole-Anne Cockayne and Martin Renton were keen to create a bespoke home, so they were initially a little unsure when they spotted a development of six dilapidated 19th century barns. The builder already had planning permission in place – but the couple visited the site anyway, with open minds as to what they might be able to achieve.

“We wanted to do a project ourselves rather than buy something that already had a set design and price for the conversion,” says Carole-Anne. “When we met Chris Brewster from Three Oak Construction, however, we could see he had a real passion for restoring old buildings. As we’d enquired quite early on, he said we could have as much input into the design as we liked.”

Seal the deal The hamlet of limestone barns had previously been in the ownership of the Lumley family (which holds the earldom of Scarborough). The buildings themselves form part of a conservation area and sit on a quiet lane that experiences little passing traffic.

Only one unit had been sold so far, which meant that the couple could have their pick of the rest. They were immediately drawn to the detached barn, which lay near to the entrance of the hamlet and faced south-west over the surrounding fields. “It had been the cart shed, so the front elevation was open,” says Carole-Anne. “Inside was a dirt floor decked out with bits of old farm machinery – but the roof was supported by beautiful king post trusses.”

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reborn

The barn was priced at £325,000 – including the cost of converting it into a home to a basic fit-out standard. The couple decided this was a good opportunity with little risk to them – plus it meant they could live nearer to Carole-Anne’s children and grandchildren. They signed the contracts in October 2015 and paid a 10% deposit, with the rest due on completion – although they knew the project wouldn’t get underway for a while. “Chris wanted to build his way off the site, which meant because our barn was nearest the lane, we were last on the list,” Carole-Anne explains. “He expected to start ours in March 2016 and outlined a conversion time of six months.”

The purchase was financed by the sale of the couple’s house, with the idea of leaving them mortgage free. “When we’d previously

readers’ homes 39

explored borrowing money to do our own barn conversion we discovered the banks weren’t keen on lending to us until we’d built a shell and had the windows and doors in place,” says Carole-Anne.

“This would have been difficult for us financially and we felt that working with Chris presented a more straightforward route.”

Pricing up The challenge would come in the fact that Carole-Anne and Martin wanted to deviate from the basic, pre-costed build package. The couple worked with the architect Chris had employed to prepare new outline planning drawings. The resulting design was mainly on one level because of the existing trusses and roof height.

www.self-build.co.uk

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readers’ homes

THE COCKAYNE & RENTON FILE NAMES Carole-Anne Cockayne & Martin Renton OCCUPATIONS Business manager & services manager LOCATION South Yorkshire TYPE OF PROJECT Barn conversion STYLE Traditional CONSTRUCTION METHOD Stone and oak trusses PROPERTY COST £325,000 (incl. conversion to standard finish) BOUGHT October 2015 HOUSE SIZE 163m2 PROJECT COST £80,450 (upgrade on original spec) PROJECT COST PER M2 £494 TOTAL COST £405,450 BUILDING WORK COMMENCED September 2016 BUILDING WORK TOOK Seven months CURRENT VALUE £525,000

“Chris explained that we could have a bedroom upstairs and possibly include an ensuite, but he wouldn’t know what would be possible structurally, and the full extent of the space available, until the project got underway,” says Carole-Anne. “We had faith in him and were happy to let this part of the design evolve organically.”

The couple initially budgeted £50,000 for the extras, some of which they planned to buy themselves (such as the flooring, kitchen and bathrooms). They also wanted to upgrade some elements of the fabric. Oak joinery, extra roof windows, an additional bifold door and creating a bedroom and bathroom upstairs were all on their wish list.

Chris gave Carole-Anne and Martin prime cost (PC) sums in the package price that accounted for the necessary and known items. These PC figures were tracked against the actual spend as the build developed.

For example, the couple bought the kitchen and bathrooms early on in the project, while Chris paid out for elements such as the extra oak joinery and steelwork. This resulted in a complex spreadsheet of payments that needed to be balanced.

“We got on well with Chris and came to an agreement on the final costs at the end of our project,” says Carole-Anne. “Ultimately, we didn’t have to pay for the barn upfront – so the job was a bigger risk for him, because the property was ours regardless of what happened as we’d exchanged contracts. I guess we were lucky to find a builder who was willing to approach our project like this.”

Changing spaces As the couple worked through the outline design, they chose which parts they wanted to keep and identified changes they wanted to

make. They upped the spec of a number of the materials, including exchanging the dark tiled floors for a high-quality light limestone and switching from softwood to oak for the joinery.

Parts of the layout were altered, too, such as the position of the staircase, dining room and downstairs bedrooms. The pair also swapped the living room and kitchen around to create a better connection with the garden. “This enabled us to fit bifold doors in the living room leading outside,” says Carole-Anne. “Light was really important to us so we also used bifolds in the dining room and added more roof windows to a couple of the zones.”

Chris suggested building an ensuite pod to slot in next to the master bedroom. The wall between the two is high enough for privacy, but there’s no ceiling – so natural brightness still flows in and the exposed trusses can be seen in both areas.

“We specified an automated roof window for the ensuite because the roof is high,” adds Carole-Anne. “It cost more than a standard

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readers’ homes 41

elevation – although they supported the idea of the original cart entrance being glazed. “We had to redraw this part of the plans several times,” says Carole-Anne. “In the end, we were allowed to use double-height glazing in conjunction with the pretty timber arch frill at the apex of the gable. This enhanced the entrance and the hall and upstairs bedroom are still flooded with natural light.”

Planning consent came through in June 2016, by which point the couple had sold their house to finance the project, moving into rented accommodation nearby. Chris’s team poured the subfloor and laid the underfloor heating, but works didn’t get fully underway until September. “We were a bit frustrated by the various delays but understood Chris needed to finish the other barns before he started our scheme,” says Carole-Anne. “In the end, we waited 11 months from the time we paid our deposit to actually beginning on site.”

Smooth operation

The elevations are constructed in coursed limestone rubble with faced quoins of the same material

one but with a touch of a button the window and blinds open and close, and sensors automatically shut the unit when it rains.”

Planning headaches Chris’s architect worked up the new design, at a cost of £450, and the revised drawings were submitted to planning in November 2015. The exterior of the barn came under close scrutiny, as the conservation officer wanted to preserve its original character. They agreed to allow the new bifold doors and two additional roof windows, but stipulated the window frames should be grey metal or wood.

The conservation officer was also unhappy about the size and number of windows the couple wanted to include along the front

Fortunately, the barn was in good condition and the trades were able to progress steadily, with no significant setbacks. The 450mmthick limestone walls needed repointing, but were strong enough to withstand the works to make the new window openings.

The external walls were insulated and blockwork partitions built internally to map out the rooms. Three layers of insulating blanket went into the roof cavity, which was then topped with reclaimed terracotta pantiles that Chris sourced to match the existing covering.

The trusses, which run from one end of the barn to the other, were well preserved. “They just needed sandblasting and cleaning up,” says Carole-Anne. “The only extra structural support that went in was the steelwork in the central atrium to enable the first floor.” This has allowed for a bedroom, office and shower room on the upper storey – which makes for an excellent guest retraction and occasional TV area for visiting grandchildren.

A few design changes happened on site, as the interiors began to take shape. “When Chris put the oak staircase in position, we decided to make the most of it by not enclosing the dining room,” says Carole-Anne. “It’s one of the best things we did, because the space doesn’t feel isolated and light floods into the zone.”

The couple came to site at least twice a week after work to chat with Chris and the various trades, and would often pop in on Sundays to check on progress. “Every time we visited, Chris was really keen to show us the work that he’d done both to our barn www.self-build.co.uk

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readers’ homes WE LEARNED...

A wall-mounted basin unit helps to give the illusion of space in the compact ensuite bathroom

THE FIRST FLOOR could possibly have been a metre shorter, creating more of a hallway atrium open to the roof. We wouldn’t have lost a lot of space upstairs and it probably wouldn’t have cost too much more in the grand scheme of things.

WE WEREN’T SURE about living predominantly on a single storey, but the layout has turned out to be ideal for us.

OUR TRADES shared lots of advice with us. For instance, the tilers gave us guidance on how to seal the surface of the travertine and limestone tiles, as well as how to clean and maintain them.

WE WERE WORRIED about whether metal-framed windows would perform as well as plastic or wood, but they’ve exceeded our expectations.

Christmas, they had a hectic couple of days moving their furniture into the house, even though the outside wasn’t yet finished. The pair took the next few months in their stride, and gradually everything came together – with the larch cladding finished in March 2017 and the landscaping two months later.

Although they’ve not yet lived in the barn for very long, CaroleAnne and Martin already feel quite at home. Their spot on the lane draws the attention of passers-by, who often stop to take a second look at the characterful transformation. “We love driving over the rise in the lane and seeing our house standing in front of us,” says Carole-Anne. “Chris and the team were brilliant to work with and we had so much input that there’s nothing we’d change now. Our home is exactly what we were looking for – we love every minute of living here and it was well worth the wait.”

and the others,” says Carole-Anne. “It was great to have someone on board who was as dedicated to the project as he was.”

The home stretch The couple took on the responsibility of selecting the decor. The bathrooms have a timeless feel thanks to their travertine tiles, along with sanitaryware from Bauhaus and Victorian Plumbing. CaroleAnne and Martin were keen on the idea of a handmade kitchen and met joiner Andrew Crossland at a self-build show. They visited his workshop in Retford and commissioned him to create a space based around Shaker-style cabinets in contrasting grey and blue hues. The latter shade was settled on after trying 18 different sample pots.

“I wanted the kitchen to feel like it was made up of a collection of individual pieces that would stand out in the open-plan room,” says Carole-Anne, who has an interior design degree. “Andrew and I came up with a highly individual look where the cupboards combine wood carcasses, oak features and doors painted in The Little Green Paint Company’s Inox and Royal Navy.”

As December approached, the couple’s six-month rental contract was coming to an end – so they pushed to move in. A week before Build It October 2017

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readers’ homes 43 closer look

Vertical cladding...

Black-painted timber cladding is a common finish for agricultural buildings – but here, it’s been given a twist to help achieve a contemporary update on vernacular style. Carole-Anne and Martin went for larch boards, which can take paints and stains Bla ck- pa int ed very well, especially if a clear grade is selected. Rather than go for la rch a traditional featheredge, horizontal arrangement, the couple decided to lay the planks vertically. This style of timber cladding requires good workmanship and attention to detail to ensure adequate weatherproofing – so it tends to be installed in a board-on-board arrangement (where equally-spaced wide planks are overlaid with another board). Tongue-and-groove profiles can also offer excellent results.

TOTAL BUILD COST BREAKDOWN Elements

Cost m2 Cost %

Total cost

Design fees

£3

1%

£450

Kitchen

£184

37%

£30,000

Bathrooms

£37

7%

£6,000

Bifold doors & front atrium windows

£95

19%

£15,500

Patio & walling

£40

8%

£6,500

Oak joinery upgrade

£37

7%

£6,000

Limestone flooring

£40

8%

£6,500

Decorating

£9

2%

£1,500

Oak stairs

£15

3%

£2,500

Alterations to garage & door

£34

7%

£5,500

Grand total

£80,450

‘‘

Light was really important to us so we used bifolds in the dining room and added more roof windows Useful contacts

’’

BUILDER Three Oak Construction 01709 818256 www.tocltd.co.uk BIFOLD DOORS & WINDOWS Advanced Aluminium 01302 810600 www. advanced-aluminium.co.uk OAK STAIRS & WINDOWS Rotherham Joinery 01709 369676 ELECTRICS JRB Electrical 01302 850314 PLUMBING & UNDERFLOOR HEATING SYSTEM RAD Eco Systems 01709 364022 www.radecosystems.co.uk KITCHEN Andrew Crossland Joinery 01777 948558 www.andrewcrossland.com KITCHEN PAINT The Little Greene Paint Company 0845 880 5855 www.littlegreene.com BATHROOM TILES & FLOOR TILES Stonevale 01937 534576 www.stonevale.co.uk TILER Protile 01709 527124 BATHROOM SANITARYWARE Bauhaus 0345 873 8840 www. crosswater.co.uk Victorian Plumbing 0345 862 2878 www.victorianplumbing. co.uk FENCING Oakley Fencing 01709 865549 LANDSCAPING AWS Landscapes 01709 862260 www.awslandscapes.co.uk

Floor plans

Ensuite

Ensuite

Bedroom Dining Kitchen

Living

Bath Bedroom

Bedroom Hall

Ground floor

First floor

www.self-build.co.uk

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In the

readers’ homes 45

treetops

Allan and Susan Lewis have created a striking upside-down house in Glasgow that’s situated within the garden of their former home WORDS CAROLINE EDNIE PHOTOS DAVID BARBOUR

W

hen Allan and Susan Lewis bought their 1920s bungalow in one of Greater Glasgow’s most verdant suburbs in 2011, little did they realise that just a few years later they’d be living in a new-build dwelling at the end of the property’s garden. “It all started off with a throwaway remark,” says Allan. “When we initially purchased the house, the large outdoor space was one of its main attractions – it was three quarters of an acre.” But after a year of trying to keep on top of the gardening the couple realised it was a demanding and never-ending task. “At one point, I asked myself, ‘wouldn’t it be good if we could chop off half the garden and sell the plot?’” says Allan.

A blossoming idea Once Allan suggested the concept to Susan, the couple decided to turn their plans into action. Initially they thought about putting the plot up for sale on its own, before looking into the possibility of selling the site with planning consent attached. This led them to Glasgowbased architect Ewan Cameron, a friend of a friend, for advice.

“At first, I asked Ewan to design a generic house and he said, ‘I don’t really do that!’” says Allan. “Then we had a lightbulb moment www.self-build.co.uk

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readersâ&#x20AC;&#x2122; homes

The drum kit forms a focal point in the propertyâ&#x20AC;&#x2122;s minimal decor scheme

Build It October 2017

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readers’ homes 47 THE LEWIS FILE NAMES Allan & Susan Lewis OCCUPATIONS IT consultant & executive assistant in economic development LOCATION Glasgow TYPE OF PROJECT Self-build STYLE Contemporary CONSTRUCTION METHOD Brick & block with steel frame PLOT SIZE 0.4 acres BOUGHT 2011 HOUSE SIZE 200m² PROJECT COST £300,000 PROJECT COST PER M2 £1,500 BUILDING WORK COMMENCED November 2014 BUILDING WORK TOOK 12 months Inspired by Japanese design, Allan was keen to establish sleek, uncluttered interiors

when we began to think of actually building the new dwelling.”

It occurred to the Lewises that this was a challenge they could tackle for themselves. “Ewan had opened up a host of exciting possibilities, so we set off on the journey,” says Allan.

The couple identified a number of elements that they wanted to see in what would become their first foray into self-building.

“Overall, we wanted a more energy efficient house and less maintenance in terms of the property and garden,” says Allan.

“We had a traditional brick and mortar construction system in mind, with some timber elements to blend sympathetically with the surrounding trees. We didn’t want a lot of rooms, but we were keen for each zone to feel spacious – I’m 6’4”, so I didn’t want the house to feel cramped.”

‘‘

CURRENT VALUE £500,000

properties in the suburb incorporates shallow hipped slate roofs and white render, so our plans were in keeping with this,” he says.

“The ridge height became lower than it was in the original design, with a reduced pitch to make the dwelling feel more lightweight in appearance.” A horizontal band of timber cladding has been used to break down the vertical mass of the property, which works well in conjunction with the crisp white render and striking slate roof.

Ewan responded to Allan and Susan’s brief by incorporating an open-plan living area to take advantage of the views. “The outlook is through the trees, looking across a valley.

It’s like being in a forest – you’d never know you’re in a built-up area. This was what drove the design process,” says Ewan. “I think about the vistas from the main living area, by the coffee table, as the starting point for the plans. That’s the place where you want to enjoy the best outlook, so once that’s established you can work sequentially backwards from that point.” The expansive swathes of glass that have been incorporated on the upper level of the Lewises’ home contrast with the gables of neighbouring houses, which have few openings and frosted glass to maximise privacy.

I had great expectations, and our new house has certainly lived up to them – everything is almost exactly as we wanted it

Responding to the site Another design element the couple were keen to incorporate was an upside-down layout, with plenty of glazing on the upper level of the house. “We wanted the windows to be high enough to see right through the tree line and out into the distance,” says Allan. “At this stage, we simply presented verbal requirements to Ewan, and this gave him lots of freedom when it came to putting together the plans.”

Ewan’s final design was a scaled down and refined version of an initial proposal. “I felt we had too many rooms in the original plan so we reduced the number of zones and made the remaining ones bigger,” says Allan. “An estate agent later said we could have had six bedrooms in the house – but there’s only three of us living here and we didn’t want that many. The quality of the space is more important.”

According to Ewan, the design took some of its aesthetic cues from the homes and villas nearby. “The local vernacular of the

’’

Challenges along the way For Allan and Susan, designing the house turned out to be the straightforward part of the self-build process. Once this stage was completed, there were several obstacles regarding the site that needed to be negotiated in order to obtain planning permission.

“We were required to carry out a tree survey and an arboricultural constraints report to justify the removal of a certain number of trees,” says Ewan. “The latter also identified the shadow pattern they cast on the building.” This meant that it could be used as a resource to www.self-build.co.uk

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help position and orientate the structure within the plot, so that daylight throughout the house could be maximised.

“We also had to demonstrate how we were protecting the roots of the existing trees during the course of the hard landscaping and laying the driveway,” says Ewan. “This involved incorporating a permeable cell-web protection system – essentially a geotextile matt that goes over the roots. The key thing is to make sure that the driveway maintains its permeability so that water can still get through the surface to the subterranean level.”

Work gets underway Following the planning process, which took the best part of a year, the project went on site at the end of 2014. The Lewises sold their Recessed LED light fittings have been incorporated into the eaves of the house

bungalow to finance the scheme and rented a two-bedroom flat nearby, which was in walking distance of the site. “We subcontracted the whole job to Pan Builders,” says Allan. “We had originally put it out to tender to several companies, and it was Pan that came out on top.”

While Allan didn’t get his hands dirty during the work, he was on site twice a week to answer questions and to make sure that everything was running according to plan. “I also took on the task of sourcing many of the interior fixtures and finishes, such as the light fittings and flooring,” he says.

The main challenge during the construction phase was the weather, as heavy snow delayed the groundworks for around a month at the start of the works. What finally materialised at the end of 2015 was a two-storey dwelling, constructed using WE LEARNED...

WHEN WE SPECIFIED the flooring, we had originally wanted a polished concrete floor to establish a stylish, industrial look. We ended up tiling it, but the effect created by the supplier really wasn’t the seamless surface we were hoping for. In hindsight, we should have gone with our original choice.

TAKE YOUR BUILDER’S ADVICE. We asked the contractor if we could use Internorm windows from Austria, which we had seen at a self-build show. We then ordered the windows through a local Scottish reseller – but they went bust! The fenestration had already been installed by this point in the project, but some units were broken and others weren’t working properly. They are lovely windows, but ultimately, I could have avoided all of this hassle if I had simply gone with my builder’s advice by using a tried-and-tested Internorm supplier.

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a traditional masonry cavity wall system. The outside of the house features Siberian larch cladding and a smooth white render finish, and is topped by a slate roof. The 900mm-deep eaves are fitted with recessed LED linear strip lights, which are set over an external balcony that takes advantage of views over the tree canopy.

Inside, the bright and spacious upper level of the house consists of one large open-plan living zone, in addition to a family bathroom.

Accommodation on the ground floor encompasses three bedrooms, including a generously-proportioned master room with an ensuite.

There’s also a box room, as well as a utility area.

“The builders were absolutely superb,” says Allan. “The only thing that fell outside of the main contractor’s remit was the kitchen, which was done by a local company called JS Geddes.

They were recommended to us and were exceptional.”

The new dwelling is fully wired with a lighting control system upstairs, a Sonos setup for music and a Cat 6 network that extends to all rooms. “There is also plenty of storage space in the bedrooms and entrance hall,” says Allan, who plays in a band. In fact, his drum kit features as an eye-catching part of the decor. “When I first set up the kit, my wife just told me to leave the drums where they were

Floor plans Ground floor

First floor

Terrace

Bedroom

Bedroom

Master bedroom Lounge

Dining

Kitchen

Ensuite Boxroom Entrance hall Utility

Bathroom

Gallery

House plans re-created using Build It 3D Home Designer software. www.buildit.co.uk/3dsoftware

www.self-build.co.uk

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readers’ homes TOTAL BUILD COST BREAKDOWN

because they looked so great. Some people choose to have a grand piano out on show – we’ve got drums.”

Great expectations The family moved in at the end of 2015, and they’re delighted with the striking result of the scheme. Architect Ewan believes that the key to this project was keeping things simple and working with the site to achieve a house with universal appeal, within a modest budget. “The dwelling that stands here today is a product of the site’s unique characteristics,” he says. “Constraints that had to be addressed, such as the tree shading and access route for maintenance, determined the design. Capturing views from the upper floors was also a key element, and this ultimately became one of the greatest features of the whole house.”

The Lewises have no regrets about having taken the plunge following Allan’s initial throwaway remark about selling off part of their bungalow’s garden. “I had great expectations, and our new house has certainly lived up to them – everything is almost exactly as we wanted it,” says Allan. “I’d change nothing about the house.

Although this is our first self-build, it was a fairly painless process.

I’d definitely encourage people to go down this route.”

Elements

Cost m2 Cost %

Total cost

Preliminaries

£75

5%

£15,000

Miscellaneous

£50

3%

£10,000

Site preparation

£25

2%

£5,000

Concrete foundations & floors

£95

6%

£19,000

Masonry walling

£95

6%

£19,000

Packaged frames & structural steelwork

£100

7%

£20,000

Structural timber & general carpentry

£75

5%

£15,000

Board & sheet external cladding & soffits

£75

5%

£15,000

Slate, tile pitched roof coverings & cladding

£75

5%

£15,000

Wood internal flooring, linings & trim

£13

1%

£2,500

Windows, roof & patent glazing

£150

10%

£30,000

Doors & frames

£13

<1%

£2,500

Minimalist design…

Stairs & guarding

£25

2%

£5,000

Plastering, rendering & screening

£100

7%

£20,000

Keen to allow views of the house’s leafy setting to do the talking, Allan and Susan opted to focus on creating Sle e k a rchit e c t u re a clean, uncluttered look inside and out. “One of my main influences was Japanese minimalism, which taught me a few tricks that I decided to bring into this project,” says Allan. “Many historic buildings in Asia are very simple in architectural terms, and I’ve tried to bring this principle to the design of my own property.”

While Allan knows that his home is not the most elaborate in terms of the visual aesthetic he created with architect Ewan Cameron, an extravagant design is not something he set out to achieve. “It’s just about creating the right balance of simple moves and developing a property that’s not trying too hard,” says Allan.

Painting, staining & varnishing

£25

2%

£5,000

Appliances & below ground drainage

£75

5%

£15,000

Above & below ground drainage

£25

2%

£5,000

Hot & cold water systems

£10

<1%

£2,000

Heating systems

£50

3%

£10,000

Electrical systems

£50

3%

£10,000

General services

£15

1%

£3,000

Scaffolding

£20

1%

£4,000

Insulation

£25

2%

£5,000

Kitchen

£175

12%

£35,000

Hardwood flooring

£37

3%

£7,500

Tiling

£27

2%

£5,500

closer look

Grand total

£300,000

Useful contacts ARCHITECT Ewan Cameron Architects 0141 244 0183 www. ewancameronarchitects.com STRUCTURAL ENGINEER David Narro 0141 552 6080 www.davidnarro.co.uk MAIN CONTRACTOR Pan Joiners & Building Services 0141 776 4838 www.panjoiners.co.uk ROOF SLATES Cupa Pizarras 01312 253111 www.cupapizarras.com/uk RENDER Sto 0141 892 8000 www.sto.co.uk WINDOWS Internorm www.internorm.com KITCHEN JS Geddes 01563 530838 www.jsgeddes. co.uk BATHROOMS Scope Bathrooms 0141 882 8282 www.scopebathrooms.co.uk TIMBER FLOORING Kahrs 023 9245 3045 www. kahrs.com SOUND SYSTEM Sonos 0800 026 1526 www.sonos.com LANDSCAPING WR Contracts 0141 880 5443

Build It October 2017

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visit this devon home

open house event: 22 &23 september Since 1987, Carpenter Oak have been hand crafting timber framed buildings using proven techniques and methods to create distinctive contemporary living spaces.

This equates to an extensive and wide ranging portfolio, from cabins and extensions to award winning homes and public buildings, designed and raised by us across the UK. If you have a project on the horizon, weâ&#x20AC;&#x2122;ll be at the SelfBuild & Design South West Show at Westpoint, Exeter on 9 and 10 September.

Show us your plans, talk to the experts and find out whatâ&#x20AC;&#x2122;s possible with a timber frame.

On Friday 22 and Saturday 23 September, we will be holding another of our popular open house events in Kingskerswell, Devon at the eco friendly, oak framed Orchard House, pictured.

Book in to visit the house, meet the owners and the key people behind the build.

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Visit our website rationel.co.uk or give us a call on 01869 248181 to find out more.

