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LSB

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Blog Entries posted by LSB

  1. LSB
    I usually post my blog entries on a Wednesday, but somehow it didn't happen this week.
     
    This week I have submitted the application to discharge our planning conditions.  Although there were 5 listed, one was to say 'do what you have plans for' and the other 4 were all to do with contamination.
    Condition 2 was to get a phase 2 contamination report and 3,4,5 were all to do with remediation if any contamination was found.
    The report was 72 pages, guess that's where 5k goes, and said negligible / low for everything, so there is no remediation to be done.
    I was hoping that discharging the conditions would be a quick process, not realising that it follows the full planning process as per a new application.
     
    So, after hoping to start on the barn soon we can't do anything until this is approved.
    I must also do the CIL commencement form as well, although I might as well just get on with that now.
     
    It's occurred to us over the last few weeks that all the 'stuff' in the barn currently needs a new home, either long-term or temporarily during the build.
    Down the slope near the house we have brick buildings used historically for the pigs which we used for the bikes.  Unfortunately, over the last few years the already dodgy roof collapsed in almost completely when the main rafters broke.  This was probably because the front and back of the pig sty had a major argument and decided to go their separate ways.  One part forward and one part backwards.
     
    The plan was always to knock this down, and we still will in due course, but in the meantime we are rebuilding it for storage with a lean to on the sides for the tractor and dumper.
    We are almost entirely using stuff we have lying around, except for joist hangers and nails.
     
    The huge cracks have not changed in years, not even when we removed the old roof, actually that was probably part of the problem as it was very heavy.
     
     
     
    We already have metal roofing sheets removed from some other sheds that were knocked down, there is probably not enough for everything, but as we have the barn roof to take down we can finish then.
     
    We are hoping to get the roof on the first side this weekend, then I can start moving all the wood.
     
    It has become clear that I'm going to need to install some stables as the horses are out 24/7, with just a couple of shelters.
    Not a problem until something goes wrong and you need to shut them somewhere.
    I also need a new tack room as the current one is in the barn and somewhere to keep the hay / straw / feed.
    To avoid another planning application I've decided to get some that are on 'skids' and not foundations so technically moveable.
    Thankfully, this won't come out of the build budget as I keep virtual pots of money for various things, such as animals, cars, bills etc and the animal pot has enough for this.
     
    Next week, it's continuing with looking at what's needed for the new build, including door furniture and tying down the windows I want versus the ones we can afford.

     

  2. LSB
    Yesterday, ahead of schedule, we received our phase 2 contamination survey report.
    No surprises, but it's good to hear that everything is good.
     

     
    The report is 72 pages long, but then for the cost of it I expect to have lots of detail.
     
    It's been a long drag to get this far with difficulty getting planning permission and needing lots of reports, surveys and plans
    We went into this process thinking that we would spend up to 10k trying to get planning and then stop, but in the end it has cost nearly 22k all of which comes out of the build budget.
     
    Of course, we are one of the lucky few that can afford to go through this process and then build our custom house, not only the house we really want, but for much less than we would have to pay for it, even if we could find it, particularly in a location like we live in.
     
    We are not a very social couple so like living in a rural location without any close neighbours and being able to convert a barn that we already own has removed both the cost and the difficulty of finding a plot.
     
    The conversion is slightly smaller than our current house, but as a single story we should never have to move.
    HID wanted to build something smaller, but I put my foot down saying that I wanted the space for visiting family so we have gone for 4 beds and an office.
     
    A point that was emphasised when one of the girls moved back in Monday after splitting up with her partner of 4 years.  I have been told by friends that grown up children cannot wait to leave, but do have a tendency to move back at regular intervals.
    After 2 years alone it's quite odd to have someone else in the house.  She wants to move into our residential log cabin, but that is my site office and I'm loath go lose it.  I expect I will have to though and it will probably be better that having to look after her again.  At least in the cabin she can be independent.
     
