four_candles

Indeed my renovation experience says 'double the budget and time - and add a bit' to get into the right ball park. Reading on here overnight it seems doable to aim for around £1600-1800 /m2, therefore a 135m2 house comes in at £240k+site, so just about doable in my budget. My thought of an 'off the shelf design' is that it is proven, fewer decisions and changes needed, simpler QS and supply of materials.

By Kit Build I did more mean a standard design and timber frame supplied, but I am totally open to other ways of building. I know back in the day that EcoArch were building some real low cost PassivHaus buildings by stick building in standard timber lengths on site... My £350k is purely in house equity, and of course looking at built value. I have more if needed, but I would rather not! Things like cash outlay or a mortgage are not an issue, as I am nowhere near what I could borrow etc, this is a lifestyle choice to do away with any mortgage or loans etc. I was thinking that I would oversee build, use contractors as needed, and do as much as I can at weekends and evenings. I have built extensions, attic conversion, cellar conversion and full refurb of Victorian terrace house before. I also used to work for Natural Building Technologies, so have half an idea (albeit old) of envelope first, simplicity of design, passive solar and use of technology. I would not be looking for certification to AECB or PassivHaus.

I have found a local plot. Almost perfectly level, slight drainage fall from just about after the house footprint. Water and electric on site, no mains gas in village. Access directly off a road, with dropped kerb in place already. The plot in the past has been very old single story longhouse and some farm outbuildings. All footings removed, plot divided into 3. The three plots vary in size slightly, and I would prefer the largest, but budget will dictate. Plots all face due south, uninterrupted view of sky and single story buildings behind (farm and campsite). Currently outline permission for a 3+ bed house (one room downstairs as study or bedroom), but the design seems 'fussy' and has a few features I know will add complexity and therefore cost, including a few extra 'corners' and beams. Surrounding buildings are typical Scottish village - mainly rendered of 1.5 storey traditional design, school as neighbour at one end, modern 2.5 storey house at other end of plot. House area of around 135m2. No garage. Looking for a simple, low energy, healthy house of modest design. I do not need a grand design, I would strongly err towards a standard design or kit. I would like 4 beds if possible. I do not need en-suite, just one family bathroom and one downstairs loo & laundry space. I can do all the finishing such as painting and tiles, and I can install a kitchen and bathroom myself if needed. Landscaping I will do as well. I have total of £350k. Plot will be £125, £130 or £140k. - Is this doable on such a budget? - suggestions of designs/kits to look at? - I know all this needs designing, but I am assuming good envelope and airtightness, larger windows to south and hedge shelters to the north, good drainage to keep dry. Then ASHP and MVHR, PV solar and battery a given. Anything else to consider?

Thank you all, some good advice to ground back in airtightness and insulation. A question: it has double glazing, and a fairly chunky square looking frame and deeper gap between glass panes, only one blown unit. That said, they creak, need some adjusting to sit in frames and generally look old. Is it diminishing returns time to look at replacing them? I am tempted as two are floor to ceiling, 3m wide units - so the heat loss is relatively large from them as they make up most of one wall in a couple of rooms.

It looks like I have the ideal candidate for a proper refurb - a 100m2, 4 bed, 1970's semi in the brutalist style(!), major renovation was last done in 1990's and seems well maintained but nothing since then apart from cavities filled in 2010... It really is the classic project building. I know enough to look closely at the building envelope first (currently 25mm of loft insulation and relatively new cavity wall insulation, old DG, no floor insulation). Main gable end is north facing and no windows, south is a link-detached garage and bedroom above. East (rear) and West (front) have large glazed areas, roof pitched due east and west. It has old system boiler, dodgy electrics, a garage under a bedroom we will convert, bathroom from 30 years ago, kitchen from similar time ago...No extension planned. Although an 'ugly duckling' a fetching shade of Scottish grey harling, non-symmetrical window lines etc, but it is dry, solid, flat plot, plenty of plot space around it. I am thinking of bringing in an architect - both to advise on thermal insulations and any renewables, and perhaps advising on making it look nicer from the outside...It may even keep cost down to have someone on board who can advise like this. Any advice or places to start making plans welcome!

LG F12U1TCN4 This is our second LG machine in 20 years - both of which have been superb and quiet. I think the Direct Drive is a key element of it - you only then hear things on spin occasionally trhough a closed door if the machine isn't balanced, at which point the machine stops and rebalances itself....

As well as the door, how about sound absorbing materials in the room? I have seen some that looked like flat felt, rather than the studio foam 3D blocks. I would go as far as putting them on the side of the machine. Add in lino rather than tiles or wood floor. Pop the machine inside a cupboard, lined with aforementioned sound absorbing. Or, buy an LG. Ours is all but silent, the flowing water being the noisiest, and the 'silent' setting is amazing.