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readers’ homes 53

The front of the property is designed to match the original building; a new garage and porch entrance increase the original size by half

Gatekeeper’s

glory A A derelict former gatehouse has been sensitively transformed into an energy-efficient home with contemporary-style interiors WORDS NATALIE FLAUM PHOTOS LAWRENSON & GREBBY

fter 30 years of living in a large Victorian villa, with their children now grown up, design consultants Tania and Donald Stewart felt it was time to downsize. “We were rattling around in a large six-bedroom property, on the verge of despair because we couldn’t find a suitable house on the market in our area,” says Tania. “This was until I noticed a little lodge for sale.” She immediately got on the phone and arranged a viewing.

The former gatehouse was built towards the end of the 19th century and became the lodge of Clayton Park House, which was demolished by Sir Arthur Sutherland to enlarge the gardens of his own home, Mansion House. The building survived and is a historic landmark located in the Jesmond conservation area in an area of outstanding natural beauty surrounded by mature trees.

Inside, the ground floor layout included a reception room, galleystyle kitchen, one bathroom and two bedrooms. “It had been rented for years and was currently empty. It was one of those buildings where the rooms felt colder than the temperature outside,” says

www.self-build.co.uk

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Dark grey spray-painted units and Silestone Lyra worktops create a contrasting scheme in the kitchen. The dining area features a mix of contemporary and antique furniture

Tania. After deciding to go ahead with the purchase, everything fell into place at the right time. “We exchanged on selling our previous home and buying this house at the same time,” she adds. “We were only moving one street away from where we used to live, so we didn’t need to worry about fitting into the neighbourhood.” While the purchase may have been straightforward, the project ahead of them wasn’t, as the couple faced many difficult obstacles to update the lodge while respecting the heritage of the building.

Starting point Tania and Donald hired architect and good friend Nick Midgley, who they’d worked with before, to put together new plans for the property. The revision included a new porch entrance, garage and extension with a pitched roof that would be subservient to the main building. The scheme also featured a new staircase, three additional bedrooms with dormer windows and a balcony on the first floor. Only two of the original walls and the chimney were to be retained, with the rest of the structure being demolished – so although most of the house is new, the project still technically fell under the renovation bracket.

The style of the original building dictated the design, which needed to look the same from the roadside. “Nick attended every appointment with the council and conservation officers,” says Donald. “We went to four pre-planning meetings over the period of eight months prior to the application process, which meant we were able to make the appropriate design adjustments to ensure it would all pass through without problems.”

The property’s position in a conservation area, surrounded by listed mature trees on adjoining parkland, also presented challenges.

“It was a drawn out process from the beginning because we had issues before we could even start construction work, leading to

unexpected costs,” says Donald. The presence of protected trees meant the couple needed to bring in a specialist consultant to complete a full survey and produce a method statement on how they intended to protect the roots. “Newcastle is riddled with old mine works, so we needed another survey to ensure there were no disused shafts below us. Deep holes were drilled for soil samples to be sent away,” adds Donald. “We spent thousands before we even began construction – I’m sure this is an issue many self-builders face.”

Innovative approach Donald got in touch with construction firm JD Joinery and Building Services after reading about an award-winning Passivhaus they’d worked on. “Knowing they’d have the right mindset, technology and experience to create our dream home, I sent the firm’s managing director, Joe Dixon, an email and he phoned me back within an hour.

We met the following week,” he says. “Joe was so enthusiastic about

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readers’ homes 55 THE STEWART FILE NAMES Tania & Donald Stewart OCCUPATIONS Design consultants LOCATION Newcastle upon Tyne TYPE OF PROJECT Renovation STYLE Contemporary CONSTRUCTION METHOD Timber frame & brick PLOT SIZE One acre HOUSE SIZE 249m2 PROJECT COST £454,329 PROJECT COST PER M2 £1,825 BUILDING WORK COMMENCED August 2015 BUILDING WORK TOOK 12 months The rear of the property features expansive glazing, which helps to create a light-filled interior

our project and we negotiated a budget for his team to subcontract all the works. We have nothing but praise for the entire team.”

To ensure root protection of the listed trees adjacent to the site, Joe and his team had to consider a specialist solution for the foundation design. “We employed construction methods and skills that kept land disturbance to an absolute minimum,” says Joe. “We suggested a floating table top slab set on augered piles, which has the potential to disturb less than 5% of the ground whilst also being cost effective. The piles were just 150mm in diameter, which meant minimal damage to nearby tree roots; they were used for the new slab foundation and underpinning of the retained part of the structure. The piles have the advantage of tying all the fabric together so we didn’t require any deep excavation.”

Donald and Tania spent a week clearing the overgrown back garden ready for the builders. “We didn’t want to burn the waste so we bagged it all up and took it to the local dump,” he says.

CURRENT VALUE £1,000,000

The build begins Tania and Donald lived in a rented house nearby for the duration of the works and avoided adding storage costs to the project by using its roof space to stow away items. “When the build started, lots of our friends walked past in shock when the property was reduced to two walls – but it all went back brilliantly,” says Donald.

One of the planning stipulations was that an original feature of the building – the unusually tall chimney – had to remain in the new design. This was not ideal for the high energy standards associated with the Passivhaus principles the pair wanted to aim towards. “It was inappropriate to have a working chimney, but all the same it had to be put back exactly as it was,” says Tania. “It actually began to wobble when the builders started using the pile-driving rig, so for health and safety reasons it had to be taken down brick by brick, retained, cleaned and then reinstated,” adds Donald. “We had stonework recut for the collars on the top of the chimney.”

Window shutters provide privacy in the living room

www.self-build.co.uk

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‘‘

We feel a great sense of pride at what we’ve achieved

’’

The structure’s toughened glass balustrade allows the light to flow throughout, adding a contemporary feel to the space

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readers’ homes 57 WE LEARNED...

EMPLOY A QUANTITY SURVEYOR to put together a tender document for your builder. Ours worked with the architect’s specification to ensure no legal disputes would take place, which helped to put our minds at ease.

DON’T UNDERESTIMATE how much it will cost to get out of the ground.

We faced fees that we hadn’t anticipated involving tree roots and potential mine shafts under the property.

The spare bedroom features modern furniture, sliding doors to the balcony and soft grey walls creating a relaxing backdrop

In favour of using local companies and tradesmen for the project, Donald hired specialists in their field for the roof and brickwork.

“David Bell, who’s known as the brick doctor, worked to ensure the facade matched the two walls we’d retained,” says Donald. “We also used a wonderful roofer, Alan Lyall, who was fantastic and a real craftsmen – the covering looks as though it’s always been there.”

For Donald, one of the most trying aspects of the build was getting the utilities connected. “Every time we contacted the companies to make an inspection they had to make an appointment for a site survey which (if we were lucky) would be in a fortnight’s time, otherwise in six weeks,” he says.

“This applied to gas, electricity and water – and that’s before I made 43 phone calls to our internet provider to reinstall all the appropriate lines.”

EMPLOY A GOOD ARCHITECT – ours was the hero behind our story. Nick Midgley is extremely experienced and attended all conservation and planning meetings with the council, making it a smoother process for us.

particularly good on the finer details, so we didn’t have any disagreements about the build. We were here day and night inspecting the progress and loved watching it all evolve. The entire neighbourhood and everyone who passes by praises us on what a great job we’ve done; we feel a great sense of pride at what we’ve achieved. Our home is super comfortable and very light.”

The high-quality result was even recognised by the LABC in its annual Building Excellence Awards for the Northern Region, as it scooped the winning prize for the Best Extension or Alteration to

Positive experience After spending two-and-a-half years in rented accommodation, Tania and Donald moved into their new airtight home in the summer of 2016. “Our previous house was like a sieve with leaded windows and breezes coming in at all angles; we’d often need to wear two jumpers The spacious master bedroom ensuite is located in the eaves, to stay warm,” adds Donald. featuring a walk-in luxury shower, bath, twin basins WC and bidet “Our cat Elvis has a tunnel an Existing Home category. “We gave the project a great deal of rather than a cat flap to make sure we don’t loose any heat.” thought and worked very closely with our architect Nick – he The home’s energy-efficient features include triple-glazed sliding and I are like-minded souls,” says Donald. “Our intention was to doors in the kitchen and a mechanical ventilation and heat recovery achieve a standout, contemporary dwelling full of forward-thinking, system (MVHR), which allows a fresh supply to come in while stale sustainable features, incorporating the Passivhaus principles of lowair is extracted from the house. Kingspan and super quilt insulation energy consumption throughout the building’s fabric. Creating a fill the double plasterboarded walls and underfloor heating sensors bespoke home can be an incredibly frustrating process, as you can’t work to detect and regulate the temperature throughout the control outside forces – but it’s very rewarding once you’ve finished. dwelling. The garage acts as an engine room, hosting the boiler, We loved our project and would do it all over again in an instant. I’d MVHR unit and controls for all tech equipment. like to buy a plot of land on an empty beach on the Northumberland Donald and Tania spend most of their time in the kitchen and coastline and build a contemporary home overlooking the sea for breakfast room. “We love the large glazed doors that open onto the our children and grandchildren to enjoy.” garden, which makes it a lovely place to be,” says Tania. “Donald is www.self-build.co.uk

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readers’ homes closer look

Combining traditional looks with good energy performance…

Specialists in the field of conservation area architecture and energy-efficient construction techniques, architect Nick Midgley and Joe Dixon of JD Joinery and Building Services were the En e rg y-e f f icie creative minds behind this project. “Combining a historic building nt bu il d with new and often demanding methods of energy-conscious building required strong teamwork and a high skillset from our team, and we are delighted with the end result,” says Joe Dixon. Donald adds: “We wanted to create an energy-efficient building and invested in conserving the heat that we generate rather than technology that is evolving and improving year by year. The environmentally-conscious design, although not fully Passivhaus, means the running costs of the property are very low.”

TOTAL BUILD COST BREAKDOWN

Floor plans

Elements Living room

Ground floor

Garage

Kitchen-dining area

Living room

Cost m2 Cost %

Total cost

Preliminaries/demolition

£71

4%

£17,717

Foundations

£260

14%

£64,654

External walls & windows

£389

21%

£96,844

Roof structure & covering

£269

15%

£66,990

Internal walls

£231

13%

£57,449

Floor, wall & ceiling finishes

£67

4%

£16,700

Joinery & fittings

£170

9%

£42,335

Plumbing & heating (incl. bathroom & kitchen)

£141

8%

£35,217

Electrics

£83

5%

£20,778

Decorating

£27

1%

£6,577

External works

£117

6%

£29,068

Grand total

£454,329

Ensuite

First floor

Useful contacts Dressing

Bathroom

Bedroom Bedroom

Landing Bedroom

House plans re-created using Build It 3D Home Designer software. www.buildit.co.uk/3dsoftware

ARCHITECT & BUILD DESIGN Nick Midgley Design 01422 255818 www.nickmidgleydesign.co.uk BUILDING CONTRACTOR Joe Dixon JD Joinery and Building Services 01912 855568 www.jdjoineryandbuilding. co.uk DEMOLITION SERVICES Thompsons of Prudhoe 01661 832422 www.thompsonsofprudhoe.com FOUNDATION ENGINEERING/PILING WORK Roger Bullivant 0845 838 1801 www.roger-bullivant.co.uk BRICK SUPPLIERS Brick Services 0191 414 5031 Dave Bell (The Brick Doctor) 07721 633651 ROOFING Alan Lyall Roofing 07860 774 996 SLIDING DOORS Internorm www.internorm.com WINDOWS & DOORS Rationel 01869 248181 www.rationel.co.uk STAIRCASE JOINERY Claremont Joinery 0191 477 6398 www.claremontjoinery.co.uk ELECTRICAL WORK DMG Electrical 01914 140 403 PLUMBING & HEATING WORKS (AND MVHR) Hewitt’s Plumbing 01388 663109 www.hewittplumbing.co.uk KITCHEN DESIGN Simply Bespoke Interiors 01670 733633 www.simply-bespoke. co.uk BATHROOM DESIGN Aston Matthews 020 7226 7220 www. astonmatthews.co.uk FLOORING Havwoods 01524 737000 www.havwoods. co.uk TILES Westerhope Tile Centre 0191 214 0336

Build It October 2017

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nick design nickmidgley midgley design

award winning designer

01422 255 818

award winning designer

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AECB TRADA

077 111 82 313

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nick midgley design 01422 255 818

AECB TRADA

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award winning designer

award winning designer AECB TRADA

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077 111 82 313

THE NORTH EAST’S PREMIER RESIDENTIAL BUILDING CONTRACTOR BRINGING HIGH QUALITY HOUSING DESIGN TO LIFE LOFT CONVERSIONS • RESTORATIONS • EXTENSIONS • BESPOKE NEW BUILDmidgley HOMES nick

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VISIT WWW.JDJOINERYANDBUILDING.CO.UK, CALL ON 0191 285 5568 OR 01670 733 233 FOR A QUOTE nick midgley design 01422 255 818

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Renovation & building

SELFBUILD + RENOVATION + EXTENSION + CONVERSION + IMPROVEMENT

62

CONTEXTUAL DESIGN Create a link between your new abode, its surroundings and its regional heritage with Emily Smith’s must-read guide

67

BOILERS & CONTROLS Rebecca Foster explains how to choose the right heating system for your property

70

62

CONVERTING A CELLAR Going underground could be the perfect solution to your living space needs. Here’s how to tackle your project

75

BIFOLDS & SLIDERS FOR RENOVATORS Adding light is a crucial part of most refurbishment schemes. Find out how to specify the best products

81

92

87

SELF-BUILDING AN ECO HOME Chris Bates uncovers the main considerations when creating a sustainable new house

87

DESIGN DETAILS: MEZZANINES Make an architectural statement and add a sense of space with this striking addition to your dwelling

92

WOODBURNING STOVE BASICS Functional and attractive, a woodburner can provide green heating and an ideal focal point

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PLUS: STOVE CASE STUDY (PAGE 95) & SMART LIGHTING TIPS (PAGE 97)

»

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18/08/2017 16:30:03

UNDERSTANDING

Contextual design Emily Smith takes a closer look at the key principles of this architectural design approach and how it can help you to create a bespoke home that responds effectively to its surroundings

Above: The site was a key consideration when conceiving the design and choosing materials for this house by Border Oak. Tucked into a densely wooded vale, natural materials were an obvious choice – the weatherboard is deliberately left unfinished to echo the forest setting.

Natural roof slates contrast with the undulations of the landscape, while pale green painted windows were chosen to reflect the valley hues

W

hile some architectural theories risk sounding a bit highbrow or fantastical for the everyday self-builder, contextual design is one that provides practical guidance relevant for anyone looking to construct a bespoke home.

It’s all about creating a connection between your living environment, its natural surroundings and its regional heritage. The principles of contextualism will offer design direction and help to bridge the gap between pastiche and clinical modern concrete box – which will suit most self-builders’ requirements and could help put you on the path to a trouble-free planning application.

“This approach provides the opportunity to not only create a building that celebrates domestic living, but a solution that does justice to the setting and provides a positive contribution to the landscape,” says Anthony Hudson from Hudson Architects. “What sets this apart is that the house design takes full account of factors such as climate, ecology, social history, topography, materials and vernacular, and responds accordingly,” adds Mike Kaner from Kaner Olette Architects. So, here are the main concerns and how they can influence your project.

1

The site is king

You may well have a certain style in mind for your new bespoke home; however, if you plan too much before you’ve actually bought the plot you’ll probably end up with a building that looks unnatural in its surroundings.

In fact, the site itself should be the starting point for your design, enabling you to maximise all the potential benefits it has to offer. You’ll be identifying the physical features and how you can use these to your advantage – such as size, shape and orientation. Plus, you’re not the only one who’ll be recognising the importance of the landscape – the planning process is very likely to be influenced by the plot and buildings in its vicinity.

2

Regional vernacular

A great diversity of construction techniques were traditionally used across Britain, usually derived from whatever materials were locally available – from the cob walls and thatched roofs popular in Devon to the pale grey stone seen in the Yorkshire Dales. As mass housing development and cheap transport became more widely available, vernacular techniques were often

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renovation & building put aside. But today, many people are choosing to find inspiration in those traditional methods and, as is generally the case, self-builders are taking the lead when it comes to embracing the benefits of this approach. “When designing for a sensitive site surrounded by historical vernacular architecture, referencing materiality and even the form of these notable buildings can help to maintain continuity with the area’s aesthetic,” says Anthony.

3

Local resources

There are several advantages to using local materials. Firstly, featuring external finishes that reflect the surrounding landscape will help the house to connect with and blend into its environment. Secondly, locally sourced elements could be more readily available in your region. Finally, there will be less transport needed to get products to your site, in turn lowering the carbon footprint of your build. Plus, experienced local builders and tradesmen are going to have a good understanding of the

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regional industry – an up-to-date barn-style house might reflect an agricultural influence, for instance.

5

The lie of the land

It seems obvious that you’ll need to work within the boundaries of your plot, but what about the way the land flows? Don’t be put off by a site with a significant slope as this could end up becoming the defining feature of an inspiring architectural design; in fact, it’s rare for a patch of land to be completely flat. Building into the gradient could allow you to create something innovative. Upside-down floorplans with living areas on an upper storey to make the most of views; wide spans of glazing and balconies across the exposed side; lesserused rooms located at the rear because they don’t need as much sunlight; unusual roof shapes and green coverings and/or timber cladding that help to structure to blend into the landscape. These are just a few suggestions for really letting the plot influence a one-off home.

Left: This new house by Hudson Architects sits on the shoreline and occupies the site of an earlier (now demolished) farmstead. The original thick granite walls have been retained and restored and the house was conceived to complete the look of a fort. The result is a long, flat structure that blends seamlessly with the adjacent beach and the cliffs in the background

landscape and regional development techniques. “Refer to local materials and construction techniques. This means working in ways that are determined by site conditions, available skills, tools and technology, or the needs of particular clients or users of the building,” says Anthony.

4

Contemporary twist

If you’re going to take anything away from the architectural theories of contextualism, let it be that the site and its surroundings are a starting point, rather than hard-and-fast factors that will dictate the result. So once you’ve got a firm grip on the history of the region’s architecture and the local resources, use this as a cue for the design rather than building a pastiche of a traditional style. “Some of the most successful examples are contemporary schemes that carefully draw from attractive elements of the local vernacular to provide a solution that better suits the site and modern day living,” says Anthony. Could you use local stone in a modern way, for example? Or perhaps you could take inspiration from

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Site conditions

Recognising the environment you’re going to be building into is crucial when deciding on the fine details. Soil conditions change from location to location and will determine what kind of foundations you need – but there’s no need to rush ahead and book a soil survey straight away. Talking to your local building control inspector is a good place to start. A small trial pit is another fairly inexpensive investigation technique. Even if you identify any red flags, in most cases they can be overcome.

Another potential concern is whether there’s a flood risk – you can still build in such locations, but if the danger is significant then you’ll need special precautions in place to protect against structural damage or even possibility of collapsing due to hydrostatic pressure. Careful product specification is essential – look for materials that offer defence against floods; for instance, handmade bricks are absorbent, but engineered units are effectively waterproof. Always engage impartial professional advice to ensure you’re choosing the right products. www.self-build.co.uk

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Protected areas & habitats

Even the most plain-looking patches of land could be home to protected creatures and vegetation, harmful weeds or ancient tree roots. The land may have a special designation protecting the natural habitat that is subject to strict controls and could constrain building work. For example, green belt, areas of outstanding natural beauty, sites of special scientific interest and other nature conservation areas. While it might seem frustrating to halt a project because of a bit of nature, it’s important to respect and conserve the habitat – and there could be a way to work around the obstacle.

A lot of habitats are safeguarded by law and damaging these could result in heavy fines. Newts, badgers, bats, frogs, dormice, birds and more – even certain flora and fauna are protected. You can work to reintroduce wildlife into aspects of the project, by including a green roof, for instance. An ecological survey will identify the existence

Above: This fivebedroom house

by Napier Clarke Architects replaces a 1930s dwelling.

The design is a contemporary interpretation of vernacular Arts & Crafts architecture, positioned to align with adjacent properties.

Locally-sourced, handmade bricks with lime mortar soften the modern appearance

of any protected species, but be aware that some can only be done at certain times of the year (such as bat surveys).

Special preservation orders could already be in place that work to prohibit any changes to a tree (including cutting down, uprooting or lopping). If any exist on your site, they should be identified already, but a tree survey will still be needed if your works affect any examples. In some cases, special piled foundations can be used to reduce the need to cut down trees.

8

Exposed locations

Different areas of the UK experience their own microclimates – regional weather variations influenced by the shape of the land, its altitude, how far north it is and more. Cornwall lies in a protected dell, for example, meaning warmer temperatures and humidity suitable for growing exotic plants, while some particularly hilly areas of Scotland experience some of the highest wind speeds in the UK. “Optimisation of the climate could affect the appearance in terms of orientation, shading, shelter from winds and passive solar gain,” says Mike.

All of this can influence material specification. Coastal locations experience salt spray that cause corrosion and wear away finishes, for instance. High winds also mean that salt can be present in the air up to 10 miles from the

CONTACTS

Border Oak 01568 708752 www.borderoak.com Hudson Architects 01603 766220 www.hudsonarchitects.co.uk Kaner Olette Architects 01892 537781 www.kanerolette.co.uk Napier Clarke Architects 07973 122368 www. napierclarke.co.uk Stanley Bragg Architects 01206 571371 www.stanleybragg.co.uk

shoreline. So look to specify goods such as stainless steel guttering that can handle the tough conditions. Always check with the manufacturer if you’re unsure about a product’s weather resistance.

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Framing views

Whether you’re building in an urban or rural location, window position should be a well thought-out process. You need to get the right balance between boosting external aesthetics and maximising views and daylight. “For me, the outlook and orientation of a design is a vital consideration for every project,” says Anthony. “Each site offers entirely unique views, which can be harnessed to benefit the inhabitants of the end result.” If you’re lucky enough to have picturesque rural surroundings, it makes sense to position floor-to-ceiling glazing to enable panoramic views from inside the house.

In built-up environments, meanwhile, you may need to

protect privacy by ensuring you aren’t overlooking or being overlooked by neighbours. “You can also bring the inside and the outside together by thinking beyond windows and looking at how terraces, balconies and other external spaces can service main rooms,” adds Anthony.

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Maximising sunlight

There are various advantages to understanding the sun’s movement across your plot. You can harness energy from daylight via solar panels (to feed electricity and warm domestic water) and through simply placing glazing in locations that allow rooms to soak up the sun’s warmth. Solar gain is a particularly important factor when designing to Passivhaus principles because, when paired with a thermally efficient and airtight structure, it means less reliance on heating systems and therefore better energy performance (see page 81 for more on eco homes).

“Considering the building’s orientation is important in order to provide shelter to external areas and to maximise natural light,” says Anthony. “This reduces the need for artificial lighting, heating and cooling and can result in a more energy efficient and low-cost building to run.”

However, too much solar gain can cause overheating – and you don’t want your house to feel like a greenhouse.

You can design in precautions: brise soleils offer shade in summer months, but allow winter sun to enter; overhangs create a canopy and shelter; solar control glass coatings will reduce radiation passing through, while a Low-E coating will reflect internal warmth back into the room.

Build It October 2017

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&

renovation & building

Boilers controls

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Rebecca Foster reveals what you need to know when it comes to choosing a central heating setup for your home

W

hile a growing number of self-builders and renovators are turning to renewable solutions, the conventional boiler remains the preferred way to heat most homes.

Not only is it a familiar, user-friendly option, but modern versions can be super-efficient and cost-effective, too.

The key to getting the most out of your new unit is to team the right boiler with a powerful control system. This will allow you to create a tailored heating arrangement that basically means you’re only generating as much heat as you need. So how do you know what kind of boiler will suit your home and what features should you look out for when buying the control system?

Specifying your appliance Choosing the right boiler for your house comes down to your domestic hot water and space heating demands, plus the size and thermal efficiency of your property. A range of output options is available, and it’s vital to identify the best size for your dwelling – specify one that’s too small, for instance, and it’ll struggle to keep up with demand. Install one that’s too large and you run the risk of generating too much heat, wasting both energy and money in the process.

Whether you’re setting up a brand new boiler-fired central heating system or replacing an existing setup, Building Regs stipulate you must install an appliance that’s at least 90% efficient – apart from in exceptional circumstances.

So you’ll need to specify a modern condensing model, which offers improved performance over older versions because it extracts and reuses heat from exhaust gases.

How your boiler is fuelled is also a vital consideration, and one that’s likely to be dictated by your circumstances. If you can hook up to the mains supply, gas is the cheapest option both to install and run. Oil and LPG (liquid petroleum gas) versions are alternatives, but they’ll be more expensive in use and you’ll require some form of storage vessel on site.

Choosing the right model There are three options when it comes to selecting your boiler: regular, system and combi. “The difference between each of these comes down to function,” says Jon Phillips from Baxi. “If you have several bathrooms, for example, a system boiler might be the best option. However, for smaller homes a combi is likely to be more suitable.”

Often found in older homes, regular boilers are wellsuited to larger properties. “These appliances work on the principle of stored water and require a separate cylinder, plus an expansion tank in the loft,” says Martyn Bridges from Worcester Bosch. Regular units are capable of

supplying more than one outlet at once, making them a good solution for homes with multiple bathrooms. The downside is that you’ll need room for the cylinder and will lose some attic space to accommodate the expansion vessel. You’ll also need an electric immersion backup. For this reason, they’re normally specified as like-for-like replacements in renovations, rather than for new work.

