dance621

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  1. Thanks again Ferdinand for you comments. I can't tell you how useful they are. Regarding your point 18, this for me is a critical point. To be absolutely honest we first approached the church or England a decade ago. It took 5 long years to get planning and we have sat on it for the last 5 years disillusioned by the scope of the project. After planning we were told by a developer that the extension would cost way to much to add value. That kinda took the wind out of our sails. The new idea of a simple conversion (simple as in no extension!) has been brewing for a while. I might end up living at the church but 10 years is a long time and kids have friends elsewhere now. Really I'm not sure. As for the budget my concern is that I can't get the work finished for my budget of 200k. I have a contingency of maybe 50k on top max but I would struggle after that. I suppose I came on here looking for reassurance that this sort of project 'could' be achieved for 200k. I am a resourceful chap and part of my day job involved reconfiguring and outfitting shop spaces on a very low budget. Very different but I know how to source things cheaply and travel hours to pickup when necessary. I suppose I have not received that reassurance on this forum but it is probably unfair to expect someone to advise on such limited knowledge. Jilly's 400k top end was sobering. And I don't know how the project gets completed if the project expanded to that level. I do have an 'out'. A local property auction is wiling to sell it for me. The same agent said that I probably shouldn't sell it because if I do it up it would lt be worth 650-700k even without an extension. Maybe I could ask this. Would you be mad enough to undertake a project like this with limited depth of pockets? Thanks again for all the advice. I wish I had found this forum 10 years ago. James
  2. Hi is in hos 60s. I have known him for yours. Built like an Ox. He self built several properties in Hungary a decade or two ago. His English is pretty terrible so he works for just over minimum making pet food. He would love the chance to do something more suited to his skills. He is not the fastest but very careful in his work.
  3. Ferdinand, Thanks for the detailed comments. Just to clarify a few things. 1) the roof. My architect spent a lot of time persuading English heritage that the roof could be changed to a zinc roof. To achieve this the emphasis was put on making the current roof seem as distressed as possible. In fact I have since had some conservation lead roof guys up there who felt it just need a little tlc. I have put aside maybe 10k to get roof in good shape. 2) the French drains etc. One wall of the tower has some damp at the bottom. This is probably because the earth on the otherside is higher up the wall. Some sort of solution for that wall will need to be found. But what about run off from the gutters. Needs some external drainage. Could that be achieved without archaeology. 3) archaeology. Our 2015 pp had a large North aisle extension that required extensive digging for foundations. The county archaeologist insisted in trenches rather than piling that would have been cheaper. Up to her I guess. Anyway, the new plan I would submit would require no external extension. The only archaeology required would be a) to skim 2ft depth off a patch near the entrance to the site for a driveway (6ft x 10ft x 2ft deep). I might get lucky at that depth. B) a watching brief while the slab foundations were prepared for the garage c) digging under the pathway down to the road for the sewage (I think 2ft again should do it) d) the drainage for gutters and the damp wall mentioned above. Archaeology remains my big cost unjust own I think. 4) mezzanine would be freestanding and probably braced against the walls. Conservation officer didn't seem to bothered about the mezzanine. 5) the 2015 pp stipulated a raised roof. This is something I am desperate to avoid and would be unnecessary if the current roof and be kept. I think the general consensus with the conservation officer was that insulating the lead roof 'might' damage it but if you are going to swap it for a zinc one then why not try. The worst that can happen is that you have to replace with lead. I did a little research on insulating Church roofs. Tricky area to keep moisture out. I did get the impression that underfloor heating might be best solution though. More research needed. 6) I think the internal area of church with mezzanine will be under 180sq m. So 200k would be a big ask. However, I have a guy. I've used before. An old Hungarian actually. He is slow but can put his hand to anything. He would be doing all the conservation plastering, raised flooring (with my help), wool insulation in rafters (CO actually had that suggestion as a breathable insulation. Wool held by thin oak box), He has a mate who can also help erect garage, do landscaping, driveway etc. He is quite skilled but like so many Eastern Europeans are not properly utilised and spends his time at the moment in a meat packing pet food plant. I can put a kithen in. Done a few. Flooring likewise. So I'm thinking 12k oak garage 20k landscaping 7k mezzanine 10k total archaeology 8k roof repair 8k kitchen 3k raised floor 5k Oak floor materials 7k bathrooms 25k plumbing 5k electrics 5k heating underfloor 8k secondary glazing to windows (using large sheets of perspex similar to airplane cockpits apparently) 15k insulation 15k pastering 25k Hungarian goulash 5k stone work to repair loose stones at top of tower. 10k professional fees Unknown cost drainage These are my own fantasy costs. Are they looking feasible or do I need more? Thanks again for comments. I know I am asking the impossible but I suppose I am looking for some reassurance that 200k should give me a sporting chance. To be honest, I can't see the big costs risks if archaeology is mostly removed from the equation. But I have always been an optimistic SOB.
  4. Jilly, that's just over £1500 per sq meter if my maths is correct. What are you getting for that? Where is most of the money going if you don't mind me asking? And yes, I have bats. Will have to redo surveys but they are going into the roof of the new garage apparently (not sure who tells the bat's that though). Some great helpful replies on this thread. Thanks all. I will reply in more detail tomorrow. James
  5. Hi all, I spent 6 years getting planning permission for a church conversion in Bedfordshire. Finally got the approval but the quotes for archaeology were eye watering. 10k for a trial trench and there was going to be a lot of trenches!! I have also been warned by a local estate agent that the extension will not add enough value to pay for itself. With this in mind (and on a limited budget) I have decided to apply for permission to convert with no extension. There will be a garage built in a wooded area at the rear but that apparently in not an interesting archaeological area. What I need advice on is budget. I have 200k tops to complete this project. The lead roof is on reasonable condition and does not need replacing. I plan a mezzanine level in the tower and a raised floor for services under. The walls need insulating, garage needs building, roof need insulating with sheep's wood between rafters, kitchen bathroom etc. Underfloor heating. I think the sewege outlet can go under the path to the front door which is on a slight slope and goes down to the road there main sewage pipes are. Electricity is already inside. Some family members think I am made and are using terms like money pit. Is 200k an overly ambitious ask or is that the sort of sum that people would work with? Here are the original plans with extension. Many thanks, and hello by the way.