    Having received the report I now need to discharge the condition, luckily the only one.
    Then notify the CIL that we wish to commence and off we go.
    We planned to start in the spring, but now might try some demolition of parts of the barn that are not usable.
    The first part is removing the asbestos roof from the 'L' part of the barn. One of the specialist jobs, although we are getting the skip ourselves and wrapping it in DPM.  I've found that ordering the skip myself is half the price of the contractors bring their own, pity it can only be used for the roof.
    When I get time I am going to cover up and get close to measure and count how many sheets there are so I can calculate the size skip needed, also to understand the ridge, which is curved.
     
    HID has been working on the old bike shed, this has a serious case of subsidence, we were going to knock it down as the roof had collapsed as well.  Then we realised that we are in desperate need of storage during the build so a new roof is in progress, which in turn will hold the front and back walls together (we hope).  It can then be knocked down when we have finished.  At one point I was thinking of using these sheds for the horses, but when we looked closer it became obvious that if they rubbed on it then it would collapse.
     
    Right, well back to the estimating, tonight I'm looked at cladding and trying to decide which wood I like best, Red Cedar or Douglas Fir and trying not to think about the cost.
     
     
  3. LSB

    Nov 11th - Let's not forget

    By LSB,

    I have huge respect and admiration for those who have gone before us, including members of my own family, for what they did in any war to protect us.
    At times I think they were conned as much as any of us, but they were there in good faith putting their lives at risk.
     
    Thank you one and all.
     
    But, back to this blog, this is also so I don't forget.
    I'm going to try and update weekly on what I've achieved, or failed at, in the previous week and hopefully on plans for the next.
    It's great when others read this and comment, makes me feel less lonely on this long journey.
     
    As I have said previously, I'm looking at costs at the moment and as we are on a tight budget (most are) I'm looking at how to save money.
     
    There are always the big cost items, roof (40k), windows (30k) amongst many others and I wonder how others have managed.
     
    This week I'm trying to look into changing how we are building our cavity wall.
     
    Our build is a class Q barn conversion where we have to keep the existing walls, except for necessary new openings, it's 240m2 single story, so there is a lot of roof, twice that of a 2 story one.  It also has to be metal, hence the very expensive estimate of 40k, or is it just me that thinks this sounds like a lot.
     
    The existing walls are on 80% of the barn and are block built, but single skin.  We have permission to build the cavity wall outside the existing wall, but my calculations have shown this to be over 5,000 blocks.  This turns out to be a lot of money, and as DIY self builders we are also concerned about how long it will take as we are not able to work full time on this.
    So, I have been considering other options, but not getting on very well, should we use ICF or timber frame or just bought in labour.  It's easy to see how blocks will work, but I'm not so sure about building a 2nd wall outside using a different method.
    I can just about see how ICF would work, like big lego, but that is still expensive.
    The structure is not that important as it is partially clad and partially render, so whatever we use will be covered up.
     
    Apart from this I'm trying to get hold of BC re foundations, originally as we are converting they said that they don't need to see any, but as we will have to have new foundations for the 2nd skin, and damp course etc. I need to know how this works.  I guess by their lack of reply that they are not available during L2.
     
    A week of questions and not many answers.
    I must remain optimistic that things will become clear, but it's not easy.
     
    Here's wishing good luck to everyone else taking the same journey, particularly in these difficult times.
     
    In the next week I am hoping to continue with my manual estimating and getting the internal costs down to then start of the external elements.
     
     
     
     
     
  4. LSB
    This week I have been getting price estimates for everything I need, the list is getting very long and it's taking ages as I'm trying to get multiple quotes, I may give up on that idea.
    I am also submitting this to estimating companies / builders merchants, but want the control of also doing it myself.
     