System boilers represent a modern alternative to regular appliances and operate in a similar way, using stored water to supply several outlets at the same time.

“However, unlike regular setups, only the boiler and cylinder are required to provide heating and hot water,” says Jon. “The pump and the expansion vessel are contained within the unit itself.” This can make installation quicker and easier, although the appliance itself will be more expensive. System models are also well-suited to larger homes and take up less space than their regular cousins.

Above: The neat design of Worcester’s Greenstar CDi Compact combi boiler means it can fit into a standard kitchen cupboard, making it ideal for smaller properties where space is limited. The price of this appliance will be around £2,500, depending on the level of work involved in the installation

www.self-build.co.uk

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renovation & building If space is limited in your home a combi boiler could provide the ideal solution, as it doesn’t require a storage cylinder. Instead, these units heat water on demand directly from the mains supply. Rather than being stored, the hot water is sent directly to the outlet or heat emitter.

The bonus is that this means you only pay for what you use – but there are drawbacks. “Whilst they’re the perfect

but the ability to control different zones means the arrangement can be adapted to suit your requirements, reducing wastage and therefore minimising costs.”

Using a modern, digital programmer means you can create unique settings for each day of the week, with detailed patterns to suit your lifestyle. “You can also set up different modes according to what you need,” says Philipp CLOSER LOOK: WEIGHING UP THE COST

The price of heating controls will, of course, depend on how advanced they are. Worcester Bosch’s Wave, around £250, is a smart, internet-connected setup that represents a big step up over standard controls. At the top end, hi-tech arrangements that learn your usage patterns and are connected to automated security and lighting systems could run into the thousands.

There’s no doubt that using a control system to manage your property’s heating setup effectively will help you save money on bills. Exactly how much, however, is hard to determine. For example, if you’ve already been consciously operating the heating – perhaps by manually altering the radiator valve settings in different zones as and when you use them – you’ll probably see a smaller payoff, so it will take longer to claw back your investment.

Above: Room thermostats no longer need to be unappealing offwhite boxes. This sleek unit from the Niko Home Control system comes in an array of colours and finishes

fit for many households, larger dwellings with multiple bathrooms and high-demand fittings, such as power showers, may have a hot water need that’s greater than a combi can cater for,” says Jon.

A tailored setup Heating control systems have come a long way from the conventional thermostat, timer and thermostatic radiator valve (TRV) arrangements that have traditionally worked alongside boiler-fed setups. If you’ve invested in a modern appliance with all the bells and whistles, you’ll want to get the most out of it – and this means running the boiler in a way that serves your household’s requirements as efficiently as possible. “A heating system with personalised controls provides this,” says Andy Moss from Moss Technical. “The source of heating remains the same,

CONTACTS

Baxi 0344 871 1545 www.baxi.co.uk John Guest 01895 449233 www.johnguest.co.uk Loxone 01183 130140 www.loxone.co.uk Moss Technical 01656 746766 www.homecontrol.uk.com Netatmo www.netatmo.com Worcester Bosch 0330 123 9339 www.worcester-bosch.co.uk

Schuster from Loxone. “This could be a simple boost option for when you want a little extra warmth, or a holiday mode function, which keeps the heat at a very low level to prevent the pipes from freezing.”

Smart multi-zone control systems feature two or more independent heating circuits. Fitting a thermostat on each loop will enable you to fine-tune each area’s temperature, allowing you to achieve the perfect overall climate throughout your home. This kind of arrangement means you don’t have to unnecessarily heat rooms that aren’t being used. For example, Worcester Bosch’s Wave will only call for enough warmth from the boiler to reach the desired temperature in a specific zone. The TRVs in that part of the house will monitor the ambient conditions, reacting when the correct level is reached.

Intelligent control systems can be part of a cabled setups or completely wireless, and many can be run via a free smartphone app. “Not only are you able to control each room based on your requirements for that area, with the time and temperature you want, but you can potentially do it from anywhere in the world,” says Toby Howard-Willis from John Guest.

Other features to look out for in a heating control system include load compensation, which means the setup has built-in sensors to monitor the ambient temperature of the room. A weather compensation function can also come in handy. “This works with an outdoor sensor to monitor the temperature, in real time. This utility is shown to increase your setup’s efficiency by up to 4%,” says Martyn.

You might even want to splash out on a learning device that monitors your daily routine to create its own schedule, tailored to your lifestyle. “For some people, a setup that operates in this way can be much more convenient than using an app,” says Philipp. “Instead, you’ve got a dynamic arrangement that knows when you’re using rooms within your home and adjusts the settings accordingly.”

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Refurbishing an existing below-ground area is a great way to enlarge a home that’s squeezed for space. Emily Brooks explains how these underground storeys can be made habitable and attractive

I Above: Designed

by Robert Dye Architects and built by Peake Projects, this existing cellar was made habitable by excavating down to create more headroom, as well matching the new floor level to a terraced area outside

f you cannot extend your home upwards or outwards, then converting a cellar is a viable option for adding more space. These transformations work especially well if living area (as opposed to bedrooms) is needed, because they are already physically close to ground-floor reception rooms. Playrooms, games zones, home offices, TV dens and utility spaces are all great uses, and by putting these functions underground, they can also transform what’s happening upstairs – reclaiming that toy-strewn dining room could open up the opportunity to create a spacious kitchen-diner, for example.

In a typical Victorian or Edwardian property, the cellar would have been used to store coal, food or other goods. It wouldn’t necessarily run under the whole house and was never intended to be a habitable space, so turning it into one can be a challenge. “Having an existing cellar tends to spur people on to start a project, because a lot of the digout work is already done,” says James Peake, director of building company Peake Projects. However, if there is any additional excavation to be done, particularly downwards below the level of existing footings, costs ramp up because

MARK NICHOLSON

Converting a cellar

of the need for structural work and extra waterproofing.

“You will save something on the labour costs if there is already a cellar, but it will still be a big engineering process. It’s very disruptive,” says James.

Assessing suitability Create a checklist to see how suitable your cellar might be for conversion. How big is the floorspace, and is it divided up into a smaller rooms that will need opening up? How dry is it? How tall are the ceilings? Is there good access or will that need to be created? Are there existing light wells or windows; and are they sufficiently large already or will they have to be made bigger?

Low ceiling heights, damp and a lack of natural light are the three big issues, all of which can be tackled with specialist help. Companies dedicated to subterranean work have sprung up in cities, where adding extra space underground tends to make the most financial sense, and they can even create whole new retrofitted basements. Not only can they provide the specialist engineering expertise needed for the project, but they offer everything in one package, from design to fit out.

Planning, regs & party walls If you want to make only light internal changes involving waterproofing (ie no excavation, underpinning or additional light wells that change a property’s outward appearance) then planning permission may not be required. But the government’s Planning Portal advises checking with your council first. Even if you think work falls under permitted development, it’s advisable to apply for a certificate of lawfulness to give peace of mind the project is legal.

Building Regulations approval will be needed for the works, unless the space is being used for the same purpose before and after (such as storage). Key areas

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Waterproofing options The gold standard of waterproofing is a studded plastic cavity drainage membrane (CDM) lining the walls and a pump system. Rather than attempting to stop water from entering the fabric, moisture is allowed to trickle down the CDM into internal drainage channels before being pumped away. These systems require regular servicing, and the pump should be alarmed and have battery backup in case of failure.

A barrier system is the alternative: unlike a CDM, which manages water ingress, this option

MARK NICHOLSON

that need to comply include ventilation, means of escape, damp-proofing and electrics. A surveyor can draw up plans for approval, but if you are using a dedicated basement specialist this will be a part of your package.

If you have neighbours in an adjoining property and you are excavating, underpinning or extending an existing cellar, the Party Wall Act comes in to play. While your neighbours can’t stop you from making lawful changes to your property, they can have a say in how and when your works are carried out. Robert Wilson of Granit Architects says that if you are not carrying out works to the party wall – ie, you are just waterproofing and fitting out what already exists – you do not need to inform them, but it’s a good idea to do so regardless. “Act how you would want your neighbour to act if it was them carrying out the work,” he says. At the least, Robert advises arranging a Schedule of Condition; a formal record of the condition of the next-door property. “Otherwise if you’re doing the work and suddenly you’ve got an irate neighbour on your doorstep saying you’ve made some cracks in his wall, you’ve got no comeback to say that they’re nothing to do with your construction project,” he says.

ANDREW BEASLEY

MARK NICHOLSON

renovation & building

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Left: Double-height spaces are great for bringing light down from the floors above. This conversion project is by Robert Dye Architects, built

by Peake Projects

CONVERT & EXTEND

Cellars are often not large or deep enough to make them habitable without extra work. So some conversions that would, on the face of it, fall under permitted development come unstuck because of ceiling heights. The need to insulate the floor (to meet Building Regulations) means that headroom is lessened further, and so it becomes necessary to dig down under the existing footings. It is quite common for existing cellars to instead be used as a starting point for much larger works – excavating down and/or out towards the rear of the property, and even under the garden. This is structural work that requires planning consent, and the process is akin to retrofitting a new basement from scratch – underpinning party walls, removing soil, building new structural supports and foundations, and waterproofing – with all the disruption and cost this implies.

Above left: Glass balustrades and a slim steel rail introduce more daylight to this basement staircase, which also features builtin storage. It was designed and made by Bisca.

Left: In order to give the impression of more daylight coming into this TV den, Granit Architects added artificial lighting to the basement light wells

www.self-build.co.uk

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renovation & building

Design & layout tips External light wells, topped by a grille or walk-on glazing (usually opaque to preserve privacy) can channel daylight down to windows. A sunken courtyard at the rear of a property, with glass doors and steps up to the garden, is

ANDREW BEASLEY

Below: In this project by Granit Architects, French doors lead out to a light well at the front of the house. They give the illusion that the room might be on the ground floor, but also provide a means of escape

holds it back. Old plaster is removed and the walls and floors made sound, before applying a tanking system – typically a waterproof cementitious slurry. The floor will need to be sealed, too. A waterproofing specialist will be able to advise on which systems are most suitable – the Basement Waterproofing Association is a good place to find one.

FIRE SAFETY

To comply with Building Regulations, there must be a means of emergency escape from a basement. This could be the main staircase (assuming it leads directly to a final exit, such as the front door) but may need to be a protected stairwell, which places some restrictions on design since it needs to be enclosed. Alternatives include an external door or window of a specified minimum size and height, with a ladder leading up and out. If there are doors leading to the garden, this also qualifies as an escape route, if the outside space is as long as the house is tall, or the garden leads to a way out (as with a side alleyway). Some sprinkler and mist systems have been accepted by Building Regulations to be used in place of an approved exit.

an attractive way to bring in light, and link inside and out.

But do bear in mind you’ll be sacrificing the chance to have a wide, clear and step-free access at ground level.

Creating pockets of double-height space, so that brightness can be thrown down from above, is a great way of introducing daylight as well as drama, and walkover internal glazing works well, too. “A staircase can provide a really good source of borrowed light, especially if there’s a rooflight over it,” says Georgina Turvey of PEEK Architecture. Glass balustrades and open treads will help as well, although you’ll need to ensure the design adheres to fire safety regulations (see box, below left).

“We usually match the staircase itself to what’s going up above, even if the design of the basement is a bit more funky and contemporary,” says Robert. “They key thing is that it harmonizes at ground-floor level, so the handrail for the basement’s stair coordinates with the flight going up to the first floor.” This can help create a sense of flow between the new storey and the rest of the house.

Layouts are usually dictated by where the most daylight can be found. “Always put ancillary spaces – loos, utilities, storage, plant rooms – in the darkest areas, concentrating living spaces around the light wells,” says Georgina. Openplan arrangements can help to encourage light to flow through the whole zone, but if that doesn’t suit your needs, fitting glazed internal doors or fold-back partitions that temporarily close-off space might be better.

When it comes to decor, pale colours will bounce light around, but if your space doesn’t particularly need daylight (as with a media room, for example) consider embracing that with dark walls and cocooning carpets. Access can often be an issue in converted cellars, so always check whether furniture will fit. Alternatively, buy flat-pack and modular pieces that can be assembled within the room.

Right: Moving playrooms, utility rooms and TV dens underground frequently has a profound effect on the ground floor, freeing up space; this project is by Basement Masters.

Far right: A glazed light well cover and tall glass doors bring maximum daylight into this new zone by Basement Works

CONTACTS

Basement Masters 020 8443 7099 www.basementmasters.co.uk The Basement Waterproofing Association 020 8185 0263 www.basement waterproofingassociation.org Basement Works 020 8877 0555 www.basementworks.co.uk Bisca 01439 771702 www.bisca.co.uk Delta Membranes 01992 523 523 www.deltamembranes.com Granit Architects 020 7924 4555 www.granit.co.uk Peake Projects 020 7207 4165 www.peakeprojects. co.uk PEEK Architecture 020 7734 3094 www.peekarchitecture.co.uk Robert Dye Architects 020 7267 9388 www.robertdye.com

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renovation & building

75

Bifolds & sliders for renovators

Rebecca Foster explains the key considerations when it comes to specifying the right glazed doors for your home refurbishment project

I

f you’re carrying out a renovation scheme, then establishing a sun-soaked living space that’s bathed in natural light is likely to feature somewhere near the top of your priority list. While rooflights and large windows offer suitable solutions for some projects, many homeowners choose to incorporate glazed bifolds or sliders to allow natural brightness to flow inside.

These kinds of doors can make a dramatic statement that completely transforms an existing space – as well as providing a connection between house and garden. Each option has its own set of pros and cons, so it’s important to have a strong sense of what your project goals are before making any choices. Your design priorities, how you plan to

use the space and structural considerations will all have a big part to play in choosing between bifolds and sliders, too.

Assessing the options If you’re pondering installing a glazed entrance, the first step is to weigh up the unique benefits the different options can bring to your renovation project. Bifolds comprise multiple glass panels that concertina back to stack against one another, while sliders are formed of wider glazed leafs that glide along a track, sitting in front of one another when they’re opened up.

“When it comes to choosing glazed doors, my advice would be to make the most of the space you have,” says

Below: Featuring characterful timber frames, Centor’s Integrated doors help to establish a strong connection between the garden and interior space in this project

www.self-build.co.uk

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renovation & building Matt Higgs from Kloeber. “Sometimes two windows or a door and window can be knocked into one aperture without having to replace lintels, thereby creating a large space to fit sliders and bifolds in without too much extra cost.”

If you’re installing bifolds you’ll need to allow enough space, either inside or outside, for the folding panels to concertina as they open, which can limit how you use the floorspace. However, as sliders run along a fixed track, you don’t need to think about providing clearance. The panes of glass you get with sliding products also tend to be much broader, which means there’s less framing to obscure views. This consideration informed Tania and Donald Stewart’s choice to install a set of Internorm sliding doors as part of the renovation of their heritage home (p53).

On the other hand, bifold panels will stack back to create an aperture of up to 95% of the whole opening – whereas sliders can typically only glide back to reveal a space of about 50% - 60%. This makes the former a popular solution for those looking to create a seamless connection between the house and garden.

Another advantage of a folding setup is that the panel

you’re deciding which one to install. “Essentially, you’re never going to be able to match historic fenestration if you’re installing large glazed doors,” says Mark Caulfield from The Caulfield Company. “A slider with the slimmest, most unobtrusive framing possible usually results in a timeless architectural look. However, this may not suit some buildings, which could look better with bifolds that provide a more defined, chunkier set of door frames.”

configuration can be personalised to suit your needs, such as including a single access door for when you want to pop in and out of the house.

surfaces growing increasingly popular as part of renovation schemes. “If this is the look you’re keen to create, it needs to be considered early on, as the height of the door frame and the depth of the threshold/cill needs to be taken into account when preparing the aperture,” says Matt from Kloeber. “Taking out bricks under the opening can leave enough room to install the bottom track and cill to achieve a level surface with no step.”

A flush threshold will not be suitable in all situations – particularly in exposed locations – as it will provide substantially less protection from the elements than an entrance with a step. Therefore, it’s important to check the system’s weather rating before buying. This is essentially the product’s ability to withstand external conditions,

If you are replacing existing doors, you might base the measurements of your new system around the existing aperture – but this is not your only option. “Try not to get stuck on the original space you have to work with. In many cases it’s possible to open up an even wider gap if the right structural support can be put into place,” says Mark. Where possible, fitting standard sized doors will usually save you money, of course, but if your budget allows then bespoke versions may suit your project better.

It is also vital to establish what kind of threshold you want before ordering the doors, with sleek, flush floor

DAVID INNES

Right: As part of their remodel scheme, David and Becky Innes were forced to reduce the ceiling height in their home’s family room, which could have had an impact on the sense of light and space. To compensate for the loss of height, they demolished the external wall of the house and installed a support beam so sliding doors could be fitted.

This solution allows brightness to flood the space

Practical essentials

Aesthetic considerations If you’re installing glazed doors in an existing property, getting the visual effect right is crucial. “It’s always good practice to stand back from your house and look at the whole elevation as one composition, rather than just assessing one door,” says Matt. “Look at the proportions of the other entrances and windows to work out a shape and size that’s going to be sympathetic to the rest of the home.”

For the owners of older properties it’s important to seek the advice of an expert or professional designer when Build It October 2017

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renovation & building and will have been tested via an assessment of the unit’s air permeability and water tightness.

If bifolds are your preferred choice, it’s important to get the arrangement right – which means you’ll need to give careful thought to exactly how you plan on using the doors. “If you require a single access door to be part of the design, it’s best to ensure the width of the aperture will allow for a three, five or six leaf design,” says Tony Wiggins from Folding Doors 2 U. “Four panel arrangements are very popular, but most clients don’t realise that this has to be ordered with a three to one split if a traffic door is needed, as opposed to dividing in the centre.”

Structural considerations As a general rule of thumb, the wider the aperture the more complex the engineering becomes. For runs greater than 3m you may need to bring in a structural engineer to come up with a suitable design solution − which will add to your overall costs.

“The support required is determined by the type of door, and in most cases a steel lintel will do the job,” says Matt.

Usually, the broader the opening then the stronger the beam will need to be.

Find out whether the doors operate via a top or bottom-running mechanism, as this will affect what support is required. Floor running setups place a lesser load on the lintel, reducing the size and cost of the materials that are needed.

Your home’s method of construction will also influence the installation process. “The set back from the front face of your walls can vary subject to the structure and the placement of the lintel,” says Matt.

“The fixing process can also differ, dependant on the existing plaster lines, tolerance and external wall materials.

The fundamentals are the same though, in terms of creating a solid fixing to the structure of the building.”

Cost Frame material, panel size and the type of glass used will all influence the cost of your glazed doors. Generally, opting for an off-the-shelf range will save you money over a system that is custom made to your specifications – but it can be difficult to work to standard sizes on a renovation project.

In terms of product prices, bifolds and sliders are usually within the same region. The latter have simpler mechanisms and less framing material, which tends to balance out the extra cost of the larger spans of glass. “Our sliding doors start at £1,250 per linear metre and our bifolds are priced

77

EXPERT VIEW

Peter Watkins, general manager at Centor Europe, shares his advice on the main factors to consider when installing bifolds or sliders as part of your renovation scheme: Take time to think about your objectives for the renovation and use these to guide your design decisions. If your property is surrounded by beautiful distant views, then create an opening that allows you to best enjoy the vistas. If it’s about relaxing in your garden, then design a door opening that makes it as easy as possible to move from inside to out.

The scale of the renovation and your budget will largely influence the dimensions of the opening and the materials to be used – whether that’s wood, aluminium or composites (timber on the inside and aluminium on the outside). Structurally, one of the first things to consider is the condition of the building envelope. For example, are the doors replacing an existing set or are they being fitted where there was once a solid wall or window?

It’s also important to bear in mind whether there will be any planning hurdles to overcome and whether you will need to apply for any other types of formal approval. For example, if you’re the owner of a listed building you might need to apply for listed building consent. You should also check if your home is within a specially designated zone like a conservation area or area of outstanding natural beauty (AONB).

from £1,300 per panel – each leaf can be up to 1.2m wide.

So, there’s very little difference between the two systems,” says Carl Farrow from IDSystems. Of course, you’ll need to budget for installation and enabling works, too.

When shopping for your glazed doors, bear in mind that price may not be best indicator when it comes to making your final specification. “There’s a selection of cheap products out there, but some of these are poor quality,” says Matt. “With bifolds and sliders, you get what you pay for.”

Above: Kloeber’s oak Kustomfold bifold doors complement the original brickwork of this house

CONTACTS

Centor 0121 701 2500 www.centor.com Folding Doors 2 U 01621 834123 www.foldingdoors2u.co.uk IDSystems 01603 408804 www. idsystems.co.uk Internorm www.internorm.com Kloeber 01487 740044 www.kloeber.co.uk The Caulfield Company 0113 387 3118 www.caulfieldcompany.co.uk

www.self-build.co.uk

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advertising feature

79

Working with a specialist glazier CLOSER LOOK

Simon Ball from IDSystems discusses how seeking advice from an expert will ensure you get the most out of your home’s glazing

If you’re looking to include expansive glazing in your project, talking to a specialist in this field will help you to find the best products for your unique requirements

A

s with many aspects of a self-build or renovation project, knowing where to start can be a challenge when it comes to glazing. A specialist in the field will provide support and advice for this important part of your home, whether working with you directly or alongside your designer.

Every project is unique, but many include the same obstacles when it comes to designing and installing glazing. A specialist in this area will have a wealth of experience and can use this to come up with the best solutions for your requirements. You’ll benefit from their in-depth knowledge of the systems and products available on the market, both in terms of style and technical specification.

Early advice Any reputable company should offer project guidance as part of its service, but be careful to distinguish between those trying to sell their products and those who can offer impartial advice.

While there are fewer high-pressure double glazing salesman around these days, they do unfortunately still exist.

At IDSystems, our project advisors recommend starting the conversation with an experienced glazing specialist at the outset of your design process,

particularly if the scheme includes complex window configurations.

Discussing your requirements with an expert before choosing units will help you to find the best possible solutions. For instance, your priority might be to create a consistent design across multiple units – such as by pairing gable-end glass above bifolds.

Or perhaps you’re looking to choose the right glass spec for your desired thermal performance, protection from solar gain, unit size or noise reduction.

Together, you’ll look at the design, location and orientation of the building to come up with a tailored result. This could go into as much detail as varying each piece of glazing, avoiding the ‘one-spec fits all’ approach common in mass-scale housing developments.

Where possible, talk to an expert in person, ideally in a showroom where you can see and touch the products.

This allows you to try out the systems for yourself and get an idea of how the glazing would look in your finished home. Specialist exhibitions, such as Build It Live, offer a great opportunity to discuss your plans and projects with professionals. If a face-to-face conversation is not possible, then a competent advisor should make recommendations based on a set of plans or a brief conversation about your

project – they may ask questions that highlight things you hadn’t considered.

Working with you In a flurry to focus on the details, some of the simplest considerations are often overlooked. Get early answers to questions like when the products should be installed and how the site can be assessed – this will make a big difference further down the line. As a rule of thumb, we recommend installing glazing as late as possible, as this will help to avoid any damage to the track or risk of glass breakage.

Although it may not seem relevant, site access is another important factor.

This sometimes changes as the works progress; lifting glass panels can be challenging if means of entry become limited. Knowing when the best time for glazing to arrive on site in advance could save unnecessary complications.

Top: Structural glazing will pour natural light into your home, but getting the spec right is essential Above: Visit a firm’s showroom, if possible, to see the products ahead of buying

One of IDSystems’ most experienced project advisors, Simon Ball is an expert at providing self-builders and homeowners with advice and support on all glazing matters.

For more information about IDSystems call 01603 408804 or visit www.idsystems.co.uk

www.self-build.co.uk

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18/08/2017 09:03:17

Timber Frame from Taylor Lane

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17/08/2017 13:32:12

Guide to self-building an eco home S peak to any one of the experts at our Build It Live shows about constructing a sustainable property that doesn’t cost the earth to run, and you’re likely to hear the phrase ‘fabric first’ as part of their reply. That’s because, alongside careful design and good workmanship, a high-performance structural envelope is one of the key components when it comes to keeping energy usage to a minimum. Get this element right and you’ll reap the benefits for years or even decades to come – and the good news is, upgrading the fabric is frequently the most affordable way to make a project more eco-friendly. Of course, every building system is different – so how do they compare on different aspects of sustainability? Here’s what you need to know.

Stommel Haus builds its projects using natural, untreated timber panels filled with eco-friendly rockwool insulation – creating airtight yet breathable walls

Chris Bates takes a look at how the main building systems fare in some of the core aspects of creating a low-energy, low-bills home

Insulation

Achieving good thermal efficiency by insulating the fabric of your home isn’t exactly a new idea, and today’s Building Regulations set a decent underlying standard for new houses. Walls must attain a U-value (a measure of heat loss through structural elements) of 0.30 W/m2K or better – but in practice most developments will need to achieve 0.18 W/m2K or lower to pass overall. And a key step to doing that is to get the insulation right.

This is pretty straightforward with most structural systems. On a masonry build you’ll typically use cavity wall construction – whereby a gap is left between an inner leaf of blockwork and an outer skin of brick. Filling this with a 150mm thickness of Rockwool or 100mm of rigid insulation should net you a U-value of 0.18 W/m2K; with an overall wall thickness of around 300-350mm.

With timber frame, the insulation is usually fitted in the factory under quality-controlled conditions. Typically, you can achieve the same U-value with a thinner overall wall thickness than standard masonry – so there’s potential to gain internal floorspace. The same applies to structural insulated panels (SIPs), which can also be used to form the roof structure (thus giving you a pre-insulated loft void). For an in-depth guide to insulating a timber frame building, check out Tim Doherty’s feature on page 109.

If you’re using green oak, post-and-beam or steel frame construction, then the main structural shell will almost certainly need be wrapped with insulation externally to form a continuous thermal barrier. In the case of oak structures, this is usually achieved with SIPs or a similar panelised walling system – which means you can achieve exactly the same level of thermal efficiency as you would with any other construction method.

Above: This 470m2 timber frame project

by WeberHaus includes a raft of eco features, including a mixture of mineral wool and wood fibre insulation, triple glazed windows and renewable heating systems

www.self-build.co.uk

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MARIEKE MCBEAN

One technique that does things a little differently is insulating concrete formwork (ICF). This basically involves stacking a series of polystyrene blocks that create the mould for a concrete pour. The formwork stays in place, thus providing an instant insulating wrap.

In practice, you can achieve U-values down to as low as 0.10 W/m2K with most modern structural systems – so the key question becomes how the method performs in other areas, such as overall wall thickness, costs, build speed and suitability for the design.

Above and above right: Natural construction methods such as straw bale tend to use local materials – vastly reducing the amount of embodied energy that goes into the result. But they’re time consuming to build with, and not everyone enjoys the undulating finish that comes with this approach

Airtightness Good airtightness is key to an energy-efficient, low-bills home. Fundamentally, this is all about minimising how much air can leak out (and in) through gaps and cracks in the structural fabric – including the walls, floors, roofs, doors, windows etc. Ultimately, better airtightness means less energy will be needed to heat and cool your finished home.

For new builds, the regulations set an air leakage limit of 10m3/h/m2 at 50 pascals. This means that, for each m2 of the structural envelope’s surface area, no more than 10m3 of air should be allowed to escape every hour. It’s not the most difficult target to hit, and in practice most self-builders’ projects will exceed it significantly.

Systems that involve a high degree of factorymanufacture, such as SIPs and some timber frame

methods, lend themselves to easily achieving a result of around 3-5m3/h/m2. The main concern here is ensuring the joints between panels are properly taped up.

ICF is a similarly good performer, as the monolithic concrete pour provides a strong seal. With brick and block, however, you’re relying a lot more on the quality of workmanship – as the parge coat and plaster will do most of the airtightness work. Switching to thin-joint masonry can help, as it uses a much slimmer mortar layer (which is a weak point in standard blockwork).

Nevertheless, with the right design and build quality it’s possible to achieve good airtightness with all the main systems; even meeting the notoriously stringent Passivhaus standard (incidentally, this uses a different calculation, based on the volume of air that needs to be heated).

The trick is to pay good attention to detail both at the design and construction stages – right down to details such as service penetrations, loft hatches, external doors, cat flaps and the like.

There’s an oft-quoted phrase used among eco-savvy house designers: build tight, ventilate right. In most cases, if you’re hitting an airtightness result of under 7m3/h/m2, you’ll need to install a mechanical ventilation system to ensure a suitable supply of fresh air. That said, some system suppliers – such as Stommel Haus – combine breathable wall construction with high degrees of airtightness (the two are not mutually exclusive). This can result in comfortable, efficient homes that perform exceptionally but don’t require mechanical ventilation.

Thermal mass Heavyweight materials, such as concrete blocks, have high thermal mass – which means that they’re able to

SUSTAINABILITY STANDARDS

There are a number of eco resources, labels and standards that could help shape the design and construction of your self-build project. Here are some of the key ones to be aware of: BRE Green Guide Maintained by the Building Research Establishment, the Green Guide examines the environmental credentials of more than 1,500 specifications used in construction – covering everything from walling systems through to timber windows and doors, cladding and floor finishes. Its rankings run from A+ at the highest through to E at the lowest, and uses life cycle assessments to gauge overall environmental impacts.

FSC The Forestry Stewardship Council operates a global certification system focused on forest management and chain of custody. This allows businesses and consumers to confidently identify, purchase and integrate wood-based products from sustainably-managed sources into their projects.

MCS The Microgeneration Certification Scheme is a UK-wide quality assurance scheme. Its fundamental purpose is to verify the efficacy of renewable energy sources and their installation. MCS accreditation is vital if you’re hoping to gain access to the cashback incentives available through the Feed In Tariff (for site-generated sustainable electricity) or the Renewable Heat Incentive.

Passivhaus Perhaps the most well-known gold standard for eco homes, this scheme promotes the idea of delivering a high level of occupant comfort while minimising the amount of energy required to warm and cool a building. The model sets rigorous parameters for heat loads, airtightness and overall energy demand that ultimately represent a 75% reduction in space heating requirements compared to housing constructed to meet the Building Regulations baseline. More and more selfbuilders are choosing to aim for this standard; although some decide to forego the costs of formal certification.

Build It October 2017

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JEWELL PHOTOGRAPHY

CASE STUDY: VERNACULAR PASSIVE HOUSE

When they first settled on the idea of self-building on their Isle of Man plot, Kevin and Emma Kniveton hadn’t initially considered going for an eco design – until their contractor, Complete Construction Services, suggested the idea of working to Passivhaus standards.

The potential to have a cosy home with drastically reduced heating bills instantly appealed. “It can get pretty bleak up here in winter, especially as we’re positioned on a hill,” says Kevin.

Keen to make their home as future-proof and low cost as possible, the couple went for a vernacular design with a square footprint – which would be realised using the Beattie Passive structural system.

“This can reduce energy demand by up to 90% and provide a much healthier living environment than a traditional-built house,” says

absorb warmth from the sun during the day and hold on to it, thereby reducing the likelihood of overheating, before radiating it back out at night. With good building design, such as suitable orientation and judicious use of glazing to encourage the right level of solar gain, this can help to maintain an even internal climate with predictable heating patterns and low energy demand.

This is an area where cavity wall construction can make hay against the alternatives, as the mass of the blockwork inner leaf is left available to the internal living space. Dense blocks offer the greatest mass, but even lightweight aircrete versions significantly outperform materials such as timber. What’s more, masonry construction allows you to easily incorporate concrete beam and block intermediate floors as opposed to the joisted versions you’d typically see with a timber frame or SIPs project.

ICF is often mentioned in the same breath as masonry when it comes to this element of sustainable design – but some contend that the layer of internal insulation built into the formwork means that much of the mass is isolated from the building’s interior. The system does, however, work well in conjunction with solid floor structures.

That’s not to say you can’t integrate thermal mass into a house constructed with timber frame or SIPs, too. If your designer incorporates the likes of concrete ground floors and masonry feature walls in the right locations, you can still reap the benefits of passive solar gain.

You do need to be careful to avoid overdoing it – trap in too much of the sun’s energy and you’ll end up with swelteringly hot, unusable rooms. So the building design should include solar shading where appropriate, usually on the south-facing elevation with the aim of blocking out the

Kevin. The technique can even be used to create homes where there’s no need to install conventional central heating.

The system brings together all elements of construction – including the foundations, timber frame walls and roof – to provide a structural envelope with a continuous layer of insulation. The result is a highly-efficient and airtight build that can surpass Passivhaus; although the couple chose not to apply for formal accreditation.

The Knivetons are delighted with their new home. “Even I was surprised by how low my quarterly bill was over three of the most demanding months of the year,” says Kevin. “Future payments will decrease even more when the solar thermal takes over hot water production. I just can’t understand why all homes aren’t built this way.”

high summer sun but allowing plenty of light and free warmth in when it’s lower in the sky during winter.

Embodied energy Some materials are more environmentally intensive to produce and transport to site. Natural, renewable or recyclable materials tend to perform best in this respect, helping to keep your project’s construction phase carbon footprint to a minimum and boost overall sustainability.

Responsibly sourced wood (taken from FSC-certified forests) is a good example of a material that ticks all three boxes. Timber frame systems can therefore score well here – although some self-builders may feel that treatment

Left: H+H’s Celcon thin joint method enables quicker build speeds than standard masonry, as well as helping to improve airtightness – but the blocks are less dense so don’t offer quite as much thermal mass

www.self-build.co.uk

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Above: A wet plaster finish can be a key part of your airtightness arsenal. Here, a tradesman applies British Gypsum finishing plaster

with chemical preservatives compromises some of those eco credentials. There are options if this is a concern for your scheme (more on this later). In some cases, using a lightweight system such as timber frame or SIPs can also reduce the amount of foundation required on a project, thus saving on concrete.

Masonry construction systems involve significantly more embodied energy and CO2 than most – but it’s not all bad news. Manufacturers are including more recycled products within concrete these days, for example, and over the lifespan of an energyefficient brick and block or ICF home you should be able to save far more CO2 than goes into building it.

If minimising embodied energy is a major priority for your family, then you might want to consider using a natural construction system that relies on local materials, such as straw bale or earthship construction. The latter combines rammed earth with a recycled tyre formwork, giving the added benefit of good thermal mass.

Health In the last couple of decades, the big drive in Building Regulations has been towards ever-increasing energy efficiency as a route to reducing carbon emissions – but it’s important to remember this isn’t the only component of a sustainable home. Many self-builders are becoming more aware of the benefits of creating a healthy living environment that supports wellbeing, too.

The core areas to address here are daylighting, comfortable internal temperatures, soundproofing and OTHER KEY CONSIDERATIONS

It’s important to approach eco design holistically. Your structural system and how it’s been treated for insulation, airtightness etc will form a big part of achieving a sustainable result; but this must be combined with attention to detail, compatible choices and good workmanship throughout.

There’s little point investing in ultra-efficient walls, for example, only to specify draughty, poor-quality windows and doors. Details at junctions between different building elements must also be carefully addressed – as these can be weak points for thermal bridging (where heat can pass across a conductive element of the structural fabric).

Another key factor will be the type of heating system you install. If you’ve focused on getting the fabric right – especially in terms of insulation and airtightness – then your household’s heat demand should hopefully be pretty low. This will open the door to using renewable technologies, such as heat pumps, which work especially well in combination with underfloor heating.

But don’t rule out the humble gas boiler – if you’re on the mains network, it can still be a highly efficient and cost-effective option.

You’ll also need to put thought into elements of the scheme that don’t necessarily relate to the structural envelope. Maximising daylight – especially in zones such as the kitchen – will help to reduce your reliance on artificial sources, for instance. Consider designing rainwater harvesting into your project, too, in order to minimise your need for mains water.

air quality. Some of these elements will come down to design – especially in terms of delivering sufficient natural brightness – but a lot relies on selecting the best structural and finishing materials for your project.

For example, attaining excellent air quality can only be achieved through a combination of good ventilation and well-informed product selection. The fabric of your home should be designed to prevent common issues such as condensation and mould. What’s more, you may want to avoid using goods that contain VOCs (volatile organic compounds) such as formaldehyde, which have the potential to off-gas low levels of toxins into your living space over many years. If this is important to you, think about using natural, untreated products and materials where the design allows – both in the main shell and the fit-out – and switch to low-VOC paints.

In a highly airtight eco home, mechanical ventilation is a popular solution for removing unwanted moist air (which can cause damp and other issues) and replacing it with a fresh supply. Alternatively, you could look to use a build system that’s designed to offer airtightness in combination breathable walls – which isn’t the contradiction it may initially seem. Companies such as Stommel Haus use untreated, diffusion-open materials in the structure of their bespoke timber frame homes, so the fabric of the building absorbs and releases moisture but there are no gaps for valuable warm air to escape.

In terms of soundproofing, masonry and ICF homes lead the way, as their concrete make-up is great for deadening noise. Combine that with a beam and block floor and you can reduce internal sound transfer, too.

Lighter weight constructions, such as timber frame, will need extra attention to detail to achieve similar levels of performance – such as by using double plasterboarding.

The factory-accurate manufacture and integral insulation used in SIPs construction allows for a fully-protected thermal envelope. This build features Kingspan TEK panels

CONTACTS

Beattie Passive 0845 644 9003 www.beattiepassive.com BRE 0333 321 8811 www.bre.co.uk British Gypsum 0115 945 1000 www.britishgypsum.com FSC 01686 413916 www.fsc-uk.org H+H 01732 886444 www.hhcelcon.co.uk Kingspan TEK 01544 388601 www.kingspantek. co.uk MCS 020 7090 1082 www.microgenerationcertification.org Nudura 0800 014 8901 www.nuduraicfs.co.uk Passivhaus Trust 020 7704 3502 www.passivhaustrust.org.uk Stommel Haus 0800 068 1611 www.stommel-haus.co.uk Weberhaus 01727 867900 www.weberhaus.co.uk

Build It October 2017

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17/08/2017 13:34:22

Mezzanines

Whether used as a cosy retreat or practical area, this intermediate storey can be an eye-catching addition to an open-plan space, says Emily Smith

DAVID VINTINER

details

▲

design

This project

by Lipton Plant Architects merges a series of segregated spaces into an open-plan home. After opening up the back wall of the first storey, a mezzanine balcony was added that overlooks the new glazed extension

In this new house, galleried landings connect the upstairs rooms – one of which has an adjacent mezzanine space. These areas help to keep the whole zone feeling bright and open

MICHAEL FRANKE

COLIN POOLE

▲

M

ezzanines are areas that sit above a larger, double-height room, typically overlooking the space below. With open-plan living more popular than ever, these designs can offer a cosy, private zone or form a bright and airy gallery hallway to upstairs rooms.

Voluminous double-height structures lend themselves perfectly to this, which is why mezzanines are a popular feature in barns and other conversions.

Houses with vaulted ceilings are another style that partners well, including designs that look to make the most of exposed structural frames. But mezzanines can be great for creating useful compact areas, too – integrating a raised sleeping platform with storage space below is popular, for instance. The golden rule is to keep the mezzanine in proportion with the area beneath it – avoid covering more than 50%.

Consider how you intend to use the raised zone. Places with low ceiling height suit rooms with a cosy ambience, such as studies.

But the key thing is to make sure there’s sufficient headroom, both in the mezzanine and in the room directly below – aim for enough to stand up without hitting your head

on the ceiling, even if the area is being used as a sleeping platform.

In most cases, the structural fabric of the mezzanine remains exposed to the floor below, so material choice is important.

For instance, could metal beams and meshed balustrades bring an appealing industrial edge? The sense of connection between upper and lower spaces is crucial – a glass balustrade will help to blur boundaries, while a wooden rail could suit an exposed timber frame. Think about how you want to physically connect the spaces – is there room to integrate a standard staircase? Alternatively, a spiral flight or a ladder will take up the least floor space and could become an eye-catching detail.

If you’re reworking an existing property planning permission is not generally required, but always check with your local authority. Ripping out or adding new floors will alter the structural loads in your building, so consult a structural engineer to calculate what’s needed in terms of support. Always carefully plan heating, ventilation and lighting.

Above: In this design by Viewport Studio, bifold panels can be pulled across in front of the glass balustrade to shut the mezzanine space off when needed

▲ A mezzanine level has been included as part of this barn conversion. The glass balustrade by Bisca offers the illusion of no partition, with a metal hand rail adding a contemporary edge to the over 500-year-old building

www.self-build.co.uk

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renovation & building ▲

Knox Bhavan Architects reworked two flats into this largely open-plan scheme, where a mezzanine area in the centre of the building overlooks the space below on both sides. It can be shut off if needed thanks to bifold wood panels, which blend with the surrounding timber balustrade

THE EXPERT VIEW SASHA BHAVAN, SENIOR PARTNER AT ARCHITECTURAL PRACTICE KNOX BHAVAN, SHARES HER TOP TIPS FOR INCORPORATING A MEZZANINE LEVEL

DENNIS GILBERT

Q

▲

This small self-build house benefits from a second bedroom thanks to a compact sleeping area, which is positioned high into the pitch of the vaulted ceiling. The zone is accessed via a ladder from the main living space and separated with a glass balustrade

What type of property is best suited to this feature?

A double height space is always uplifting and a mezzanine will help to create a dramatic sense of volume. If you’re building a new house, you can integrate the feature very early on in the design process, but you can also work this element into an existing structure by removing part of an upper-storey floor. These are popular additions to tall vaulted ceilings, but will make a great feature regardless of the overhead shape.

Eye-catching staircases work well to link a mezzanine with the floor below, but the right style will very much depend on the specific circumstances. Quirky, spacesaving left-foot/right-foot paddle flights can be used if an alternative means of fire escape exists.

Q

What’s the difference between a mezzanine and a gallery?

I suppose you could say the former is a space big enough to sleep or live in, whereas the latter might be narrower. However, I wouldn’t split hairs and both are used to describe a zone overlooking a doubleheight volume into a lower storey.

Q DAVID BARBOUR

What are the main considerations when including a mezzanine?

Whether you’re building from scratch or integrating into an existing property, the key design factors are structure, height, light and drama. Cost-wise, while a double-height space (without an intermediate floor) is cheaper than two floors in the same volume, because there is more wall to floor ratio the project will become more expensive than a single storey layout.

Remember this feature will decrease the total floor area across a two-storey house, but it will work to increase the drama and uniqueness of your property – mezzanines can even look great in smaller buildings.

Most designs are fairly open-plan, exposed to the area it overlooks, but you can work to create privacy.

Incorporating screens (folding and or sliding) across the edge will enable you to shut off and open up a space as required; plus using sound absorbent materials will help to reduce noise from travelling between the storeys.

▲

A galleried landing that overlooks a double-height space is a great solution for continuing a sense of volume into an upper storey, while having the practical role of connecting the upstairs rooms.

In this design

by Welsh Oak Frame, timber balustrades echo the exposed oak details throughout

Bisca 01439 771702 www. bisca.co.uk KODA www.kodasema. com Knox Bhavan 020 7635 9911 www.knoxbhavan.co.uk Lipton Plant Architects 020 7288 1333 www. lparchitects.co.uk Viewport Studio 020 7033 8763 www.viewportstudio. co.uk Welsh Oak Frame 01686 688000 www.welshoakframe.com

▲

CONTACTS

KODA is a premanufactured, compact house design by Kodasema. The small pods feature a mezzanine sleeping floor, accessed via a ladder in the living space, which offers some privacy within the open-plan setup

Build It October 2017

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The Harmony 33 from Nestor Martin: traditional style with cutting-edge woodbox technology and optional remote control

Eurostove Ltd 01934 750 500 www.eurostove.co.uk

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Capital Fireplaces was established more than 25 years ago and has since developed to become one of the leading UK suppliers of high quality, elegant and affordable Fireplaces, Fires and Stoves.

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92

renovation & building

Woodburning

stoves the basics

A woodburner can be a practical and eco-friendly option for the home, as well as a covetable centrepiece. Emily Brooks explains how to choose the right model Right: Vlaze makes a range of plain and decorative enamel heat-shields.

This means a freestanding stove can be placed close to the wall and matching hearth-plates

E

fficient, sustainable and often employed as a designer focal point, woodburning stoves are almost impossible to resist. Assuming you don’t mind the modest effort involved in obtaining the fuel, preparing a fire and emptying the ash pan (and for many, these rituals are part of the enjoyment), they are ultra-stylish features that look as good as they perform.

Today’s stoves are around 70%-80% efficient – far more effective at heating a room than an open fire – and come in a massive selection of designs. There is a woodburner to suit the majority of budgets, room sizes and situations, from products that fit neatly into a corner to dual-aspect and rotating versions. Here’s an outline of what you should know before you buy.

Choosing the right model

Above: New from Charnwood, the Arc7 (from £1,995) is Ecodesign Ready, meaning that it meets forthcoming emissions rules

Any potential purchase should start with calculating the correct heat output for your proposed space. Putting the dimensions of the room into an online calculator can give a rough idea, but a site survey from your installer will provide the true picture. The energy efficiency of your home can make a huge difference to sizing the appliance.

New builds will require lower outputs than draughty period properties, for instance, and manufacturers have responded to this by providing a wider choice of smaller models. “Sales of 5kW output stoves are increasing, mainly due to less heat being required in today’s better-insulated houses, along with the fact that stoves are being installed into smaller rooms,” says Vicky Naylor, general manager at ACR Stoves.

Whether you live in a smoke-control area is a further deciding factor; this will restrict your choice to a DEFRAapproved model (of which there are many). Contact your local council to find out whether you are affected.

“Should your home not have a chimney, it’s usually possible to fit a pre-fabricated system that works in the same way an ordinary chimney would,” says Dave Saunders, technical and standards manager at Stovax.

“You can either have one that runs internally or externally to your property, allowing you to enjoy a woodburning

stove or fire in your home.” Stainless steel twin-skin liners are often the go-to option; but others are available.

Look for models with an airwash feature, which sucks in air next to the stove window to keep tar deposits from forming, so the glass stays cleaner for longer. If efficiency is important to you, buy a unit with cleanburn technology: these stoves introduce pre-heated, secondary (and even tertiary) air into the chamber, which then burns the excess hydrocarbons in the smoke. Finally, opt for a multifuel product if you’d like the freedom to burn wood and smokeless coal.

Design options & trends The choice of styles is huge, from traditional cast-iron examples with lots of decorative details, to sleek, clean-lined boxes and cylinders for a more streamlined contemporary look. “A key characteristic of modern stoves ECODESIGN READY?

Some brands have started advertising their stoves as Ecodesign Ready, a term that refers to a new legal benchmark for emissions. Ecodesign approval replaces the current CE mark, which ensures stoves meet European safety and efficiency standards. The legislation doesn’t come into force until 2022 (and will still happen, regardless of Brexit), but the Stoves Industry Alliance (SIA) has devised the Ecodesign Ready label to let consumers know that a particular model already meets the standard. “As consumers become more aware of the environment and what they can do to help, stoves that produce low particulate levels are becoming more popular,” says Arada’s sales director Jon Butterworth. “The CO level of a stove gives the best indication of its ability to burn cleanly; aim for a product that has a CO level of below 0.12.” So, if low emissions and high efficiency are important to you, the Ecodesign Ready label will act as a useful pointer.

Build It October 2017

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renovation & building

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is their larger glass panes, which can offer an unlimited view of the unit’s flames.

Not only do they look beautiful and contemporary, but they become the centrepiece in a room,” says Jon Butterworth, Arada’s sales director. “A clean-cut, fuss-free look is definitely the most trendy – with cassette stoves created to A double-sided appliance is a good way to break up Stoves with larger screens that show off more of open-plan space; the Croft Clearburn by Dean Stoves the flickering flames, such as Contura’s C337 (from be recessed into a wall at costs £2,151.60 from Ludlow Stoves £1,595) are becoming more popular hearth or elevated height becoming a top seller.”

“Our best-selling stoves have a wide profile, which zones, and makes an eye-catching centrepiece. It can be not only makes them a great focal point, but also enables freestanding, raised up on a plinth, suspended or installed large logs to be set and burnt. This means you don’t have into a narrow and/or low dividing wall. A rotating model to refuel the fire as often. You are also afforded an can make for a stunning feature in the middle of the room exceptional flame view,” says Esse’s Mark Blewitt.

– just spin it round to face where it’s needed.

As Jon and Mark suggest, stoves are increasingly acting not just as a practical heating option but as a Fitting a stove style statement. For example, exposed flues can become A qualified professional (such as a HETAS engineer) an essential part of the design of a room rather than should carry out all installation work. On an existing being hidden away; tall units can allow the flame area property, they will undertake a spillage test to check

DRU Fires’ circular Odin Plateau model (from £3,450) can be paired with a matching base unit (£595) to establish a contemporary, eye-catching feature

to be raised up to a more noticeable level; and there’s a wide choice of colours. Integrated log storage can be decorative as well as a useful, with models that include a built-in store or come with a matching horizontal low-rise stand so that the fuel can be stacked underneath.

In large, open-plan areas, a double-sided woodburner is a great device for breaking up the space into separate

Right: Nestor Martin’s TQH13 stove (from £2,050 at Eurostove) pivots 360°.

It comes with an optional low stand that can act as a log store

Suppliers have expanded their offering of lower-output stoves to meet demand for installing them in smaller rooms and energy-efficient homes. Arada’s 4kW Puffin costs £619

how airtight the flue is. “The chimney should always be checked for soundness and lined if necessary,” says Vicky.

“It is also important to ensure that the hearth requirements and clearances are complied with, but the level of work will alter from installation to installation.” Building Regs govern the size, thickness and material of the hearth, so it could need replacing – and there are also rules about how far away a stove must sit from combustible materials such as timber mantelpieces and plasterboard walls.

The work involved can easily add up to more than the price of the stove itself, so always secure a full quote, including installation, to get a complete picture of costs.