    This morning the roofing company man rang me, asked some stupid questions and didn't listen to the answers as he talked over me.
    He then said, I'll be there at 11.  At 12:45 when I'd finished with the horses I rang him, he said "I'm just coming down the road"
    No apologies for being late.  I'd wanted HID to be there, but he had a problem at work.  I'd tried ringing the roofing company to change the time, but no answer, left a voicemail, no response.
    The barn is about 100m from the house up a slight slope, the reptile didn't want to go and look, saying that without the plans there was no point.
    Anyway, eventually he did agree to look, but the whole time he kept making stupid statements like "So, it's a roof for the pigs", even though I had told him it was being converted to a dwelling.
    He spotted that the 'L' had an asbestos roof and declared that he wouldn't go any nearer than 50' because of the danger.
    Then my phone rang and it was HID.
    I duly handed over the phone and a complete personality and attitude change happened to the reptile.  He spoke sensibly, answered the questions I'd already asked, explained the process, suggested that we went to their factory to see how it works.
    He also gave a very general ball park figure of 30 - 40k, which is what I actually wanted.
    All this because he was talking to a man.
    Once the phone call finished he handed me my phone and said, just email me the plans and we will get a proper estimate and walked off.
     
    This all seemed to be because I'm a woman, who knows a lot more than HID about this whole process and what we want.
    This is quite a disappointment for me as I will never agree to using this company even though they are our most local zinc roof supplier at only 25 miles away.
    He also said that metal is no cheaper than zinc, I'm sure that's wrong and despite me saying that our planning specifies a zinc roof he kept trying to sell me a rubber roof.
    His timing to install was, "about a month", really!!!
    When I mentioned solar panels he said, just put them in one of your fields.
     
    I feel quite strongly about using local suppliers where possible, but this has left a bad taste in my mouth and made me very wary of having people to the site when I'm on my own, if I'm not going to be taken seriously.
     
    On a better note, the last gas check was done this morning, by a lovely man who even asked about my grandson as he remembered that I'd said it was due.
    I would recommend this company to anyone, and thankfully they were local.
    Once I receive the report then I can discharge the condition, tell CIL and start pulling things down.
     
    Now, another week, more planning, I'm so looking forward to when I can do something, even thought ultimately the plans should make the process much more efficient in the long run.
     
     
  5. LSB
    This week I have been going through each room of the build and looking at what it needs, not furniture, but sockets, lights, floors and painting amongst the list.
    I have never in the past appreciated just how much is involved in creating rooms from scratch, despite doing multiple renovations & extensions.
    Before I can send off for estimates I still have the family room to complete, I've been avoiding that one as with the kitchen, multiple doors and outside access it will be quite detailed to list.
     
    Then I have to decide where to get estimates from.
     
    Having realised that we will have about 5,000 blocks to put up we are having to rethink our plans.  HID was going to do this part, but at 10m2 per day and only 3 days per week to do it this is just not sensible.  We will be long retired before even the walls are finished.  The walls are going to be clad in some areas and rendered in others so they don't have to be visitor perfect,.
     
    Today, I have sunshine and thunder storms making me wonder how much weather is also going to affect the build.
    Being DIY self builders is exciting and something we have wanted to do for 25+ years, largely because of budget, but also because we wanted to build our forever home brick by brick.
    I have spent so many hours looking at layouts, thinking about how we live and what we need.
    We have 4 children, and as of today, 1 grandchild,  
      HAPPY BIRTHDAY Harith
    I don't even know his weight yet as my daughter is still in labour in a hospital in London, not allowed any visitors, including her husband, due to Covid.
     
    But, with a big family we want a biggish house to allow for visitors although a lot of the time many of the rooms will be unused.
     
    I need to motivate myself to kick on with the supplies, at least I am warm, dry and comfortable with a couple of the animals keeping me company.

     
    On Monday this week we bought a dumper truck from a local farm auction.
     