CONTACTS

ACR 0121 706 8266 www.acrheatproducts.com Arada Stoves 01297 35700 www.aradastoves.com Charlton & Jenrick 0845 519 5991 www. charltonandjenrick.co.uk Charnwood 01983 537777 www.charnwood.com Chesneys 020 7627 1410 www.chesneys.co.uk Contura www.contura.eu Dimplex 0800 028 6122 www. dimplex.co.uk DRU 0161 793 8700 www.drufire.com Esse 01282 813235 www.esse.com Eurostove 01934 750500 www.eurostove.co.uk HETAS 01684 278170 www.hetas.co.uk Ludlow Stoves 01584 878552 www.ludlowstoves.co.uk Morsoe 01788 554410 www. morsoe.com Stovax 01392 474000 www.stovax.com The Stove Hub 01634 757606 www. thestovehub.co.uk Stove Industry Alliance www.stoveindustryalliance.com Vlaze 01983 537788 www.vlaze.co Worcester Bosch 0330 123 9339 www.worcester-bosch.co.uk

www.self-build.co.uk

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renovation & building

Hot options for stoves A selection of woodburners to suit every situation, from classically styled models through to built-in versions that can be integrated into the fabric of your home 1

2

3

4

5

6

7

8

9

1 With a 9kW output, this DEFRA-approved steel stove is a smart option for a larger room. Larchdale stove, £1,775, www.acrheatproducts.com 2 This compact model has been adapted for use in low-energy homes. Jotul short leg F105 in white enamel, £1,790, www.thestovehub.co.uk 3 This 5kW multifuel appliance is raised on a base that also acts as a log store. Purevision PV5W stove, £1,680, www.charltonandjenrick.co.uk 4 Offering 8kW output, this multifuel stove would work well in both traditional and contemporary settings. Salisbury 8 Series stove, £1,446, www.chesneys.co.uk 5 A top or rear flue option gives greater flexibility as to how you install this 12kW multifuel model. Bellingham stove, £1,399, www.dimplex.co.uk 6 With an eye-catching cylindrical design, this unit features glass at the side as well as the front, for a better flame view. Westfire Uniq 37, from £1,437, www.eurostove.co.uk 7 A tall, narrow firebox means that this 8kW traditional-looking stove still packs a punch in smaller spaces. 2B Classic, £1,548, www.morsoe.com 8 An optional bracket allows this model to be wallmounted to give an uncluttered look. 540T stove, from £2,169, and wall bracket, from £165, www.stovax.com 9 Perfect for converting an open fire, this inset appliance is a convector model, releasing a stream of hot air as well as radiant heat. Esse 301/350 stove with diamond door, from £699, www.esse.com

Build It October 2017

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advertising feature

Woodburner makes a stylish centrepiece

W

hen Jacquie Lane bought her 1960s bungalow, she and her partner Paul set their sights on updating it to suit their lifestyle. One key goal was to create a modern, cosy living room – so they decided to strip the space back to its bare walls and redesign it around a woodburning stove, which would act as an eye-catching focal point whilst also heating up the zone.

The right model With the help of installer, Glow Green, the couple opted for Worcester’s Greenstyle Hanbury stove, which comes in three sizes. With its curved cabriole legs, cornice top and castiron, matt black finish, it was ideal for achieving the timeless look they were after. Specifying the right output was vital in order to ensure the appliance would be efficient in use. Glow Green performed the required heat loss calculations and identified the 4kW size as being best-suited to the zone.

To make way for the new stove, the couple had the previous outdated fireplace removed and the chimney breast opened up. Glow Green’s

installer, the couple only uses wood that has a moisture content of less than 20%; which means the stove doesn’t have to boil away water before the timber burns. This allows them to generate maximum warmth, helps protect the stove from particle build-up in the flue and chimney, and prevents the glass door from blackening.

The couple find the unit easy to run.

“There are air control levers at the front to adjust the flames, so you can switch from a roaring fire to a gentle flicker with ease,” says Jacquie. “As it operates separately we can just warm the living room when we want it – rather than the whole property. It’s reduced our central heating use, as the stove can warm the living room, hallway and entrance.”

What’s more, the appliance’s ashcatcher means maintenance is simple. engineers then checked the condition of the chimney and fitted a flue within it to safely remove the smoke, hot gases and other by-products from operating the appliance. A week later, once the rest of the space had been decorated, they returned to install the stove. “The process was really quick and straightforward,” says Jacquie.

As part of the work, the couple were advised that the stove would need to stand on a suitable heat-resistant surface – and they saw this as a great opportunity to add a touch of personality to the feature. Paul took on the job of crafting the hearth from a piece of marble that had started life as a kitchen worktop. This was paired with a wooden beam, sourced online and carved to form a mantel. All of this contributes to a simple, stylish look that complements the traditional feel of the cast-iron appliance.

Living with a stove “The woodburner is a lovely addition to the room,” says Jacquie. “It’s extremely efficient compared to the old fireplace, heats the space very quickly and gives off good heat even after the logs have burned down.” On the advice of their

95

CLOSER CLOSER LOOK LOOK OWNER Jacquie Lane LOCATION West Sussex HOUSE TYPE Two-bed bungalow KEY PRODUCT Worcester Greenstyle Hanbury 4 woodburning stove

A great investment In total, the project cost just over £3,300, including installation and the works to the chimney. The Hanbury stove itself is priced from £699.

“Glow Green advised us on a financial package and we saved some money by making the hearth and mantel ourselves,” says Jacquie. “We love having a natural heat source and the fact that we’re able to supply our own fuel. It’s particularly nice over winter, as the room feels really cosy. Plus it’s a great feature even when it’s not burning.”

Worcester, Bosch Group is a leading manufacturer of high-efficiency domestic boilers, accessories and renewable technologies. Worcester has two models of woodburning stoves, available in a variety of sizes. The collection offers styles to suit modern and traditional homes and a range of outputs to heat most spaces.

For further information about Worcester Greenstyle Stoves visit www.worcester-bosch.co.uk/stoves or call 0330 123 9339.

www.self-build.co.uk

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01282 813235 | enquiries@esse.com | www.esse.com

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18/08/2017 15:10:02

advertising feature

97

What you need to know about

smart lighting Matt Nimmons from CEDIA reveals the key factors to consider when installing a smart illumination control system in your home

W

hen planning a selfbuild or renovation project, the importance of a carefully thoughtout lighting arrangement is often underestimated. A well-executed scheme can boost wow factor indoors and out, which is why a growing number of people are incorporating the latest tech to create an illumination strategy that suits their needs. Multiple lighting scenes can be programmed into your setup so an array of ambiences can be achieved at the tap of a button, giving your project the edge.

Control options Intelligent lighting operation systems are managed via built-in, customdesigned touch panels that can also be used on remote devices, including tablets and smartphones. An advanced setup comes with a selection of features that the humble, everyday light switch isn’t capable of matching.

As well as providing a more efficient illumination arrangement that utilises dimming technology and location awareness, lighting controls can incorporate a selection of other home automation formats, too.

You may choose to fit a ‘good night’ button on a keypad by the bed, for instance. Once pressed, all the lights and televisions in the rest of the house turn off and the garden gates could lock. Or pushing the ‘movie night’ switch in the family room could dim the lights and fire up your television and film streaming service. A smart setup can also function as a security system, making the property appear lived-in even when you’re out. This can be achieved via remote control access or pre-programmed settings.

A carefully thought-out system can also complement occupants’ daily routines. Using personal data, the level

of illumination can be synced to reflect the time of day, with brighter settings helping you feel more awake during the day and dimmer lighting creating a relaxing ambience later on. This can be used to gradually prepare you and your family for a good night’s sleep.

Planning your scheme This type of control system can be used anywhere in the home. As a first step it’s useful to establish exactly how you plan on using the zone. It’s also worth thinking about lighting design early on in your project, as an automated setup won’t be able to create dramatic illumination scenes on its own.

In the kitchen, it’s important to install suitable lighting in the right position to ensure it fulfils the varied demands of this zone. The food preparation area requires ample shadow-free illumination, but you’ll still want to be able to produce a welcoming atmosphere at the flick of a switch.

Discreet coffered fittings (concealed ceiling uplighters) and downlights provide great flexibility, and can be easily adjusted via a central keypad.

The living room also offers potential for a layered lighting scheme that adapts to different activities. This could mean a high level of brightness for reading a book or a dimmed effect for when you want to watch a film.

Coffered ceiling fittings are ideal for establishing a flexible solution that can be adapted easily at different times of the day or various seasons of the year. These can be combined with downlights and wall fittings to produce a variety of moods.

Tiled, shiny surfaces are common in the bathroom, but highly-reflective expanses can result in an intense level of brightness. To avoid this, fittings can be positioned in ceiling slots and behind cabinetry to create an attractive,

glare-free solution. To change the atmosphere for your dip in the tub, installing colour-changing LEDs can conjure up an effective ambience.

In the bedroom, optimum levels of comfort are required to aid relaxation.

Lighting control arrangements can play a vital part, as they allow self-builders and renovators to set up a soothing ambience at the swipe of a button.

Above: Andrew Lucas London shows how lighting control, plus wall and floor-standing lamps can create a minimalist design

Ask the experts When it comes to lighting design and control systems, getting the wiring right is crucial. In our industry, it’s often said that the most important cable is the one you forget to fit. Working with a CEDIA member can provide peace of mind when it comes to putting together the arrangement you want, as they are able to provide advice and ensure the right cabling infrastructure is used to support the lighting technology.

Matt Nimmons is managing director at CEDIA, an international trade organisation dedicated to advancing the home technology industry. From designers and manufacturers to integrators, CEDIA members gain access to high-quality training and certification, which ultimately goes into your project.

For more information about CEDIA call 01480 213744 or visit www.cedia.org

www.self-build.co.uk

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Expert help

SELFBUILD + RENOVATION + EXTENSION + CONVERSION + IMPROVEMENT

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GUIDE TO INDUSTRIAL CONVERSIONS Architect Julian Owen reveals how to successfully transform an industrial space into a home, and explains the recent changes to planning law that now make this possible

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HOW TO GET THE PLANNERS ON SIDE Mike Dade explores the best ways to ensure a happy and productive relationship with your project’s case officer

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109 105

INSULATING A NEW TIMBER FRAME HOME There’s a whole host of options when it comes to making your abode energy efficient. Tim Doherty covers the key concerns

112

AVOIDING RENOVATION PITFALLS It’s essential to understand the unique quirks of an older building when revamping it.

Alan Tierney helps you avoid the common mistakes

117

DEALING WITH DEFECTIVE WORKS Mike Hardwick explains what to do when things don’t go to plan or standards fall short

117 112

PLUS: RENDER (PAGE 121), YOUR QUESTIONS ANSWERED (PAGE 123), SELF-BUILD MORTGAGE GUIDE (PAGE 127) & PLOT WATCH (PAGE 129)

»

www.self-build.co.uk

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An architect’s guide to

INDUSTRIAL CONVERSIONS

Thanks to new planning laws in England, it’s now easier to turn some industrial buildings into homes. Julian Owen explains the new rules and considers what’s needed for a successful project which means that aspects such as fire escape, energy conservation and ventilation will have to comply. This will often involve extensive refurbishment work.

Preserving original character

Above: The Victorians excelled at industrial buildings made with high-quality materials and craftsmanship.

This warehouse conversion features new windows by The Sash Window Workshop (www. sashwindow.com)

F

rom October this year it will be possible to convert some industrial buildings (in England) into homes without having to submit a planning application.

The legislation behind this comes as politicians are desperate to create more new housing and have passed the law after the success of an earlier relaxation allowing the conversion of offices into dwellings. This latest addition to permitted development (PD) rights will save time and money, plus reduce the stress that can result from seeking planning approval.

However, applying the new rules is not as simple as it first appears. The building being converted will have to be designated as having a light industrial use, which is less well-defined than office use. The existing property must play host to an industrial process that does not generate excessive noise, vibration, smell, fumes, smoke or other type of pollution. Assuming the planners agree that a building fits this definition, an application for prior approval has to be made, in lieu of full planning. In many ways this process is not dissimilar to making a formal application (although the fee will probably be £80; much lower than the £385 needed for a full submission). The council consults neighbours and decides whether there will be any detrimental impact on the surrounding area, but they have to put a very robust case for a rejection. See the box, opposite, for greater detail on the new rules.

From a practical perspective, when the is a change of use of any building into a dwelling, the Building Regs apply as if the house was being constructed from scratch,

Assuming that you have worked out how to vault over the bureaucratic hurdles, many industrial buildings offer plenty of scope for creating a stylish and individual new home – although this is more likely to be the case with older buildings rather than bland modern steel boxes.

If you are converting an older structure, the first step towards a successful design is to identify what features you love most and make sure that they will be preserved or enhanced, whatever construction work is carried out.

Rather than playing down or trying to conceal the rather

stark, utilitarian nature of an industrial building, the most successful conversions tend to go with the flow and take inspiration from the large open spaces and very practical construction details they offer. So let’s look at some simple rules that can guide you through to a successful design.

Careful planning The idea behind the minimalist style is that the house has no elaborate decoration or features, with large-scale exposed service runs and anything small scale neatly hidden from view. The precise workmanship needed to

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expert help create the impression that little has been changed or altered from the original building actually requires an enormous amount of planning and a great deal of care by the builder. There is little opportunity to conceal mistakes or bodges, like crooked lines or poorly-formed junctions.

These are much easier to hide in a conventional house, behind boxings, architraves and thick layers of plaster.

An alternative approach is to go for a raw, unfinished appearance that puts the construction and materials used to create the original building on display, with all their faults and foibles. The Victorians were particularly good at creating neat, workmanlike buildings that are lifted by the quality of materials and craftsmanship that went into them. Bare brick walls and tiling, combined with oversized timber beams and trusses, can be preserved with a little cleaning up; although to get the industrial aesthetic it is important not to do too good a job and end up with a sanitised appearance that will look inauthentic.

CONVERSIONS THAT DO NOT REQUIRE PLANNING APPROVAL

These permitted development rights currently apply only in England. The requirement for prior approval is relevant to all the changes of use below, but the council can refuse if it can show that the conversion would be detrimental with respect to flood risk, pollution, highways issues and noise from nearby commercial premises. Some local authorities may succeed in convincing national government that they are a special case and should be exempt from these rules – the London boroughs have been particularly successful in doing this in the past. Listed buildings are also exempt. If the conversion is going to result in significant alterations to the exterior, then full planning permission may have to be sought. ●

Light industrial buildings The new rules allow a change of use from B1(c) (light industrial) to C3 (dwellinghouses). Apart from the usual issues covered by prior approval, it also has to be shown that the conversion will not be detrimental to the supply of industrial, storage or distribution services. The rule applies only to applications received on or after 1 October 2017, for which prior approval is granted before 1 October 2020. A number of restrictions and conditions apply, including that the gross floor space of the existing building must be 500m2 or less and that the development has to be completed within three years of the prior approval date. The building must have been in use solely within Class B1(c) on 19 March 2014 or this must have been its last use. The applicant is required to submit evidence to prove this.

●

Offices Permitted development rights currently apply to the change of use of premises from a B1(a) office use to C3 residential use.

●

Warehouses Temporary permitted development rights also apply to the change of use from a B8 storage and distribution designation under 500m2 to C3 residential use. For a property to benefit from C3 use, the conversion must begin by 15 April 2018.

●

Agricultural buildings Structures under 450m2 are permitted to be changed to C3 use (dwellinghouses), together with any building work that’s essential to facilitating the conversion.

Exposing history Current thinking in heritage circles is that to be faithful to an older building, instead of covering up all the changes that have been made over the years, they should be left exposed to reveal the history of the alterations for all to see. This approach lets the building tell its own story but can be tricky for the average contractor to take on board.

They cannot see why old wallpaper, damaged brickwork or pieced-in joinery should remain visible instead of painting over it, so regular supervision is needed to prevent the interior looking like a shop refurbishment.

The same thinking applies as much to the exterior as the internal spaces. For example, there is a natural temptation to render over aged, frost-damaged brickwork with blown faces to hide the damage from view, but this transforms

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Left: Hogarth Architects (www. hogartharchitects. co.uk) turned a Fulham tyre shop into two maisonettes; exposed features such as beams, brickwork and service ducts retain an attractive industrial flavour

the aesthetic utterly and will probably end up destroying a big part of the appeal of the building. In fact, provided the walls are not too exposed to the wind, the bricks can be left as a reminder of the history of the structure and how the passage of time has left behind its mark.

Any new materials used should be in tune with the existing fabric, built to as high a standard of craftsmanship as possible and left exposed and unadorned with materials like shuttered concrete or steel panels with a patina of rust.

The worst option is to use standard products from your local builders’ merchant, which can look excellent in a

normal domestic setting but risk appearing twee when installed in rugged, rough-hewn spaces typical of a 19th-century workshop. This does not mean the fit out has to be expensive: there are plenty of architectural salvage yards, auctioneers and retro shops with some great bargains for anyone determined enough to spend some time searching through them. Disused timber pallets can be turned into furniture by sanding off the rough edges and there is a thriving community of makers who specialise in turning discarded timber into shelves, tables and worktops that are well suited to this kind of interior. www.self-build.co.uk

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JIM STEPHENSON

Right and far right: InsideOut Architecture (www.io-a.com) renovated a listed wharf building in London’s Bermondsey to uncover many features hidden by a previous scheme; the spacing of the columns dictates how the open-plan layout is broken up into zones

Daylight & drama

Affordable options

Light should play a crucial role in completing the design.

Industrial buildings often have large double- or tripleheight windows and north-facing rooflights, designed for a time when the main sources of artificial illumination were candles or gas, so daylight was a precious resource.

Sometimes it’s not possible to avoid cutting across windows with floors that are needed above ground level, but if at all possible some double-height spaces should be retained to preserve some of the drama of the original structure. Artificial lighting should be provided from simple unembellished fittings or concealed from view with neat surface-mounted steel trunking supplying their power.

The cost of converting an industrial building into a home can be difficult to predict. At the most extreme end of the spectrum it can be more expensive than creating a completely new home, but there are plenty of ways of reducing the cost and keeping the project affordable.

You will save money before you start work on site because instead of paying VAT at the standard 20%, it

Right and far right: Salvaged lighting helps accentuate the character of industrial architecture: in this warehouse conversion by Nuns with Guns Design (www. nunswithguns design.com), the vintage lighting was supplied by Skinflint (www. skinflintdesign. com)

JULIAN OWEN

Julian Owen is an East Midlands-based chartered architect and author of several books on self-build and house alterations.

His publications include Self Build, Home Extension Design and Kit and Modern Timber Frame homes. He’s also the founder of the ASBA Architects network. To find out more visit www.asba-architects.org.

is reduced to 5% for any conversion into a dwelling. Either your builder charges the lower rate or, if you buy materials yourself, you can keep the receipts and claim the money back within three months of completing the work.

If you choose the rough and ready approach to the design and avoid too many alterations, costs can be reduced significantly. This is particularly the case if you embrace the concept of open-plan living, where a factory floor can be retained to serve as a combined lounge, kitchen and dining room. If you don’t have a large family and privacy is not a high priority, bedrooms can be created with freestanding partitions or mezzanines looking over the main living space. Using recycled materials, rescued furniture and even raiding a few skips (with permission from the owner) are all ways of giving your new home a very individual style without breaking the bank.

Build It October 2017

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expert help

105

HOW TO GET THE PLANNERS ON SIDE When it comes to dealing with the planners, adopting a smart strategy from the outset might just help you get the green light for your project first time, says Mike Dade

A

lthough the majority of us believe that the process of gaining planning permission should be all about good design and site layout, there are inevitably going to be subjective judgements made about what exactly these elements should look like. Getting the planners to support your scheme can be half the battle towards having it approved.

Even if they have some issues with the project, if they’re in your corner hopefully they’ll help steer you to an acceptable compromise. So who exactly do you need as your ally in the planning process, and what’s the best way to win their support?

Who are the planners?

Applications are allocated to a particular council planning professional, known as the case officer. That individual administers

your application, seeks feedback from various consultees and puts together a report with a recommendation to approve or refuse the submission.

Most decisions are taken by the planning officers themselves, though they are signed off by a senior person or the head of the department. Some schemes go to committee, where a group of local councillors makes a choice, albeit informed by the officer’s report. All applications get sent out to the parish or community council, and neighbours are informed too.

If the submission affects a listed building or if the property in question is in a conservation area, the local authority’s (LA) conservation officer might get involved. Their input could become a crucial part of the decisionmaking process. If the site has trees on it, the LA’s tree officer will also be consulted. If flooding could be an issue, the Environment Agency will be

called upon, and if there is any chance of major highway safety issues the highways authority will chip in, too.

So there can be quite a few people influencing your application, but generally it’s up to the case officer to decide whether any particular objection or issue raised is so significant as to sway their decision.

Understanding your case officer This person deals with large numbers of applications, and has the added pressure of hitting the eight-week deadline for most applications. What’s more, increasing numbers of planning officers work part time and may only be in the office two or three days per week.

Some of this time will be spent on site visits and some will be allocated to report writing – so don’t assume you’ll be able to get hold of them easily if you ring, or quickly if you email.

Also, don’t presume your case officer will be fully up to speed with your scheme until a good few weeks into the application period. Some individuals are chatty and helpful, others tight lipped and evasive.

They’re under no obligation to discuss your case with you, meet you on site or to keep you informed of every step in your application.

Above: After the initial design for the extension and remodel of their bungalow was rejected, Karen and Simon Lewis met with local planners to gain a better understanding of the restrictions that applied to their site, which is in an area of outstanding natural beauty.

They realised the alternative path they’d need to take in order to create their dream home, and opted to go down the demolish and rebuild route instead. This house, designed

by Oakwrights (www.oakwrights. co.uk), is the result

www.self-build.co.uk

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CLOSER LOOK: GETTING CONSULTEES ON SIDE

Obtaining support from planning specialists – particularly if they have any concerns about your application – is really no different to building rapport with the planning officer. Remember that individuals dealing with specific subjects are unlikely to be swayed by generalisations. Saying you “love trees” or that you “really don’t mind floods” isn’t going to work. A better approach would be to tap into their expert knowledge and ask if they can suggest any solutions to the problem.

can you forge a relationship with these potentially elusive creatures?

Before your submission

Above: This scheme by Giles Pike Architects (www.gilespike. com) involved significant changes to the property’s exterior, so the designers knew it might be tricky to get it past planning.

Securing support from senior officials meant this renovation got the green light

Essentially, the better your affinity with your allocated officer, the more likely it is that at least some of the above will happen. However, it is important to stress that having this person as your new best friend might be desirable and helpful – but it’s equally helpful to have communicated that you’re committed to good design and achieving a successful project for all the people concerned. This group encompasses you, your neighbours and the wider community.

Rapport, then, is more about establishing shared values rather than swapping anecdotes from your holidays. So, when and how

MIKE DADE

Mike Dade is a land and planning specialist, and Build It’s plot guru. He’s one half of Speer Dade Planning Consultants and the author of several must-read books on plots and planning.

Taking pre-application advice is very much encouraged these days, and it’s a great opportunity to get to know the planning officer. Some councils offer meetings, others don’t. Bear in mind the person you see at pre-app stage might not be the one who deals with your planning application, although continuity on this front is more common than a lack of it.

If the council does not offer faceto-face meetings and you only get a written response to your pre-app ideas, then take the opportunity to telephone the planning officer to seek clarification of the advice they’ve provided. If it’s negative, discuss ways to overcome the objections. Ask if you can send in amended plans for further comment before you make your formal application. Working constructively with a planning officer to resolve differences and find mutually acceptable design solutions is an invaluable step towards a successful planning process.

During your application The best way to get the planners on side is to make sure you have a well thought-out design and layout that’s well presented and clearly backed up by the right reports. Once you’ve sent in your submission and it’s been registered, don’t start bothering the planning officer immediately. Leave things well alone for at least three weeks and keep an eye on the council’s website for any responses to your application from consultees.

If there are points raised that you feel need addressing, that’s a good excuse to contact your case officer to see what they make of the comments.

If there’s no feedback that needs to be attended to, telephone anyway to introduce yourself and ask if the officer has all the information they need, and to see if they’d like to

set up a site visit. These plot viewings are often done without arrangement, so don’t be surprised or offended if the officer declines to meet you. This isn’t unusual and it’s not a personal slight, so it’s key not to set your sights too high in terms of the likely level of engagement you’re going to achieve.

Don’t get agitated if the officer does not agree with your ideas – and don’t remind the officer that you pay their wages. Consider bringing in a planning consultant to help you if relations break down or get sticky.

Planning politics There are no hard and fast rules when it comes to this aspect of a building project. Local councillors can be your allies if things aren’t going well with the planning officer. Some are willing to give an uncommunicative official a prod, others won’t. When a member of the planning office is opposed to your scheme, on occasion councillors will decide to step in and call an application to committee. The procedure for when and how this can be done varies from council to council.

On the other hand, when they’re wound up by objections to your scheme, councillors can be a nuisance – lobbying the planning officer, calling the application to committee and generally trying to obstruct your project. Whether you should engage with councillors in this type of situation is debateable. Your focus needs to be on ensuring the planning officer writes a suitably positive report on your submission, and you can usually address the councillors at planning committee anyway. Engaging with negative councillors risks escalating a dispute − but if you trust your powers of diplomacy, it might be worth a try.

Appealing to your local MP is rarely effective. They would probably simply contact the head of planning, who in turn refers the matter back down to the case officer anyway.

Conclusions Your focus for getting the planners on side must be about ensuring your design – and the presentation of it – is of the highest quality. That said, when their response to your scheme is somewhat marginal, then developing a rapport with the case officer can potentially boost your chances of getting approval.

Build It October 2017

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expert help

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Panel systems offer structural support and energy performance in one, but there are many products – and price points – to choose from. Tim Doherty explores the key benefits and the differences between them

INSULATING A NEW TIMBER FRAME HOME

L

ast month I focused on the energy performance of masonry building systems. This time, it’s the turn of timber frame – and there are some key design differences between the two.