     

     
    The plan is to use it for all the outside stuff and then sell once the structure is done to fund other things inside.
    It's definitely old (very), but we tried it out and it seems to work well and with 240m2 of floor to dig out to start with and then trenches etc I think we will get very friendly.
    This is to be my mode of transport when HID is on the digger.
    The farmer next door collected it, now I just have to drive it back from there, about 1/2 mile, so I will have to choose a very quite time, mid afternoon is a good time.
    We also bought a new harrow for the fields and I need to take the tractor to collect that.
     
    This one has a key start, there was one with a crank handle, but we felt that we just wouldn't be able to do that when it is cold.
    The only trouble is that the barn we are converting is fast filling up with machinery to keep it dry.
     
    Anyway, back to the plans.
     
    Keep Building
     
     
  6. LSB
    Today was the penultimate of 6 gas monitoring check as part of our phase 2 contamination survey. 
    They dug 6 bore holes of 3 m deep and then left 2 with gas monitors in situ.

     
    I noticed today though that the one on the left has some dying plants around it, which is slightly worrying as it used to look like the other one.
     
    But, at their last check they have not found any gas at all in their holes, mainly because where they are looking is subsoil where a building used to be rather than in the field 100m away where the slurry pit was.  The ex slurry pit is not in the curtilage of the barn conversion so they couldn't look there, phew.
    They also took soil samples, which we won't get the results of until after all the monitoring has finished.  I'm hoping to get the report by the end of November.
    Then I need to discharge the planning condition.  I don't know how to do this yet, so I shall have to be investigating that.
     
    Over the last week I have been visiting plumbing / electrical / builders merchants to find out about trade accounts and discounts.
    They were all pretty keen to get the business, although a couple of them were rather patronising and said to get my builder to talk to them, the perils of being a female of the species.
    The Electric Center said that you can get grants for fitting car chargers, if you have them installed  by certified madmen, sorry I think that was meant to say electricians.  Has anyone elase heard about this.
    Do others get trade accounts to get supplies and how does this work with the VAT.
     
    Despite not being able to start we have pulled down the metal sheeting that was protecting one side of the barn, it wasn't fixed and was just held in place by lengths of wood just to keep it a bit dryer.
     
    We currently store lots of wood, big tools (tractors etc) in the barn so we decided to take the collapsed roof off of the old bike shed and put a new one on to use that.  Well the roof was removed weeks ago and HID has not lost interest in putting a new one on.  This is rather worrying when he is supposed to be converting the whole barn.
     
    I'm still compiling the list of requirements to send of for estimating, starting from scratch means that we can have sockets, plumbing etc where ever we want it, but when given the choice I'm finding it difficult to think now about how we will use the rooms once we move in.
     
    I've been hearing quite a few 'not so good' things about warranties and how difficult it is to claim on one, with HID supposedly doing all the work when he isn't qualified I would be very surprised if it was worth anything.  The plan is for this to be our last home, famous last words, but who knows what will happen.  With a tight budget I only want to buy what is essential so I have some money left for the inside, so no decision made on that yet.
     
    What I must sort out for the new year is insurance, although our barn is pretty much ignored at the moment I suspect that once we put a fence around it to say building site then there will be more interest and potentially some unwanted visitors.
     
    There is a local auction on Monday where we are considering buying a dumper and some other equipment, all depends on the price and what others will pay of course.
     
    As I think of things I've been adding them to a project plan, this is now getting huge, but it does at least mean I will remember to get things done.  Before we start though I will need to get it all in a sensible order, after all installing windows really can't be done when there are no walls.
     
    Right, back to my electricity plan, how many sockets can one house need, probably never enough.
     
  7. LSB
    14th Oct 20
     
    I have spent less time than usual in the last week looking at the build and layouts, probably a good thing.
    But, I still worry when other commitments get in the way, it doesn't really matter at the moment, but it will do once the action really starts.
     
    Once thing we have done is look at buying a digger rather than hiring.
    The issue we have is the back of the barn only has a very narrow passage way between the existing wall and a steep bank, so this need a mini digger for access to dig drains, but then digging holes for treatment plants, soakaways, drains and all the other things needed will be very slow with a mini.
     