Unless you are thinking about solid wall construction, the fundamental distinction between masonry and timber frame is the non-negotiable need to preserve a cavity between the inner timber structural panel and outer cladding skins, which must be kept free for ventilation purposes. With brick-and-block, the gap can be usefully insulated to boost a masonry structure’s performance while attempting to prevent the total wall thickness from becoming too great. That’s not the case with timber frame, where the structural panel does everything: taking load by supporting floors and roofs, providing rigidity to stop the structure from a lateral twist and containing the insulation required for acoustic and thermal performance.

The physical properties of a timber panel are important.

The selection and mix of the individual components should be treated much like a formula or recipe – some vanilla, others more exotic, with a staggering range of prices from a big supplier pool all competing for your business.

Panel design components An open-cell timber panel is made to a given height and usually to a standardised width, with special sizes to suit building dimensions, plus window and door openings. The panel is made from structural timber studs/rails, which form a perimeter frame and include intermediate vertical studs at no more than 600mm centres.

The hollow frame is formed into a panel by fixing a layer of rigid board, typically to the outside. This sheath locks the frame together and stops the rectangular or square shapes from becoming rhomboid. This rigid (racking) board is most commonly a sheet material like OSB (oriented strand board) but could equally be plywood, MDF, Fermacell (made from gypsum and paper), Panelvent (a wood-chip derivative, without using glue) or magnesium oxide board, among others. Where window openings are located, the panel will also include a timber lintel which will be supported by additional studs.

If the racking board is applied to the outside – as is most common in the UK – then this outer surface will usually be covered with a breather paper which will protect it from weather but allow the passage of moisture vapour.

Most panel manufacturers will apply this in the factory with nylon strips to show where vertical studs are located and with overlaps (temporarily folded back) that are included for sealing each panel to its neighbour.

Timber stud sizes are most commonly 38mm x 140mm sectional timber (treated softwood) which is one of two

main industry standard sizes and referred to as CLS (Canadian Lumber Stock) as its origins are from North America. The very fine wood of Northern Europe uses a different metric equivalent at 45mm x 145mm (TR24) or C24 stress graded timber, which may come out at 47mm x 147mm. For most timber frame users, the insulation options are all built on, into and around this panel chassis.

Above left: Knauf’s mineral wool insulation being installed between timber studs. If needed, a service void can be battened out

Industry examples Take a walk around any one of the exhibition halls at Build It Live and you’ll come across a vast range of panelised products, each designed to differentiate it from the competition and to help justify a variance in price.

Some add insulation in the factory, others take it one stage further and line the interior panel face with a vapourcontrol layer and possibly electrics and conduits. Some include a built-in service channel and others extoll the virtues of two separate stud walls with a clear insulated space between. In A diagram showing two layers of picking some examples for a bit more rigid Kingspan Thermawall insulation focus, the following three generic types separated by breathable membrane should cover most options. and OSB/plywood sheathing (www.

Model 1: The first route is the kingspaninsulation.co.uk) conventional core panel with an additional layer of sheathing insulation in the cavity. This provides an easy opportunity for a service zone internally by adding a counter batten after the vapour control layer to give you whatever thickness of void you want for mechanical and electrical installations.

Using PIR (polyisocyanurate) rigid foam insulation as an example, impressive U-values can be achieved as calculated and published by one of the leading manufacturers (see Kingspan image, above right). Using a 140mm timber stud (selected for frame Twin wall systems, like this one from rigidity) with 60mm PIR insulation Viking House (www.viking-house.co. between the studs and 60mm PIR as uk) see the insulation sandwiched between two joined panels. As this an insulation wrap around the outside, can help to limit thermal bridging, it is you can attain a U-value of 0.16 often specified for passive houses W/m2K. This could be improved to 0.15 with a rendered external block or reduced slightly to 0.17 with a lightweight cladding hung on the panel as opposed to brick. www.self-build.co.uk

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INTERFACES AT FLOOR & ROOF JUNCTIONS

There is no point in making serious purchasing decisions about a specific panel’s performance unless the same diligence is paid to the interface details of these panels to floors and roofs. Therefore, the airtightness of a building must be carefully tested at the end to ensure insulation in difficult-to-access voids is installed with care and that overlaps between VCLs are properly joined and taped. The SAP calculation software has the equivalent of robust details for these interfaces and extra scores are added if you can demonstrate compliance.

Above: This diagram from Knauf (www.knauf.co.uk) shows a mineral wool panel system, with Knauf Earthwool Frametherm insulation plus an internal layer of PIR laminate; data shows that this can achieve a U-value of 0.17 W/m2K

If you were to take the full 120mm insulation thickness and put it all as a wrap around the outside of the panel (with no insulation between the studs) the U-value could be improved to 0.14 for a build finished in rendered blockwork. This confirms the effect of thickening the external insulation wrap rather than using the space between the studs, which eliminates the effects of cold bridging from the timber studs themselves. This technique is much more significant when it comes to steel frame, since a steel stud is much more conductive than timber. However, the negative effect of doing this is an overall thickening of the external wall, which has the potential to reduce the amount of useable internal accommodation and potentially require an increase in foundation thickness.

This could be mitigated by using a more slender stud size, for example 89mm as opposed to 140mm, but the rigidity of your frame will then be reduced. So, like most design decisions, there’s a balance to be had. My preference when insulating the frame is to fill the thickness of the timber studs with insulation and add a thinner insulated wrap around the outside – typically of 25mm or so.

Model 2: Another consideration with the cavity wrap would also be the lack of permeability of PIR insulation as, in the design examples above, we are adding this to the outside of our panel’s breather paper. This is to some extent counterintuitive and could cause interstitial condensation between the paper and the insulation.

With that in mind, our second generic design option is the conventional core panel, but this time featuring an additional layer of insulation on the inside rather than out.

Using an industry manufacturer that specialises in mineral wool insulation (see Knauf image, above left) with a limited range of PIR laminated plasterboard options, we can get to equally impressive performance standards – although not quite as good as the PIR. Published data suggests a 140mm thickness of Knauf Earthwool Frametherm 32 between the studs plus 40mm of PIR internally with

TIM DOHERTY

Tim Doherty was the founding MD of the National Self Build & Renovation Centre and a founding member of NaCSBA. He now runs Dobanti Property Consultants (www.dobanti.com), a specialist surveying & building consultancy providing support to both the residential and commercial sectors.

qualifying plasterboard and vapour control layers (VCL) will achieve a U-value of 0.17 W/m2K when clad externally with brick. However, this does not provide a service zone, so if needed, one would have to be created internally with counterbattening on the warm side of the VCL. A recent quote from one of the national merchants for a genuine large order supply puts the current cost of 100mm mineral wool cavity batts at just over £13/m2, versus 100mm top of the range PIR at £25/m2. There is no logic to insulation pricing, unfortunately, as the manufacturers won’t supply direct and the national merchants get (and offer) competitive volume rates on certain brands and punitively high rates on products that they don’t normally stock. So you’ll have to work the system and get multiple quotes from different suppliers to work out the best combination of deals in your area.

Model 3: A third option is a twin wall system, which effectively uses two thinner core panels, mechanically joined but with limited thermal bridging (see Viking image, previous page). If you’re interested in passive standards then to my mind this is probably the route to go. These systems can have racking on both the inner and outer faces, providing good structural rigidity, and the space between the twin panels is completely insulated save for the minimum requisite ties to join the two panels together.

U-values can get as low as 0.12 W/m2K, but for the ultimate enthusiast this can probably be improved upon.

PERMEABILITY & THE CAVITY

Although there is much posturing from technical teams about the merits of their systems, one simple principle with timber frame is good to hang on to; and that is the principle of increasing permeability through the panel components. Effectively we are trying to design our panels so that they are airtight and then to control internal moisture within the building from a mechanical ventilation point of view. So we start on the inside of the panel face with the lowest level of vapour permeability, which is usually our polythene vapour control layer (VCL). Then we have our chosen insulation followed by our external sheathing layer and our breather paper wrap.

With this principle, if internal moisture does penetrate the VCL then it will find it easier and easier to get through the subsequent layers until it migrates out into our vented cavity where is gets naturally dissipated away. What we don’t want is vapour getting stuck in our panels which then condenses; QED interstitial condensation.

Solid timber panels One final thought is the conductivity of wood and the principles therefore of cross bridging with timber studs in panels. Timber has a conduction of heat (0.13-0.15 W/mK) which is about five or six times that of the best insulations (0.02-0.03 W/mK). But by comparison wood is about five times less conductive than a clay brick or a dense concrete block. Notwithstanding this, there is much interest in the use of cross-laminated timber panels in construction, which are essentially solid timber panels.

These are usually selected for their remarkable strength.

But from a thermal performance point of view they do need an insulation wrap, using any one of the industry options, on either the inside or out (but more likely the out).

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expert help

Period properties are built in a very different way to their modern equivalents, so they need to be treated accordingly.

Alan Tierney reveals what can go wrong if the fabric of an old house isn’t properly understoood

Avoiding renovation pitfalls I

Top: On historic buildings, the use of impermeable cement render can damage underlying brickwork and lead to damp problems

f your house was built before about 1919, it is likely to be of what is known as traditional construction. That means it has solid walls, made using generally soft, flexible and permeable materials – typically earth, lime or clay mortars and plasters that bind soft bricks, stone or timber. These kinds of buildings don’t incorporate vapour barriers or damp-proof membranes as modern buildings do but manage damp and moisture in a different way, through absorption and evaporation.

This is known as breathability.

It is essential that any work you undertake as part of a heritage renovation maintains the breathable performance of the building’s fabric.

Most modern materials do not do this because they are designed to restrict moisture movement rather than offer breathability. Incorporating products such as cement, gypsum plaster, vinyl paints, impermeable membranes or vapour-closed insulation risks

causing very serious long-term damp problems in period homes, leading to decay and mould growth.

Many of today’s standard materials, particularly those containing cement, are rigid in nature. Products of this type will invariably be incompatible with the highly flexible underlying fabric of a heritage building. This is likely to lead to cracking, water penetration and structural failure.

Why you need to take independent advice Before embarking on your project, it is essential that you understand for yourself how the building works and make sure that you are advised by professionals with a detailed knowledge of older properties.

Unfortunately, many contractors, specifiers and building surveyors don’t understand the particular characteristics and requirements of traditional houses. They may therefore recommend unnecessary, inappropriate and often damaging work, techniques or materials for renovation projects.

As well as poor specification for alterations and new works, the diagnosis of existing problems can be misguided. This often leads to incorrect recommendations for

The need to find routes for cables, pipes and ducts, such as under the floorboards, can conflict with protecting a house’s fabric

Build It October 2017

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expert help remedial work that doesn’t address the root cause of the problem, may be unnecessarily costly and sometimes actually causes damage. This is particularly common when dealing with problems relating to damp and past use of incompatible materials.

As a general rule it is not a good idea to take advice on remedial work from anybody who has a financial interest in the intervention that is recommended. It can be tempting to save money on professional fees by opting for a free survey from a specialist company that will then carry out the work, for example. In reality, this approach carries a lot of risk and will very often be more expensive than solutions identified through good quality independent advice.

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Left: This kitchen renovation has been decorated using paint from Lakeland, which makes formulations that allow an old house to breathe (lakelandpaints. co.uk). Below: A building that has stood the test of time is almost certainly safe, however uneven it looks to the modern eye

The structure of old buildings can be complex and they can confound expectations. In some cases you might be confronted with quite extreme deflections and irregularities that look alarming to the modern eye.

Usually this is the result of early structural movement that occurred shortly after the house was built.

Because they were constructed with flexible materials on shallow foundations, frequently incorporating green timber, differential movement and settlement were very common.

It is most likely that the building will have settled into an equilibrium shortly after construction, maybe hundreds of years ago, and is therefore perfectly sound as it stands.

Any attempt to correct or stabilise that historic movement would be unnecessary and likely to set up new stresses within the structure, with potentially serious consequences.

In the past, houses were not built according to standards, codes or regulations so are unlikely to comply with modern expectations. It is not unusual for elements of the fabric to defy today’s structural engineering principles. There can be a temptation to attempt to ‘fix’ these anomalies.

Unless you’re making other structural alterations that change load paths or increasing load bearing, it is almost always safe to assume that any building that has stood as it is for 100 years or more is perfectly safe, however strange it might look.

ANTONY CHAMMOND/FOTER

Understanding the fabric of your home

www.self-build.co.uk

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expert help TOP TIPS COMMON MISTAKES TO AVOID ● Use of inappropriate materials, especially cement, in old buildings.

Proceeding with a scheme too quickly before fully understanding the history, character, structure and performance of the building.

●

Relying on advice from those with a vested interest in a product or service.

●

Treating the symptoms of defects, such as damp, rather than the causes – and therefore specifying inappropriate remedies.

●

Cutting out important functional or building performance work when budgets become tight in order to spend more on finishes.

●

Diminishing the building’s character and value by over-modernisation or unnecessarily eliminating minor visual defects.

●

Poor coordination between individuals and trades on site.

Before making any intervention in the structure of an old building, it’s important to properly understand how it works to avoid potentially serious mistakes. For example, some elements of a historic timber frame

but this could have catastrophic consequences – possibly even the total collapse of the building.

In addition, it can be difficult to know whether internal walls are load bearing. Even lightweight stud

can be safely removed, while others are fundamental to structural integrity.

Tie beams, triangulating the main roof trusses, are sometimes inconveniently placed, restricting circulation in upper floors. There may be a temptation to cut them to create new doorways,

partitions in Georgian or Victorian buildings can be key structural components and should therefore be treated with care.

Past alterations can have a significant effect on the way the structure of a building performs. If elements have been removed in the past, load paths might have altered.

This can make it difficult to assess whether what remains is load bearing or if it’s safe to change or remove.

ALISTAIR NICHOLLS

Below: Ancient beams may not always be in the most convenient places – but since they are load bearing, cutting them could be a disastrous error

●

the most visible parts of the scheme to achieve the finished look while cutting out those that will be hidden.

But those concealed elements tend to be critical to the long-term health of the building and its occupants.

It would be a big mistake to skimp on work to roofs, gutters, services, insulation, improving breathability, ventilation etc. It is very difficult to go back and remedy these at a later date.

So it’s always best to complete the most disruptive tasks and those that relate to building performance during the core project. Finishing touches such as light fittings, ironmongery and bells and whistles in the kitchen and bathroom can easily be retrofitted when you have more funds available.

Doing too much On the other hand, there is a frequent tendency to attempt to tidy up much of the irregularity, unevenness and wear and tear that is inherent in old buildings. It’s important to remember these are the very features that give old houses their special character, interest and value. If a renovation results in a modern-looking house, much of that will have been lost.

When taking on this kind of project, you’ll need to make hundreds of small decisions on details to be retained or altered. The best approach is to default to retention unless there is an overriding reason for change. It’s worth noting that damaged fabric or visible repairs that look scruffy when the house is a building site tend to blend in and add interest once all the surrounding finishes are in place.

Coordinating trades

ALAN TIERNEY

Alan Tierney is a period property consultant and conservation specialist. He runs Picketts Historic Building Conservation (www.pickettsconservation.co. uk), which offers hands-on advice to owners of heritage homes.

Doing too little Budget constraints can mean difficult decisions have to be made, reducing the scope of the project to save on costs. It’s easy to focus on completing

A renovation will involve many different individuals, each focused on their individual trades and delivering specific objectives, often with little overview of the full project. Unless both design and schedule are well coordinated, serious hold ups and conflicts can result. The careful work of one trade can be undone by the next and the final outcome of the project compromised, while the need to find routes for cables, pipes and ducts can conflict with protecting the structure and fabric. Patience and flexibility are needed together with an overriding principle that the requirements of the building outweigh those of the individuals concerned.

Build It October 2017

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What does an insurance claim look like?

Until you are staring a serious loss in the face, it’s not always that easy to visualise the risks.

According to Protek, storm damage alone is responsible for a good proportion of large insurance claims. The cost of clearing and repairing or rebuilding the damaged works is always much greater than you might first envisage.

It’s not just the damage itself you need to think about either, because there’s the resultant delay while rebuilding work is carried out which can have a serious knock on effect.

If you are managing the new build, extension, conversion or renovation of your new home – you need to think carefully about insurance and structural warranty. Protek’s Simon Middleton highlights some of the pitfalls that regularly crop up.

“My builder has told me they are fully insured” Builders are usually great at building, but they are not insurance experts. Most builders have Public Liability which covers them for their negligence only. It alone will not adequately cover you. Unless you are in the fortunate position of having your new build house built for you on a turnkey basis, by a fully insured contractor (under contract) from start to finish, then you will definitely need to think about insurance and a warranty.

Insure for the cost of Professional Reinstatement There is no point insuring for just your build cost as you risk the chance of being underinsured and a few pounds saved now will cost you dearly later. If you have a fire 2 days before you move in will you have another year available to spend that time managing the rebuild of it?

If you insure for professional reinstatement (which could be around another 30% over our build cost) then this will enable the insurer to get the job rectified quickly using professional contractors.

Existing Structures Extensions, conversion and renovation projects all involve an existing structure. If it’s your home, then you need to be aware that home insurance will probably exclude a loss as a result of any extension or renovation works. In the event of a serious loss – you will need to factor in the rebuilding cost of the structure you are working on and this should be built into the insurance cover.

Party Wall Act Liability If you are proposing to carry out work within three or six meters of a party or boundary wall you will invariably have to consider your party wall liability under the Party Wall Act 1996 or Common Law in Scotland. Essentially your neighbour has a right to be compensated for any loss or damage caused by your works. That could mean rebuilding their house if you cause catastrophic damage.

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expert help

117

Dealing with defective works

Not every self-build will be problem-free when it comes to the standard of workmanship.

This month, Mike Hardwick runs through what to do when things fall short of requirements

N

o job will be perfectly smooth from start to finish, but the vast majority of projects are completed using competent builders and trades, throwing up nothing more than minor inconveniences along the way. For some, however, there may be some serious challenges, notably the unreliable or substandard contractor who produces an unsatisfactory job that falls short of your expectations.

This month, I’m looking at what to do if you are faced with defective works, including what your rights are, and how you can seek resolution.

Your rights When you contract with another party for goods and services, you have the right to expect the work to be done with reasonable care and skill. This is enshrined in law under the Consumer Rights Act (CRA) of 2015. Any contract entered into after this date is covered by the CRA. Any work agreed before that date has the same protection but under Supply of Goods and Services Act of 1982.

The main difference between the two is that under the later CRA you can seek compensation for any inconvenience caused. It may seem a small point, but it’s an important one to know, as using the right terms shows that you know what you are entitled to. Sometimes, simply quoting the

right act can produce results because contractors will know you are well informed and mean business.

Prevention & remedial steps Half the battle on a project is for both parties to have an understanding as to what ‘good’ looks like. Some trades may default to a standard of work that’s rarely been challenged as inadequate, but then come up against a client who thinks differently. The homeowner reckons the trade is shoddy, while the tradesperson in question thinks the customer is overly fussy. Who is right?

To an extent, building control and your structural warranty provider will have a say on build quality, but they are more concerned with safety and robustness than aesthetics. This means that messy work could pass their scrutiny but leave you looking for a better quality of workmanship.

If that happens, follow these steps: 1 Talk. Speak to your tradesperson and explain what is wrong and why you think this is the case. Follow up the conversation with a letter or email so that there can be no confusion as to what the problem is.

2 Agree a date to complete the remedial work. Assuming your contractor agrees that the work requires rectification, set a reasonable

deadline to complete the task. If they say they are busy and can’t fit you in for a while, remind them that they are in breach of contract with you, so you should be the priority.

3 If nothing happens. If the problem is still not sorted, it’s time to get serious. Set a final deadline for the work to be completed. There is no legal definition of what a reasonable timescale is, so you’ll have to agree one between you. I’d say two weeks would be sensible for most jobs. Be clear that if they fail to do the work by then, you’ll get someone else in and claim the cost back from them.

It’s helpful to include quotes for the work you’ve obtained from others so they know what to expect. You should warn that legal action is the next step and put all of this into writing.

4 Look to alternative dispute resolution. One route you might consider at this stage, particularly if the tradesman disagrees that they are at fault, is the use of Alternative Dispute Resolution (ADR). This could be through a trade association such as the Federation of Master Builders,

Above: The JCT (Joint Contracts Tribunal) Minor Works contract states a defects rectification period, during which the contractor must return and attend to any faults

www.self-build.co.uk

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expert help

which runs an ADR service for its members. If the tradesperson is part of an association with an ADR scheme, this could be a good time to get in touch. If you use this route, you will need to support your side of the case, so it is essential to take photos, log dates and times, and keep notes of phone calls and conversations.

Retain copies of emails and letters from the minute you suspect something is going awry, too.

5 The last resort. If all else fails and the defective work remains unresolved, write to the tradesperson claiming your money back and get in touch with the small claims court. You can use this route if the value of the claim disputed is less than £10,000 in England and Wales, and £3,000 in Scotland and Northern Ireland. The process is straightforward so there’s no need to involve a solicitor in the small claims process. If the sums are greater than this, however, then you will probably need one to progress your claim through the courts with professional assistance.

If you remain in dispute If there is no agreement from the outset and you and the trade remain in dispute, you will have to go straight in with a strongly worded letter, and this will need to be drafted correctly.

Citizens Advice (www.citizinsadvice. org.uk) offers a selection of free templates you can base your own letters on. Areas covered include: Poor workmanship: Work should be carried out with reasonable care and skill to reflect the money charged.

If a trade has agreed to provide goods and services under a supply-and-fix arrangement, you have the right to ask them to fix any problems. If they supplied only a service (if you sourced the materials, for example), you are entitled to ask for a refund and to stop them doing any more work for you.

If an installation, say a kitchen or bathroom, has been done poorly you are entitled to get it fixed or ask for a refund. Examples would be if units had been fitted in the wrong position or the installation was unsafe. The responsibility for rectification lies with whoever arranged the installation, even if the work has been subcontracted to other parties.

Overcharging for work: When challenging a price, it is important to understand the difference between an estimate and a quotation.

An estimate is essentially a best guess. It is rarely what you end up paying because the true extent of the work will not be known until the job is complete. However, if the final figure is wildly out from what was originally discussed, you can dispute it because any price given must be reasonable, although exactly what this means is not defined in law. You should ask what caused the changes to the estimate, why they happened and whether they were within the trades’ control. It’s up to you to suggest what you think a fair price should be, but be prepared to negotiate until a compromise is reached.

With a quotation, the figure is usually based against a schedule of work and detailed drawings. So if something appears in the schedule or on the drawings then it is included in the agreed price. Additional costs are only allowed if the necessary changes are flagged up by the tradesperson and you agree to pay for them. These are typically the extra overs that appear on every job. Costs such as an increase in materials or currency fluctuations cannot be added once the quotation has been agreed, so you should only pay what was quoted unless you agree to the additional work or the trades can give a good reason for the increase.

If the work is not finished on time: You must give the builder or tradesperson a second chance to complete the work (unless you have already mutually agreed a finish date).

Make the new deadline clear and put it in writing. If remediation is still not forthcoming, you should only pay for any salvageable work that has been done. If you’ve paid a substantial deposit or money up front (invariably a big mistake) you can suggest what you think is a reasonable figure for the work already done and ask for a refund of the balance.

If the work is not what was agreed: Verbal and written contracts have the same weight in law – but verbal agreements are significantly harder to prove. With that in mind, it’s best to put everything in writing (an exchange of emails will do).

If the work has been completed incorrectly, then the contractor who did it is responsible for covering all the costs of rework, including materials.

Write to the trade concerned stating “under the terms of our contract you have breached your contract with me by not doing the work as we agreed.

I want you to do the work again, this time exactly as we agreed.” If the contract was entered into after 1 October 2015 (ie it falls under the Consumer Rights Act) you can also ask for money off for inconvenience caused as a goodwill gesture.

Dangerous or unsafe work: Mercifully, it is rare to encounter this scenario – but if you suspect that a trader is doing work that is patently unsafe or dangerous, you need to report it. Trading Standards should be alerted, but you can’t approach them directly, so use Citizens Advice as a conduit via its telephone helpline (0345 404 0506).

Above: If work has been subcontracted to others – fitting a kitchen or bathroom, for example – the responsibility for rectification lies with whoever arranged the installation

MIKE HARDWICK

Mike Hardwick is a self build consultant and project management specialist. He is consumer representative for NaCSBA, and delivers a three-day self-build course at Swindon’s NSBRC (www.nsbrc.co.uk).

Build It October 2017

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What can go wrong?

CLOSER LOOK

RENDER

Andy Butchers shares his insider advice on the pitfalls you need to know about to ensure you get this part of your project right

R

ender is a popular choice for new homes, extensions and renovations, as it can offer a strong, smooth and visually appealing external wall finish.

More importantly, when it comes to meeting Building Regulations, render typically provides an extra layer of protection against water ingress and can improve a house’s fire rating.

The basics Traditional renders were formed using lime or clay and designed to absorb water (from rainfall, for example) and release it again over time to protect the main structural fabric of the building. They can still be a good fit for heritage projects; but aren’t typically used on new homes.

Cement-based renders became the go-to option in the 20th century, usually consisting of one part water, one part cement and four parts sand.

All of these materials are easy to get hold of; so cement render offered a low-cost option for achieving a smooth, aesthetically pleasing finish.

The mix itself was also simple to apply, usually hand-trowelled in thin layers to create a strong, hard result.

One of the downsides of these traditional products was that it could take up to 28 days for the render to dry before it could be painted. What’s more, cheap, older cement-based versions often proved to be inflexible and were therefore prone to cracking.

Updated techniques Modern methods of construction mean that, today, advanced render products are readily available. These can offer vast improvements when it comes to the common problems associated with traditional solutions.

The most notable of these is that drying times have been dramatically reduced, with some ready-mix

cement renders needing only 24 hours before finishes can be applied.

The advantage of this is twofold: the works can be completed quicker; and there’s less risk of the weather affecting the job, as the time frame of exposure is greatly decreased.

Modern renders are also available in a wide range of integral colours, negating the need to paint over the top – which can save on labour time and costs.

You can also opt for products containing silicone, which provide excellent waterrepellent qualities whilst also improving flexibility (reducing the chances of cracking) and breathability.

You can even spray some renders directly onto base coats or proprietary boards, promoting a much quicker build process.

Metal beading can be used at corners, around doors and windows (stop beads) and when finishing the render above damp proof course (bellcast beading). This can help stop moisture bridging into the fabric of the building.

What to watch out for Although the latest renders offer a lot of improvements over traditional methods, issues can still arise if they’re not properly specified and applied.

Here’s what you need to know: ● Ensure the product you’re using is suitable for the property, location and environment. Traditional options still have their place; a period house may require a limebased finish that allows the fabric to breathe properly, for instance.

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● The render must be compatible

with the backing material (such as render boards), which in turn needs to be suitable for the substrate. ● Incorrect backing materials can act as sponges and become saturated with water. Over time, this will allow moisture to enter the cavity behind.

On a timber frame building, this could lead to rot taking hold. ● The render should be properly planned – incorporating movement joints, stop beads and castings – to deflect water away from the fabric and reduce moisture ingress. ● Ensure the system has some form of approval, such as a certificate from the British Board of Agrement.

This is often a necessity in order to secure a structural warranty. ● Always use an experienced or specialist contractor who fully

understands the product, the building and what you’re trying to achieve – and ensure they apply the render according to the supplier’s instructions. The majority of warranty claims are due to poor workmanship and design rather than the product.

Your manufacturer may run an approved contractor scheme.

MORE INFORMATION Andy Butchers is a building surveyor with over 25 years’ experience in the construction industry – and regularly shares his knowledge to help self-builders and renovators avoid and overcome issues on their projects. He is a director of Build-Zone Survey Services, which provides technical services for a number of warranty providers. Call 01732 744186 or visit www.bzss.co.uk to find out more.

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Ask the EXPERTS

Essential advice on your problems with building, budgeting, DIY & planning from the most experienced names in the self-build industry PLANNING

PLANNING Mike Dade is a land and planning specialist. He is a contributing editor of Build It, a plot hunting expert and author of books on planning and plot issues.

He is one half of Speer Dade consultants (www.speerdade.co.uk).

FINANCE Rachel Pyne is director of financial services at BuildStore (www.buildstore.co.uk). She has worked in self-build finance for over 10 years and deals with a diverse portfolio of lenders across the whole market as well as on exclusive self-build and renovation mortgage products.

SUSTAINABILITY Nigel Griffiths is director of the Sustainable Traditional Buildings Alliance (www.stbauk. org) and a consultant working mainly on energy efficiency policy and evaluation. He is the author of the Haynes Eco House Manual.

CONSERVATION Alan Tierney is a historic building consultant and conservation specialist.

He runs Picketts Historic Building Conservation (www.pickettsconservation. co.uk), which offers hands-on advice to period property owners.

How likely am I to get planning permission for my project?

I have a plot of land that is only just outside the settlement boundary. There is a barn conversion opposite and another about 300m down the road. I have researched the land and discovered there was previously a row of cottages on the site that was demolished in 1958. I would like to rebuild these, in keeping with the surroundings, for use as a family home. What are my chances of obtaining planning consent?

Will the past existence of dwellings there help?

On the face of it, the fact your land is outside the settlement boundary rules out development. While there might once have been cottages there, this has little bearing on a clear cut policy conflict. However, there are a few potential avenues for you to explore. If your council cannot show that it has a five year supply of housing land then its planning policies, including development boundaries, are deemed out of date and edge of settlement locations are potential candidates for planning permission.

The other possibility is that if there was enough political support from parish and district councillors (and that’s feasible in the circumstances you describe) then an application taken to committee could succeed, despite probable planning officer resistance. Finally, watch out for when/if your Local Plan gets reviewed (and whether your village is preparing a Neighbourhood Plan). This could give you the ideal opportunity to lobby for the development boundary to be changed to include your land.

PROJECT MANAGEMENT Tim Doherty was the founding MD of the National Self Build & Renovation Centre and a founding member of NaCSBA. He runs Dobanti Property Consultants (www.dobanti. com), a specialist surveying & building consultancy for the residential and commercial sectors, including project management and custom build solutions.

SELF-BUILD Mike Hardwick is a self-build consultant, project management specialist and NaCSBA’s consumer representative. He has first hand experience of the processes involved and helps to deliver a three-day course at Swindon’s National Self Build and Renovation Centre (www.nsbrc.co.uk).

DESIGN Opinder Liddar is a director at Lapd Architects (www.lapdarchitects.co.uk).

The practice specialises in residential projects from extensions to new builds, making him the ideal person to answer all your home design questions.

www.self-build.co.uk

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SELF-BUILD

PLANNING

What should you do if your project has been carried out without Building Regulations inspections?

Are local authorities permitted to add conditions after planning consent has been granted?

We hired a builder to carry out a 3m x 5m single-storey extension to the rear of our house, which was completed in November 2016. He was contracted to oversee everything, including visits from building control. However, we never received our completion certificate and the tradesman seems to have disappeared. I don’t think any inspections were done, even though he said they were. Fortunately, I took photos throughout the build, which I’m hoping may help. How do we make the works legal?

Our council seems to be trying to alter the details of our planning permission six months after it was signed off.

Complying with the additional condition would cost us significant time and money and may even make the project unfeasible. Are they allowed to do this?

You won’t be the first or the last person to be in this situation and you’ll be glad to know it can be resolved. I recommend you get in touch with your local building control officer and ask for a certificate of regularisation. This is a means of verifying the works retrospectively. It’s a bonus that you have photos of the build in progress as this will help the inspecting officer determine what lies beneath the plasterboard and may minimise the need for invasive investigation. There will be a charge for this service but it is worth doing. These sorts of issues usually surface when you come to sell the house and can result in expensive legal bills, so getting everything sorted now will pay dividends later.

The short answer to this question is no. Once permission is granted, there is no mechanism to alter it. That said, it is not unusual for local authorities to seek to rectify mistakes on decision notices. Yet when applicants ask for errors that are harmful to their interests to be remedied, the response is often that this cannot be done other than via another application.

Planning permission can be withdrawn via a Revocation Order in exceptional circumstances but compensation may be payable to the applicant. In this case, challenge the council to state under what powers they are seeking to amend the permission and, if they claim some legal authority, I would suggest seeking advice from a planning consultant or specialist solicitor.

PROJECT MANAGEMENT

How do I arrange access to my site?

I need my council to grant access rights to my proposed self-build site. They own a pathway that I need to cross via a no-through road. I have yet to apply for planning permission. What’s the best way to secure this?

DOUGLAS GIBB

Access to sites and rights of way over narrow strips of land are usually subject to a fairly straightforward negotiation. Unless there is a highway issue, where pedestrian or vehicle traffic safety needs consideration, it’s mainly just a question of reaching an agreed value. If this particular access to your plot means the difference between being able to undertake your project or not then you should anticipate having to spend up to a third of your site’s value in order to secure it. You will need to engage the council’s asset team as well as the planners to resolve the issue.

SELF-BUILD

Can I reclaim VAT on a permitted development (PD) project?

I am about to construct a timber frame bungalow within PD rights. When the project is complete I plan for it to be my sole permanent residence. Is this permitted? And can VAT be retrieved in a similar manner to conventional self-builds?

Firstly, for a project to be viable under permitted development the proposed scheme must be ancillary to the primary dwelling.

Therefore, you wouldn’t be able to use it as an independant main abode. The key issue when it comes to reclaiming VAT is whether or not the terms of your planning permission prevent the separate disposal or use of the new building from any other pre-existing structure. VAT notice 431 is very clear in stating that the DIY

ANY QUESTIONS?

reclaim is only applicable to a building designed as a dwelling in its own right. This means it can be sold as a separate house with its own title, which excludes annexes or outbuildings.

To get a refund you must supply evidence that the works are lawful and provide a copy of the planning permission.

This normally applies to a full application or an outline consent and approval of reserved matters.

The fact that your project is being built under permitted development rights implies that it is a subservient part of another property. If this is the case, you won’t be able to reclaim the VAT on the materials used. I recommend you call the VAT helpline on 0300 200 3700 for their opinion.

Send all your self-build, renovation and conversion questions to buildit@castlemedia.co.uk or visit www.self-build.co.uk/question Please note all correspondence may be published in the magazine

Build It October 2017

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expert help 127

Self-build

Mortgage Type

Lender

Phone

LTV Land

LTV End Value

Interest Rate

1st Stage Payment

Bath BS

0345 223 4647

85%

80%

4.49%

DPP & Building Regs

Darlington BS

0345 223 4647

85%

80%

5.49%

DPP & Building Regs

Furness BS

0345 223 4647

80%

80%

4.99%

DPP & Building Regs

Mansfield BS

0345 223 4647

85%

85%

5.19%

DPP & Building Regs

Melton Mowbray BS

0345 223 4647

85%

75%

5.24%

DPP & Building Regs

Penrith BS

0345 223 4647

85%

75%

5.50%

DPP & Building Regs

Buckinghamshire BS

0345 223 4647

75%

75%

4.59%

Foundations

Chorley BS

0345 223 4647

85%

80%

4.74%

Foundations

Darlington BS

0345 223 4647

80%

80%

4.99%

Foundations

Dudley BS

0345 223 4647

50%

75%

5.49%

Foundations

Furness BS

0345 223 4647

80%

80%

3.99%

Foundations

Hanley Economic BS

0345 223 4647

85%

80%

4.24%

Foundations

Holmesdale BS

0345 223 4647

85%

80%

5.24%

Foundations

Ipswich BS

0345 223 4647

75%

75%

4.84%

Foundations

Loughborough BS

0345 223 4647

75%

75%

4.54%

Foundations

Mansfield BS

0345 223 4647

80%

80%

4.74%

Foundations

Newcastle BS

0345 223 4647

80%

80%

5.40%

Foundations

Nottingham BS

0345 223 4647

65%

75%

4.39%

Foundations

Penrith BS

0345 223 4647

85%

75%

5.50%

Foundations

Stafford Railway BS

0345 223 4647

85%

75%

4.25%

Foundations

Cumberland BS

01228 403141

75%

75%

Call

Flexible

Ecology BS

0845 674 5566

80%

80%

4.65%

Flexible

Halifax

0345 850 3705

75%

75%

5.64%

Foundations

Hinckley & Rugby BS

01455 894083

N/A

75%

5.64%

Footings

Newbury BS

Local branch

66%

75%

4.70%

Foundations

Progressive BS

Local branch

N/A

75%

4.25%

Wall plate

Scottish BS

0131 313 7700

80%

80%

5.99%

Foundations

Vernon BS

0161 429 6262

75%

80%

Call

Wall plate

Advanced Stage Payment Mortgages Created by BuildStore, these products pay out prior to the start of each phase of works – offering cashflow benefits for those requiring guaranteed capital.

Arrears Stage Payment Mortgages These products pay out in stages following completion of pre-agreed phases of the works, so are best suited to those with significant capital (eg savings or the cash from the sale of your current home).

With this type of mortgage, you fund each phase yourself.

The lender will then reimburse you to a percentage of the value of the project at that stage. The trigger points for these draw downs can vary, but a typical pattern might be: foundations; wall plate; wind & watertight; first fix; completion.

The exact value of each stage of works will be determined by the lender’s surveyor.

BuildStore exclusives (arrears and advanced) can lend on plots with only outline rather than detailed planning consent (which is not always the case with other products).

For advice on funding your self-build project, speak to the experts at BuildStore on 0345 099 2234 or visit www.buildstore.co.uk

BUILDSTORE EXCLUSIVES

mortgages

Looking for funding for your self-build project?

Each month we round up the best deals from leading lenders – and update you on what you need to know about securing the right finance

What to consider when applying for a self build mortgage

Rachel Pyne BuildStore

Applying for a mortgage is more complicated than ever, with new affordability rules to understand as well as a variety of changing criteria to keep up with.

With a self-build or renovation project this can become even more challenging, as there is so much more to consider when arranging your finance. For instance, where do you intend to live whilst your new house is being built and how will the cost of these arrangements

(ie mortgage or rent payments) affect the amount you are able borrow to construct the new property?

Most lenders now take these costs into account when assessing your project profile and what level of funding you can afford to service. This will be the case even if the costs are only short term – so it makes sense to find out early on exactly what your borrowing options are, as different lenders will apply different rules.

www.self-build.co.uk

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PLOT WATCH: Jerry Makin has spotted a house that’s ripe with potential for a home improvement project.

Mike Dade analyses what could be achieved by attaining planning consent, or by going down the permitted development route WHO Jerry Makin WHAT Jerry has found a detached property that could provide the scope to carry out the extension and remodel scheme he wants to tackle.

Mike Dade assesses what changes Jerry could make to the house, both under permitted development and by gaining formal planning consent.

WHERE Dorset

Mike Dade investigates

Room to manoeuvre

J

erry Makin has found a house for sale in what, for him, would be an ideal spot in a sought-after village. He’s looking for a home improvement project to get his teeth into and this detached property looks to have scope for extension and enhancement. As part of the scheme, Jerry hopes he can add value as well as produce the spacious accommodation he’d like. But before he buys, he’s keen to learn exactly what changes need formal permission and which don’t, plus just how much in the way of extension and alteration might be allowed.

The property

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The dwelling sits at the end of a cul-de-sac in an attractive, low-density housing area. Most of the units seem to date back to the ’50s and ’60s, with some more recent replacements and refurbishments of varying ages. There’s a mix of detached properties, chalets and bungalows − but mostly two-storey houses.

The one Jerry is interested in is set well back from the road on a large plot. It’s mostly in its original state, apart from a conservatory to the rear. The structure is wide rather than deep, and with a small flat-roofed garage to the side, the building almost fills the width of the plot.

It has a catslide roof to one side and hipped covering to the other. With mellow bricks and tiles, it’s an attractive design, if a little lop-sided. Inside, it has three bedrooms and an upstairs bathroom, plus a selection of fairly small rooms downstairs that rather disguise the overall amount of floor space.

It could do with a fourth master bedroom with ensuite, a much larger kitchen and

revamped living accommodation to add real wow factor. In short, it’s ready for a pretty comprehensive makeover.

Preliminary issues Jerry is focused on what the planning department will allow, but needs to view this element alongside design, likely costs and the additional value that would be generated.

That said, as a potential purchaser, having a broad idea of what might be achievable planning-wise is a good a place to start.

The first consideration is to establish the planning history of the house and whether it’s in any kind of specially designated zone, such as an area of outstanding natural beauty, a conservation area or green belt. Jerry knows the house isn’t listed and there are no protected buildings nearby. A check of the council’s website has revealed no planning history beyond consent for the construction of the conservatory in the mid-1980s. The Local Plan map for the village, also on the website, confirms the dwelling is within the settlement’s development boundary, but not subject to any special designations.

Planning basics Internal alterations to the house don’t need planning consent, whether you intend to remove walls, change rooms around or even relocate the staircase. However, such works may require approval under Building Regs.

Externally, there are significant permitted development (PD) rights Jerry could make use of, covering rear and side extensions, alterations to the roof, and provision of www.self-build.co.uk

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because rear additions are generally much less contentious as they’re hidden away from the street scene. It would be desirable, though, for any two-storey rear structure to be away from the neighbour on the catslide side of the house. Otherwise there would be very few constraints. A centrally-located, two-level rear extension would not be controversial, assuming it was designed sympathetically. Alternatively, a two-floor side and rear addition on the garage end of the dwelling could deliver the results Jerry wants.

Moving forward

garden outbuildings (for more on this visit www.self-build.co.uk/pd). Any change that goes beyond the scope of these rights would need formal consent.

Within built-up areas most councils have Local Plan policies that allow extensions – subject to various criteria such as preserving neighbours’ amenities, blending in with the existing building in terms of design and materials and not being disproportionate in scale. It would also be important for the addition to harmonise with the street scene and respect the size, height, massing and character of adjacent properties. Here, exactly those criteria apply, together with a requirement to remain 1m from the flank boundaries to prevent terracing. This is where detached houses are so close together they begin to look like a terraced row.

Extension opportunities Looking first at permitted development entitlements, Jerry won’t be able to build on the front of the house, bar an allowance for a small porch. Here, with an attractive one already in position, this avenue probably isn’t worth pursuing. PD rights allow single-storey side extensions, and in this case would enable an extension in place of the garage.

To the rear, if the conservatory was removed, there is scope to extend 3m back over two storeys, or 4m if over a single level. In addition, developments categorised as larger extensions enable a whopping 8m, singlestorey rear structure, subject to a notification procedure which lets neighbours protest if they wish. Where there are objections, the

council can then scrutinise the scheme to ensure it wouldn’t compromise nearby property owners’ amenities.

Alterations to the roof also fall under PD, but may not extend forward of the front roof plane and mustn’t create more than 50m3 of additional internal space. Here, this might enable a hip to gable roof extension on one side, or a large flank dormer-style addition, but I suspect that roof enlargements on both sides would go over the volume allowance.

Leaving permitted development aside, this property has considerable potential for an extension with the benefit of planning consent, as the house is largely in its original state and there’s quite a varied mix of sizes, designs and materials in the vicinity. That said, I have some reservations about additions that would create too much bulk across the full width of the plot. On the side of the house with the catslide, the gap to the neighbour’s home is quite narrow, no more than 3m, and a two-storey flank wall here, in place of the catslide, could be considered overbearing.

On the other, garage side, there’s more scope, as there’s greater separation and a dense hedge on the boundary. The trick will be to balance up the facade to give it an attractive appearance and greater presence, as befits the location and size of plot, without adding too much bulk.

To the rear there’s considerable potential, partly due to the generous PD rights, and also

Hou s e

Jerry needs to get some sketch plans together based on the opportunities and constraints identified. These can be roughly costed and shown to a few estate agents to check what level of value they’d add. While it’s obvious that there is potential to create the scale of accommodation Jerry is seeking, what’s less clear is how best to arrange it.

If Jerry intends to stick within permitted development tolerances, then he should obtain a certificate of lawfulness from the council to confirm it agrees the works would be PD. It would be far too risky to just assume the job would fall under these entitlements, given the amount of investment involved.

Considering that a planning application would involve similar amounts of cost and time, Jerry might be better off largely ignoring permitted development and just focusing on a design that works well both internally and externally, and which makes effective use of the space available.

Either way, when buying a house like this, there’s unlikely to be scope for making a bid subject to planning consent, so Jerry will have to form realistic assumptions about what he can do with the house when making an offer.

Overall, though, it looks an ideal property for the sort of project he envisages, and if done well, will no doubt add considerable value.

nt i a l e t o p wit h

YOUR TURN

Would you like Mike Dade to cast his expert eye over a plot or project you’re considering?

Email us on buildit@castlemedia.co.uk Mike can also be contacted through his consultancy at www.speerdade.co.uk

Build It October 2017

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THE CAMPAIGN FOR CUSTOM AND SELF BUILD IN THE UK

Want to build your own home?

Make sure you register with your local authority for self-build plots in your area

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at Find Out More

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expert help 133

Land SALE

FOR

It’s FREE to subscribe to PlotSearch – the UK’s premier land finding resource with over 8,000 genuine building opportunities, all with planning permission guaranteed.

The plots collated here are a hand-picked selection, but you can find plenty more in the online database. To find out more and to subscribe call 0345 223 4499 or visit the website at www.plotsearch.co.uk Location Berwickshire Price £80,000 Plot number 130506 Description

Location Dorset Price £40,000 Plot number 135783 Description

This plot comes with detailed planning permission to create a detached family dwelling.

The site benefits from a spectacular rural position, enjoying views to the south, east and north. The proposed plans are for a contemporary timber frame home, with three double bedrooms and open-plan living accommodation on the ground floor. The town of Duns is a short drive away for convenient access to a range of facilities.

Detailed planning consent has been granted to demolish the building that currently occupies this site and replace it with a two-storey, four-bedroom detached property. The plot is situated in Upwey, a village that’s located in a Dorset down land valley.

The towns of Weymouth and Dorchester are three and four miles away, respectively. The nearby train station offers services to London and Bristol.

Agent Alan Houston

Location Lincolnshire Price £99,950 Plot number 136528 Description

Location Denbighshire Price £165,000 Plot number 136794 Description

This plot comes with detailed planning permission for the construction of a fourbedroom detached home.

The proposed design of the new house includes an attached garage. The site is situated in an attractive rural area, close to the Trader waterway and the village of Sibsey. The town of Boston is four miles away for access to a wider range of facilities. The city of Lincoln is approximately one hour’s drive away.

One plot with outline planning consent for the development of a single detached property. The site, which benefits from far-reaching views, is close to the centre of the village of Rhuallt. It is a short distance from the A55 expressway, which provides a convenient route for people commuting to Chester and coastal towns in North Wales. The city of St Asaph is three miles away, and is home to a selection of shops and schools.

Agent Sharman Burgess

Location Nottinghamshire Price £500,000 Plot number 137010 Description

Location Hertfordshire Price £675,000 Plot number 137277 Description

This site comes with outline planning permission to build a detached house.

The plot is located in the south-Nottingham suburb of Edwalton. It’s within easy reach of a broad range of local amenities, including shops and schools. The site benefits from convenient road links to the city centre, the M1 motorway and the A46. East Midlands Airport and City Hospital are only a short distance away from the plot.

Situated in the soughtafter village of Kings Langley, this plot comes with outline planning permission to build a five-bedroom detached property. The settlement is home to a selection of facilities, including shops and restaurants. There is also a mainline railway station offering regular services into central London, a journey which takes 25 minutes. The larger towns of Watford and Hemel Hempstead are roughly five miles away.

Agent Andrew Granger

Agent Symonds & Sampson

Agent Peter Large

Agent Regent Estates

www.self-build.co.uk

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As well as offering an incredibly low U-values, the SF75 doors also achieve an industry leading combination of independent weather test results, meaning they are as good at stopping the wind and rain getting in as they

rooms that offer protection from a blustery damp British summer day!

The key advantage to the SF20 is that because the bottom track is just 11mm deep it can easily be incorporated into an existing room without the need for building works or structural reinforcements, ideal for adapting usage after a self-build is completed.

Tel: 01603 408804 Web: www.idsystems.co.uk

BEST SELF BUILD LENDER

Furness Mortgages

in association with

The Furness has been providing mortgages for over 150 years and more recently has specialised in the self build sector with more than 7 years’ experience, lending to over 400 Self-Builders, Furness has developed a deep understanding of the self-build market.

Furness offers mortgages on both advanced stage payment and arrears stage payment basis to fund new-build, conversion and renovation projects and lends on a wide range of modern methods of construction including SIPS, ICF, volumetric systems and modern steel/timber and oak frame.

Tel: 0800 220 568 Web: www.furnessbs.co.uk

are preventing heat loss out when closed.

With large panel of up to 1.2m wide and up to 3.5m high achievable the SF75 reduces the number of panels (and therefore intermediate frames) required in an opening, whilst the unique choice of two track options make it perfect for any location without compromising performance.

Tel: 01603 408804 Web: www.idsystems.co.uk

BEST ROOFING SYSTEM OR PRODUCT

Innovative lightweight Leka GRP roof solution

The Leka roof system utilises glass reinforced plastic (GRP) as an innovative alternative to traditional roof structures, making it perfect for orangeries, extensions and conservatory roof replacements.

The lightweight nature of GRP dramatically alters the structural requirements of the aspects of the build below the roof, allowing for innovative glazing solutions to be designed.

For orangery roofs the GRP is interwoven with carbon fibre to provide additional strength enabling openings of up to six metres – ideal for a set of bifold or sliding doors.

Tel: 01603 408804 Web: www.idsystems.co.uk

Build For more It May great 2017products visit self-build.co.uk/specify

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Build It Awards BEST CLADDING SYSTEM OR PRODUCT

Russwood’s Scottish Larch (Scotlarch®) is locally sourced timber which provides a durable, natural and cost-effective cladding solution Russwood only supply cladding using selected heartwood of Scotlarch®, with boards encompassing a warm mix of colours; from pale orange/brown through to reddish brown shades. In ideal conditions, this species weathers to a muted shade of silver/grey which is desirable in many cladding projects.

Tel: 01540 673 648 Web: www.russwood.co.uk

BEST PLUMBING PRODUCT

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BEST OFFSITE MANUFACTURED HOME & SIPS HOME

BOPAS accredited SIP Structures SIP Build UK are the UK’s leading Kingspan Tek delivery partner.