    What have others done, hired, bought and sold again, and if you buy what have you got and where from.
    A friend of mine bought a new mini digger recently and paid less than we were thinking of paying for a 2nd hand one, he bought it from North Norfolk Vehicle Solutions, has anyone else used them.
    Hubby is now looking in China to see how feasible it is to buy one there and ship it over, something he does a lot for work, although not for diggers.
    But, it will only end up about 1k cheaper by the time you buy the digger, ship it and pay the duty and you have no support if there is a problem.
    We are definitely going to get a 2nd hand dumper though.
     
    The next big step is estimating, I think I've seen a comment about an online estimator so I'll look at that first.
    I've been looking at what is needed, such as sockets, lights etc and have only managed one room so far, who knew there was so much stuff needed.
    And, that is without walls, doors and windows etc.
     
    It is exciting (really) doing practically everything yourself, but having only done renovations and extensions before, do the whole 240 m2 is a huge step up.
    In the past I've allowed builders to make decisions about sockets etc and it's definitely not how I would like it so I'm being OCD about this as it's likely to be our last house.
     
    Once we can start, after the phase 2 contamination survey, our first task is to strip the barn, inside and out and I'm really looking forward to doing something physical.
    Although, the storage shed is still minus a roof after the old one collapsed, this doesn't bode well for getting the barn converted as the shed alone has taken many months.
     
    Note to self, don't forget the CIL starting notification.
     
     
  8. LSB
    Another week of not really achieving anything.
    Due to our class Q PD planning we have to keep the dimensions exactly as they are, well I guess we could be smaller, but definitely not bigger.
    This is up, down and side to side.
    I have been looking at the roof, the main one as we have 2, which is huge at 24m x 10m and a single roof, i.e. not a pitch.
    This is how the barn looks now, we want a zinc or at least metal roof, but the minimum pitch is 8 degrees and I hadn't realised, and obviously neither did the architect, that the current roof is only 2-3 degrees.  If I slope it more for the roof then the pitch is 34cm higher than the max we are allowed of 3.015m.
     
    My brain has had a real stretch this week working on tangents, sines and co-sines to try and get a solution.
    As the back wall is already rather low at 2.075m it's not feasible to reduce that to increase the pitch as we will lose too much liveable space.  
     
    So, I guess I'm going to have to go back to planning and ask for either a higher max ridge of say 3.5m or change to a pitch roof which isn't converting as it is.
     
    The other option is to have part of the roof flat, I quite fancy sedum, but hubby won't hear of that, he is worried that a roof 24m x 5m runs the risk of too much weight with sedum and if we every get snow.
     
    Last weekend we also have a groundworker out as we need the floors levelling which means digging out some raised bits which are just floating on the main floor, I'm not sure why the farmer put them there originally.  This is also causing concerns around foundations.
    Anyway, he took one look and then came the sharp intake of breath and "That's a huge job".
    Of course when I said we would look for someone else then he decided it wasn't too bad, but to get a quote I need to measure and photograph what needs doing and send to him, which I haven't done yet.  He did come recommended, so it will probably be even worse getting someone blind.   We have been let down before with shoddy workmanship, rising costs and unreliable timing so I'm planning on being more careful this time.
     
    It is so much easier to build from scratch, but the LPA have said that despite having conversion planning meaning there will be a house on site they would never agree to a new build.
    Hubby is threatening to take it down wall by wall dig deeper foundations and build it back up with a lower floor to give more roof height.  I pointed out to him though that this would involve BC inspections and they would realise that it's not part of the plans.  We do have one 18m wall that needs building from scratch.
     
    This really is one of those times when it is tempting to get in the estate agent and sell the plot, but as it is in my field I don't think I could bare to see someone else doing it.
     
    I'm sat in my 'site office' AKA' the caravan with the dog, who keeping passing very very smelly wind ?
    This doesn't help my brain either.
     
    Maybe this week will be the one where I make some progress on getting plans ready for structural drawings.
     
     
  9. LSB
    At last, after a huge amount of discussion and lots of 'what about this.....' we have decided on our final layout.
    Due to cost constraints, the windows are smaller than originally hoped for.

     

     
    As the rear of the barn has a low roof I have a ground worker coming on Sunday to look at digging down.
    The floor currently has 4 different levels, I want them all taken down to the lowest so we can basically start from scratch.
    We want UFH, but as the roof and ridge height are fixed by the LPA it will need to be slimline.
    At least the slope of the roof is south facing and there is lots of it so PV panels will be beneficial and should provide enough hot water.
    The ASHP will do the UFH.
    Only the cess pit, rainwater harvesting and utilities to still plan.
     
    I'm now focussing on exactly what we want in each room, last night I did the snug and that took 2 hours so a big task.
    But, I can't get proper estimates until we know what we want.
     
    I'm a bit vexed that I have received an invoice for the phase 2 contamination gas monitoring, soil survey and report, when it won't be finished until the end of the year.
    I said I wasn't happy and they just sent me the T&C's showing that I must pay for what has been done.  It just seems odd that the total price is 5k and the invoice is for 4k, hardly a correct breakdown in my opinion.
     
    It seems to me that lots of costs are nothing to do with actually buying stuff and building.
    We've had 3 planning apps, structural surveys, 2 contamination surveys, possibly a remediation report and, of course, architects fees.
    And we still need structural designs, building regs, asbestos roof removal (luckily only a small bit of the roof), all before we buy anything that is part of the house.
     
    Any thoughts on the above layout, please go ahead.
     
     
  10. LSB

    September 16th

    By LSB,

    Over the last week, although we can't start building, I have been starting to clear the site of brambles, nettles and other growth that we don't want.
    Cutting it all down and burning is fairly easy, stopping it all coming back is not.
    I checked with CIL and planning that I could do this as I don't want to fall foul of anything whilst the phase 2 is being carried out.
     
    I'm also starting to try and get my head around building regulations as I need to understand what is being said when we have these drawn up.
    Any advice greatly received.
     
     
  11. LSB

    Size does matter

    By LSB,

    I have been using some layout software to layout my barn conversion to see how to layout my rooms.
    I have been doing this gradually for weeks now without finishing as furnishing and moving in is probably years away.
     
    But, today I went back to my original plans showing the barn dimensions and realised that I have been doing the external size totally wrong in my layout.
    The architects proposed layout didn't have any dimensions for the individual rooms and we changed those anyway, but don't have formal drawings yet.
    We currently have an overhang of 24m x 1.2m which is including in the planning approval, but as we have to keep the existing wall that is not going to be included in the build size..
    That means that I only have 223m2 when I was working to 240m2.  That's not a particular issue, its the fact that I now have to plan all over again the kitchen layout, bathrooms, etc.
     
    Looking at the architects drawing of how it is now he has the left hand side @ 16.755 which includes the overhang and the right @ 9.075 which excludes the overhang.
    The building is and L shape so that has affected the other walls.  This is what I now have to work with showing the correct size.  I didn't notice because the software just adjusted some of the meqasurements.
     
    Luckily, this is only on paper, imagine if I had given the planned layout to the steel frame company.
    As they say measure twice (or more preferably) and cut once.
     

     
    On a better note, the 3rd gas monitor reading today again showed absolutely nothing, we are now half way through that.
     
    Not good at all is hubby has been asked to take a pay cut or redundancy because of Covid and lack of work as many of their customers are not placing orders.
    One of the problems of working for a small company.  This is going to make our project even longer as we are saving as we work, which is now going to stop, so once the money we have saved now is gone then we have to stop until more comes in.
     
     
     

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