We design, supply and install SIP structures and SIP cladding for the self-build, education, commercial and housebuilding markets.

Currently we are the only BOPAS accredited contractor (Build offsite property assurance scheme) approved by the Council of Mortgage Lenders.

We deliver high quality, value engineered SIP solutions that most simply do not have the expertise to deliver!

Tel: 01977 520902 Web: www.sipbuilduk.co.uk

BEST SUSTAINABLE TECHNOLOGY OR PRODUCT

Keep your kitchen or bathroom looking new…don’t overlook the water!

Say goodbye to visible limescale build-up on shower screens, granite worktops, sinks and taps. Save home costs from the invisible long-term damage to heating systems & boilers, and to kitchen appliances such as washing machines and dishwashers.

Hard water effects 13 million households in the UK! Don’t overlook the water, it’s an integral part of any kitchen and bathroom. Kinetico water softener can protect your home and your wallet, book a FREE Kinetico home survey today.

Tel: 0800 056 86 86 Web: www.kinetico.co.uk

BEST SUSTAINABLE TECHNOLOGY OR PRODUCT

Energy Efficient Loft Storage with Loft Legs

Loft Legs raise the loft floor above glass fibre insulation, avoiding compression and maintaining thermal efficiencies.

Thermal studies have shown that compressing insulation can reduce its performance by over 50%.

A 175mm Loft Leg fixed on top of a 100mm truss or ceiling joist provides a cost effective, easy-fit solution, allowing homeowners to have the recommended 270mm of insulation and use the loft for storage.

Manufactured in the UK from recycled materials Loft Legs are ultra-strong, easy to install, light weight and cost effective.

Tel: 01282 861001 Web: www.loftleg.com

BEST JOINERY PRODUCT

Rise to the top with Kevala Stairs luxury staircases Having recently visited Kevala Stairs’ design studio to discuss plans for a new house, a client was so taken by the shape of a beautifully curved staircase that it became the inspiration and focus of the design for the rest of the house. Looking at Kevala Stairs portfolio of work, this client’s actions are perfectly understandable. These really are heavenly stairways.

Each project demonstrates the ingenuity, dedication and passion that Kevala Stair’s designers and craftsmen put into every staircase they deliver.

Halcyan delivers softer water and protects homes against damaging limescale Lime-scale, in hard water areas, is the problem. Disgusting to look at, and hard to clean, it also creates huge losses in energy efficiency (3mm scale = 30% more energy), increases maintenance costs and shortens equipment life.

Halcyan Water Conditioners are the most cost effective and sustainable solution for the prevention and removal of lime-scale. A proven technology, they use a unique alloy core to achieve excellent results, with no use of any energy or chemicals, no ongoing costs or maintenance, and they’re guaranteed for 30 years.

Quick and simple to install, Halcyan work as powerfully in retrofit, as in new build systems. WRAS certified, and with a comprehensive range of sizes, Halcyan can accommodate the needs of any system.

Halcyan’s are installed in commercial, healthcare and hospitality systems worldwide, as well as numerous homes.

Fit Halcyan and enjoy scale-free systems and gentler, softer water.

Tel: 0345 5040 656 Web: www.halcyanwater.com

BEST PLUMBING PRODUCT

Tel: 01494 478844 Web: www.kevalastairs.com

BEST HOME TECHNOLOGY PRODUCT

Revolutionary Pneumatic Elevators bring you style and freedom Pneumatic Elevator is breath-taking. It is the simple transparency of the material and the tubular shape that makes them so fascinating and irresistible. This free-standing lift works using simple physics with the air pressure difference above and beneath the cabin transporting clients to where they want to go. These lifts are increasingly incorporated into many interiors.

Whether used as a luxury addition, future proofing of the home or to help less able clients to access various floors in their home.

Tel: 01494 478840 Web: www.newmaticelevators.com

BEST TIMBER FRAME HOME

Ultra compact nano 6.7 – the basin waste and trap – in one!

Need an experienced team for your timber frame self-build journey?

An intuitive product that combines space gain, quick assembly and cleaning from the top in order to exceed the expectations of the installer and end user. The ultra compact Nano is three times smaller than a classic waste, only 67mm in height, freeing up valuable space under the basin. The integrated membrane trap ensures Nano offers a hygienic solution and is 100% guaranteed to prevent bad smells. Plus Nano is totally removable from above for easy cleaning with a glass lens for clear visibility.

Fleming Homes have over 30 years’ experience in the design and manufacture of bespoke timber frame kit houses. They have made over 1,500 beautiful, affordable homes for happy clients all over the UK and overseas. Self-building your own home is a lifechanging experience and Fleming Homes aim to help you get there as smoothly and enjoyably as possible with their flexible services, superb designs and products, and outstanding expertise and experience.

Tel: 0333 222 44 88 Web: www.wirquin.co.uk

Tel: 01361 883785 Web: www.fleminghomes.co.uk

For more great products visit self-build.co.uk/specify

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In Focus

BEST WINDOWS

Discover the beauty of timber

BEST SELF BUILD ARCHITECT OR DESIGNER & CUSTOM BUILD PROJECT & TIMBER FRAME HOME & SELF BUILD UNDER £250K

Totali Solutions are specialist manufacturers of bespoke timber products created using the highest quality materials.

Discover our exceptional range of windows, doors, orangeries, atriums, & flood doors - designed and built at our factory in the UK, hand finished for quality assurance.

Totali products are made to your specification from ethically sourced and sustainable timber, created to last you a lifetime.

Truly Bespoke Self Build Homes

Tel: 0333 323 9601 Web: www.totali.uk.com

Tel: 01767 676400 Web: www.potton.co.uk

BEST INNOVATION IN INSULATION

At Potton, we specialise in designing truly bespoke self build homes, assisting you with gaining planning permission and helping you complete your new home.

We have designed over 6,000 self build properties and have this wealth of experience to draw upon.

So whatever your aspiration and however vivid your imagination, we have a team of experts who can help you achieve your dream home, tailored to your needs and budget.

BEST INNOVATION IN INSULATION

Heat reflecting liner ideal for timber frame homes

Have a design you want to build?

You can benefit from a high performance home from Kingspan

BBA Certified, Eco-Brite® is 135 microns thick, a composite laminate of aluminium foil, a tough polyethylene film and metallised polyester film finished with a non-tarnish coating. It prevents 96% of radiating energy passing through structures, is a vapour barrier and helps make the building air-tight.

Every square metre will save 12.33kg of CO2/annum when fitted within a fibre insulated structure. For over 15 years it has been successfully installed in timber frame homes providing the most cost-efficient insulation method that meets current Building Regulations.

Kingspan Timber Solutions supports self builders who have used an external specialist to design their new home and obtain necessary planning. With us you’re not just buying a timber frame, you are buying access to experience and expertise from a leading self build service provider. Our timber frame and SIPs construction systems are factory engineered delivering unrivalled levels of thermal efficiency and extremely high levels of airtightness.

Tel: 01767 676400 Web: www.kingspantimbersolutions.co.uk

Tel: 01293 776974 Web: www.apollo-energy.com

BEST BUILDERS MERCHANTS FOR SELF BUILDERS & INNOVATION IN INSULATION Cost-saving, sustainable solutions for foundations, floor sub-bases and more . . .

BEST SELF BUILD UNDER £250K

The Byre-another beautifully affordable home by Lochdhu Cottages Our design incorporates a totally self-contained ground floor 2-bedroom home, PLUS 2 separate studios above, each accessed by outside steps and retractable loft ladder, each with independent wc/ shower room access.

By utilising optimum space and height, Lochdhu Cottages have succeeded in producing a very attractive home that not only satisfies the planners, but also provides great flexibility of use and where modern living requirements are at ease with traditional style. The Byre- It’s whatever you want it to be!

Tel: 01803 864231 Web: www.lochdhucottages.co.uk

A lightweight hardcore made from 100% recycled glass, GEOCELL® foam glass aggregate is extremely versatile due to its unique characteristics.

Foam glass aggregate is light weight, load bearing, draining and insulating.

GEOCELL® is a sustainable (and often costsaving) replacement for conventional building materials in foundations and for sub-bases for floor systems, as a lightweight back fill material and for the insulation of rooftops, plus many other domestic and commercial applications.

Tel: 01409 281644 Web: www.mikewye.co.uk

BEST HEATING PRODUCT & SUSTAINABLE TECHNOLOGY OR PRODUCT

BEST HOME TECHNOLOGY PRODUCT Featured on pages 67-68

Evolutionary Evo Heat Pump Earns A++ in Efficiency & Build It Awards Self-builders and renovators are now able to enjoy the benefits of ground source heat pumps with added 15% efficiency improvements, resulting in quicker payback, greater Renewable Heat Incentive returns, and even lower bills.

The brand-new ERP A++ rated ‘Evo’ series launched by the UKs leading ground source heat pump manufacturer, Kensa Heat Pumps, delivers heating and hot water efficiencies of SCOPs to 4.7 at 35°C along with significantly reduced noise outputs.

The brain of the new Evo is an intuitive

touch screen control panel which aids fast set-up and provides live status updates, and includes a number of unique features to reduce maintenance and pre-empt potential system changes.

Manufactured in Cornwall, the new Evo ground source heat pump series builds upon Kensa’s eighteen years of experience designing heat pumps specifically for British properties.

Tel: 0845 6804328 Web: www.kensaheatpumps.com

Loxone Tree: the revolutionary smart home technology Loxone introduced its Tree Technology as a cost-effective way for homeowners, especially those building new homes, to enjoy the advantages of a professional smart home system. Loxone Tree offers a more flexible way of wiring that can reduce cabling requirements by up to 80% when compared to a traditional home automation installation, reducing both installation time and cost for the homeowner.

With Loxone, you can enjoy an intelligent home that’s tailored to the way you live. From lighting and heating to security, multi-room audio and even electric car charging. Loxone

offers an affordable way to live a safer, more comfortable and eco-friendly lifestyle.

With over 50,000 Loxone Smart Homes worldwide and a network of over 10,000 installers, Loxone has revolutionised the smart home industry and is a market leader for professionally installed home automation.

Tel: 01183 130 140 Web: www.loxone.com

Build For more It May great 2017products visit self-build.co.uk/specify

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Build It Awards

137

BEST SELF BUILD ARCHITECT OR DESIGNER

Beautiful buildings that don’t cost the earth ARCO2 Architecture Ltd designed and built the shortlisted project namely ‘Reflection’ using our in house construction company ADD Sustainable Construction Ltd. As a RIBA Chartered Architects Practice we have a unique, innovative, human approach to design which is evident in this stunning house. This site was a former derelict garden and an abandoned green space which has been transformed into a truly unique home that blends beautifully into the landscape.

The extremely challenging client brief was to design a 4 bedroom house with every room benefiting from sea views without affecting or impeding the visual character of the site.

The concept was to discretely integrate the building into the landscape. This minimised the visual impact on entering the quaint seaside village of Portwrinkle. Reflection actually forms a visual ‘green’ extension of

the surrounding landscape. As a testament to this unique design, both ARCO2 & ADDSC have received unprecedented positive feedback from the general public, local residence, Parish Council and various awards bodies. It has been quite humbling to achieve such praise.

ARCO2 offers a complete design, build and management service through our in house construction company, enabling us to work with our clients from their initial enquiry right through to their completed build. ARCO2 are happy to solely undertake architectural services should a client have their own contractor in mind.

Sustainability is a core ethos of ARCO2’s business, which is why our two Company Directors became Passivhaus Designers showing their commitment to securing the planet for future generations.

Tel: 01208 72200 Web: www.arco2.co.uk

BEST TIMBER FRAME HOME & ECO HOME

For superior thermal performance Think Fabric First Scotframe manufacture Val-U-Therm PLUS, a unique family of advanced, closed panel, factory insulated, high thermal performance wall, roof and floor systems.

Val-U-Therm PLUS provides a winning solution along with extremely low U values and exceptional air tightness, making it ideally suited to all forms of self build projects. The thermal efficiency of timber frame is legendary, and Val-U-Therm PLUS ensures a comfortable and healthy living environment that also requires a lot less energy to heat. Val-U-Therm PLUS - Fabric First.

Tel: 01236 861200 Web: www.scotframe.co.uk

BEST WINDOWS

BEST RENOVATION/EXTENSION ARCHITECT OR DESIGNER

Create your perfect home with Hyve At Hyve Architects, we love to create carefully detailed, beautiful and original buildings which work perfectly for our clients. We design light-filled extensions, sensitive conversions of older buildings, inspirational work spaces, and unique, energy efficient, contemporary new homes. To us, even the smallest project can be exceptional, and your dream will be transformed into a finished reality with our help at every step of the way. Our award winning RIAS Chartered practice is based in Stonehaven, Aberdeenshire.

Tel: 01569 763579 Web: www.hyvearch.co.uk

BEST CLADDING PRODUCT & SUSTAINABLE PRODUCT

Accoya® - Durable, Stable and Sustainable Accoya® is a modified timber in which a process called acetylation, a cutting-edge patented technology, enables it to resist rot, defy the elements and stay strong for decades. Guaranteed for 50 years above ground and 25 years in ground or freshwater, its performance and properties are remarkable. From joinery for the home to bridges submerged in water, Accoya long life wood is a leading material that stands up to every application challenge – decking, wood cladding and more.

Tel: 0207 4214300 Web: www.accoya.com

Maintenance Free Flush Windows The Residence Collection is a premium, maintenance free systems company that’s credited with pioneering flush sash windows in the PVC-U sector. The three Residence Collection systems are Residence 7 (R7), Residence 9 (R9), and Residence2 (R2).

They’re unique, and they’re engineered to make high performance, long lasting windows and doors.

The Collection includes timber alternatives that bring authentic character to traditional homes, and timber/aluminium composite alternatives that add a cool, contemporary look to modern homes.

R9 is an established timber-alternative

flush sash system, its ideal for period or heritage properties, or those in conservation areas. R7 is our newest system, a uniquely flush system, inside and out, it is suited to contemporary homes and self-builds, modern new builds and city apartments.

With a network of dedicated fabricators and installers. Our collection offers timber alternatives that leaves trees standing.

Tel: 01452 300912 Web: www.residencecollection.co.uk

BEST CLADDING SYSTEM OR PRODUCT

CEDRAL – Timelessly beautiful facades With the visual appeal of natural timber, simplicity of installation and resistance to rot, CEDRAL offers an attractive, low maintenance alternative to traditional weatherboard cladding materials. CEDRAL is available in a choice of 2 applications, CEDRAL LAP and CEDRAL CLICK, and is supplied in a range of colours with complementary trims.

Tel: 01283 722588 Web: www.cedralsidings.com

For more great products visit self-build.co.uk/specify

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specify

Specify Shortlist the right products & services for your project

Stretched to perfection in Port Wrinkle

Featured on pages 31-36

Stretch Ceilings were delighted to be chosen to install approximately 134 square metres of White Satin stretch fabric in 6 panels within this luxury new build home in idyllic Port Wrinkle, Cornwall.

The flawless finish that the stretch product provides allows for an instant, high quality surface to be achieved. Supplied and fitted with a 12 year guarantee, stretch ceilings offer maintenance free solutions with endless possibilities.

Tel: 01276 681000 Web: www.stretchceilings.co.uk

TeleBeam…the new way of converting lofts Forget heavy steel beams and cranes.

TeleBeam is the exciting new way of converting lofts. It is the very first totally bespoke pre-fabricated system which deals with a wide range of loft conversion applications. TeleBeam has been primarily designed for the conversion of roof trusses in modern buildings. TeleBeam’s unique load sharing arrangement means that it is also ideal for converting lofts in modern timber framed buildings. The system is very adaptable and can be a really good solution in older style ‘cut’ roofs, often producing a

very shallow floor build up to maintain more headroom. The TeleBeams are incredibly simple and are manufactured in the UK from strong but lightweight telescopic aluminium beams which work alongside the trusses or rafters, providing both support for the new floor load and also the existing roof loads.

Tel: 01380 739000 Web: www.telebeam.co.uk

More new 18v lxt tools from Makita The DTD155 18v Brushless Impact Driver is both compact and enormously powerful. Weighing a comfortable 1.4kgs this model runs up to 3,000rpm and delivers an impressive 3,900 impacts per minute.

It has many useful features, including the new AssistMode facility.

The new DLX2211TJ 18v LXT 2-piece Brushless kit has also been introduced which includes the existing DTS141 Oil Pulse Driver and the DTD170 Impact Driver. This 2-piece kit comes with two 18v 5.0Ah batteries, and a fast charger, delivered in a convenient and durable MAKPAC case.

Tel: 01908 211678 Web: www.makitauk.com

New app-based product enables hands-free operation of front doors The problem of how to open a front door with both hands full has been solved by the introduction of Schueco BlueCon, a new product from Schueco UK. It is an access control module that uses Bluetooth wireless technology to enable a Smartphone to communicate directly with the door, causing it to open at the approach of an authorised user.

An app activates the door lock as soon as the user comes within 4 metres of the door.

Tel: 01908 282111 Web: www.schueco.co.uk

Classically beautiful natural stone and porcelain flooring This gorgeous kitchen is the hub of the home in a selfbuild property in the heart of the forest in Leicestershire.

Our Worn Grey Limestone was chosen for the floor, to keep in with the rural surroundings and create a farmhouse feel. Hand distressed edges and a textured, brushed surface give the limestone the appearance of a floor that has been laid for decades, adding character to the space. Call our knowledgeable staff for advice on flooring for your self-build.

Tel: 01509 234000 Web: www.floorsofstone.com

Source great products To find out about more great products for your project, why not sign up to our product of the month newsletter?

Every month we round up the best new products for the self build and renovation sector and email them direct to your inbox.

Beautiful buildings deserve creative lighting design, see how we can help?

BuildIt

magazine ■ online ■ live events

You’ve had the plans drawn up, the contractors in place and you’re looking forward to moving in to your new home or extension, but have you thought about lighting?

Although most builds are either designed via the architect or electrician based on the required amount of light, a professional design will factor in the following: Architectural Lighting, energy conservation, lighting control, light sourcing, 3D rendering and your personal taste.

Please register online at: www.self-build.co.uk

Tel: 01904 234676 Web: www.designbylight.co.uk

Design by Light have over 10 years’ worth of experience in lighting and have been involved in all types of projects from luxury houses to commercial spaces.

We have a flat fee across our company from our design and project management, to our installation and programming, so why not get in touch and see how we can enhance your home.

For more great products visit self-build.co.uk/specify

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ARCHITECTS

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GALLERY

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From entry level slab melamine toBall solidKitchens timber in-frame The company Terence – a painted name ranges. you can trust specialises in breakfast bar facilities. creating open plan designs where allManufactured the family can getInstalled together and this often involves a large island with Designed, and Throughout the UK The Ball family has been manufacturing kitchens for over 50 years starting in 1963 when Terence Ball was breakfast bar facilities.

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level slab melamine to solid timber in-frame painted The company in The Ball familyFrom hasentry been manufacturing kitchens for over 50 ranges. yearsyou starting inspecialises 1963 when Terence Ball was Terence aensure name can creating open planinvolved designsBall where the family can get– together and this oftenrun involves a trust large islandand with are completed to the satisfaction of are actively inallKitchens all projects to they smoothly just 15 years old.

SonsbarJonathan breakfast facilities. and Michael now play a major part in running the company and Designed, Manufactured and Installed Throughout the UK the customer. are actively involved in allhas projects to ensurekitchens they for run smoothly and inare completed the The Ball family been manufacturing over 50 years starting 1963 when Terenceto Ball wassatisfaction of Ball Kitchens and play installs high part quality Kitchensthe in company a vast array just 15 years old. SonsDesigns, JonathanManufactures and Michael now a major in running andof styles. the customer.Terence Each kitchen bespoke but without typical bespoke price tag From entry level slabis melamine to solid timber in-frame the painted ranges. The company specialises in and is manufactured to fit exactly the are actively involved in all projects to ensure they run smoothly and are completed to the satisfaction of

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HEATING & VENTILATION

INSULATION

Offering a wide range of HRV units and ducting immediately available from stock Choice of several different heat recovery ventilation units including high efficiency Passivhaus certified units from Brink Climate Systems

Central Vacuum Cleaners

Stockists of the the easy to install HB+ radial ducting system

Central Vacuum Comprehensive choice of vacuum units ranging from Cleaners compact units to twin motor commercial models.

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145

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November issue on sale 27th September READERS’ PROJECTS

Find out how Will and Donna Ryan overcame challenges on site to create their perfect family home via a near-total rebuild of a 1950s house

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FOUNDATIONS, HEATING OPTIONS, OPEN-PLAN LAYOUTS, ELECTRICS & MORE

EDITORIAL

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Tel: 01442 820580 Email: buildit@webscribe.co.uk Address: Build It, c/o Webscribe, Old Silk Mill, Tring, HP23 5EF Published by Castle Media Ltd Head office: Castle Media Ltd, Peasemore House, Newbury, Berkshire, RG20 7JH Tel: 020 3627 3240 Fax: 0872 331 5207 www.self-build.co.uk Distributed by Seymour

All the content in Build It is governed by copyright and may not be reproduced without the editor’s written permission. Every effort is made to feature only reputable companies and products, but readers should make their own enquiries. Information published in Build It is intended to provide general guidance only, and the publishers do not accept liability for any loss or damage arising from use of this information. Opinions made by contributors are not necessarily those of Build It. Although Build It welcomes contributed matter, including unsolicited text and photographs, it does not guarantee to return material.

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The Build It team

www.self-build.co.uk

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focus on:

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We catch up with Kareem Dayes, chair of the Rural Urban Synthesis Society (RUSS), about the group’s community-led self-build scheme in South London

The Church Grove scheme in Lewisham, South London is RUSS’s first project. It will consist of 33 sustainable new homes

What inspired the concept for RUSS’s innovative Church Grove group self-build scheme?

I grew up on Walter’s Way, Lewisham, in one of the properties that was developed as part of the Walter Segal group housing projects during the 1980s. After moving out of my parents’ home, I eventually reached the point when I needed to find my own accommodation. I quickly realised there wasn’t much happening in terms of collective projects, so I decided to start my own.

RUSS was formed in 2009 with the goal of creating communityled neighbourhoods and affordable dwellings in London. We found the site for our first scheme, in Lewisham, in 2012. That’s when we got serious about planning the details of the Church Grove project.

Did the Walter Segal enterprises have a big part to play in fuelling the Church Grove development?

We're very much influenced by these previous builds, although our scheme is different in lots of ways, too. It’s community-led, in that it’s arisen as a result of people demanding it and doing all the work to make it happen. So the ethos of individuals coming together to create their own homes is very similar. However, RUSS’s project varies in that it won’t be as hands-on as in the past due to issues around getting the land, warranties, construction speed and the fact that we’re building to Passivhaus standard.

What are your main aims for the venture?

It’s about creating new homes that are both sustainable and affordable. We want to provide a higher quality option for local people and make it financially possible for them to achieve it. The idea of building to Passivhaus standards is so that the running costs are less, especially in terms of the energy bills, because this will affect affordability in the long term.

It’s also about setting a precedent so we can show other groups what we’re doing, and trying to make this route to home ownership more mainstream – at the moment, the community-led housing sector is quite niche. The completion of Church Grove will be an important step. To keep this route to home ownership relevant in a political sense, we need to demonstrate that it can be carried out at scale. Taking the number of units into account – there are going to be 33 homes here in total – this is a bit bigger that what’s been done elsewhere, in terms of projects wholly owned and managed by the group. But we want to be building more, and maybe reach 100s of houses per project, as this provides a bigger pay back with regards to the number of homes for the amount of work required.

What are your hopes for the future of this kind of collective self-build in the UK? It’d be great to see it become more of a mainstream option, ultimately changing the landscape of the housing market by making better quality homes more affordable. Our project has had a lot of interest since we first set up RUSS, so the demand is there. We’ve got over 700 members without having spent any money on advertising.

I think part of the problem with the sector is that individuals don’t necessarily know this kind of thing is going on, so some work needs to be done for people to learn about these opportunities. For instance, councils are now measuring the demand for self-build via their online registers – I’m certain that if more people knew about these then there'd be more names on them. Spreading the word and providing information about how to get involved is all part of what we do.

What do you think needs to change in order to facilitate more projects like Church Grove?

I think more individuals need to get organised and demand what they want, using the legislation that’s already in place to support them. I think people could skip a lot of the hurdles if they started thinking collectively and pooling their resources to establish more opportunities. There might be possibilities in an old building, or even a site that looks terrible at first glance, if people can work together creatively to overcome the challenges.

Building as part of a group doesn’t tend to be part of people’s thought process when they consider buying a property – but I believe we need to start thinking of alternatives instead of just looking at what’s on the market or seeing if we qualify for social housing. Essentially, it’s a cultural shift that needs to happen.

What’s the aim of RUSS’s new training centre and how did the concept evolve?

Our goal is to create a small structure that will become a knowledge hub within Church Grove. In developing it, we’re going to train our residents and members of the local community in construction techniques, and maybe get them qualified in terms of health and safety on site. It’s going to be a bit like a dry run of the main build, so we’re keen to upskill people from the surrounding area. Once the centre has been completed, we’ll have a space to share all the knowledge we’ve gathered, lessons learned and mistakes made.

We want to help other people embarking on similar sorts of schemes to navigate the process more smoothly than we have.

For more information visit www.theruss.org

Build It October 2017

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