First Self Build - Paragraph 79 Home in AONB

[thefoxesmaltings]

Hi everyone,

 

Just a quick introduction to our project - we're doing our first self build and will be project managing ourselves.

 

We've got lot's to learn as we go, and so would love to connect with others who are also along the journey or recently completed. 

 

If you're interested in following our journey, we're documenting everything on instagram which has plans and more; our profile is here: @thefoxesmaltings

 

Below is a 3D render our architect produced of our project. If anyone has questions on any part of our process so far (securing planning in an AONB/Green belt etc.) feel free to ask and we'll help if we can.

 

[Temp]

Welcome to the forum. House looks good.

[thefoxesmaltings]

1 hour ago, Temp said:

Welcome to the forum. House looks good.

Thank you.

[Ian Blair]

Following on here and Instagram, really interested as to how you managed to secure planning as we have an acre to develop which we have bought without permission but hope to secure this year, did you engage specialists?

 

We have self built previously and project managed.

[Big Jimbo]

New house looks fantastic. Now you have just got to build it. Best of luck, and welcome.

[Mr Punter]

Welcome

 

If the couple in the CGI are representative of you then well done!  Most of us are late middle age and many are coffin dodgers.

 

A great looking house.

[Alfie]

Looking great! Best of luck with the build.

[thefoxesmaltings]

17 hours ago, Ian Blair said:

Following on here and Instagram, really interested as to how you managed to secure planning as we have an acre to develop which we have bought without permission but hope to secure this year, did you engage specialists?

 

We have self built previously and project managed.

 

Everything was done through utilising a fantastic local architect - they have extensive knowledge of the local policies, National Planning Policy Framework and generally, have a extremely high track record of getting successful approvals.

As part of the process, Design Review Panels were also used, (you should have one in your area..South...Midlands...North etc.). By taking impartial advice from a Design Panel on a Para79/80 design, and then working that into your overall submission to the local authority, you stand a much greater chance of approval as you're providing independant evidence that your design is "architecturally exceptional" etc al.

As you know, every project is unique and there's no set formula for success. However, my first bit of advice would be to find a local architect in your area who:

• a) has a successful track record of approvals. 
• b) knows how to get Paragraph 79/80 projects approved based on the NPPF.
   

In our particular case, in the 18th century, there was a malthouse present on site, as evident through historical maps. This became disused over time and fell to ruin leaving little trace on site. - We focused on this historical context for our application as we are restoring the heritage of the site, through the form of a modernised residential dwelling, taking design cues from the malthouse.

 

It then goes without saying that as part of Para79/80, for best chances of approval, the dwelling should be utilising renewable technologies, passivhaus principals etc al.

 

If you've previously self built and project managed then the actual job and construction should be a walk in the park, it's getting the planning which is the tricky part.

[thefoxesmaltings]

17 hours ago, Mr Punter said:

Welcome

 

If the couple in the CGI are representative of you then well done!  Most of us are late middle age and many are coffin dodgers.

 

A great looking house.

Haha! Not exact representatives...we're in our late twenties, so hopefully looking to avoid coffins for a little while, at least.

[thefoxesmaltings]

19 hours ago, Big Jimbo said:

New house looks fantastic. Now you have just got to build it. Best of luck, and welcome.

Thank you. Yes, now the fun begins.

[thefoxesmaltings]

1 hour ago, Alfie said:

Looking great! Best of luck with the build.

 

Thank you.

[Bitpipe]

Beautiful house and well done on getting PP.

 

Now, we all want to know what standard you're building to (basic building regs / SAP rating / low energy / passive) and how we can help get you there!

 

How involved are you in the build? Just a client using a main contractor or taking more of the reins with project management and selecting sub trades etc.

[thefoxesmaltings]

5 hours ago, Bitpipe said:

Beautiful house and well done on getting PP.

 

Now, we all want to know what standard you're building to (basic building regs / SAP rating / low energy / passive) and how we can help get you there!

 

How involved are you in the build? Just a client using a main contractor or taking more of the reins with project management and selecting sub trades etc.

 

Thank you.

 

We are building to passivhaus principles,  (PV, ASHP, UFH, Battery Store). There is no mains gas/drains and so we'll be using a sewage treatment plant. We've thought about other technology such as rainwater harvesting, but are thus far unconvinced.

 

I'll be project managing the entire build myself with everything already budgeted. The aim is to 'simplify' getting the build to watertight stage by minimising the amount of companies and trades involved; groundworkers for foundation, package timber frame company for the superstructure, window & door supplier and roofing contractor.  - Not awarded any tenders as yet, so any recommendations for all aspects would be appreciated. Our thought process is that once it is watertight, we can (somewhat) move in and tackle the rooms one by one with individual trades and DIY.

 

Any help/advice appreciated.

[Iceverge]

Amazing looking house. Congratulation.

 

Have you run PHPP on your project, specifically re overheating, looks to be a lot of glass on the southern elevation. 

[thefoxesmaltings]

16 hours ago, Iceverge said:

Amazing looking house. Congratulation.

 

Have you run PHPP on your project, specifically re overheating, looks to be a lot of glass on the southern elevation. 

Thank you. 

Not run PHPP, is it worth doing? We've done full SAP calculations and added an overhang on the rear to add shading. Also thinking about using that special solar reflective glass.

[Bitpipe]

19 hours ago, thefoxesmaltings said:

 

Thank you.

 

We are building to passivhaus principles,  (PV, ASHP, UFH, Battery Store). There is no mains gas/drains and so we'll be using a sewage treatment plant. We've thought about other technology such as rainwater harvesting, but are thus far unconvinced.

 

I'll be project managing the entire build myself with everything already budgeted. The aim is to 'simplify' getting the build to watertight stage by minimising the amount of companies and trades involved; groundworkers for foundation, package timber frame company for the superstructure, window & door supplier and roofing contractor.  - Not awarded any tenders as yet, so any recommendations for all aspects would be appreciated. Our thought process is that once it is watertight, we can (somewhat) move in and tackle the rooms one by one with individual trades and DIY.

 

Any help/advice appreciated.

 

Well you're on a very sensible path already it would seem.

 

I, and some others here, used MBC to do the superstructure as they deliver a comprehensive package and build to passive standards - they typically also do the passive slab foundation but you are responsible for your own groundwork. Others are available but you need to be comprehensive in comparing like for like with TF quotes, especially in relation to external things like craneage, safety equipment etc. Some don't include internal floor decks or non structural walls, some do everything and even include temp stairs for your trades to use.

 

As a complete novice PM, it removed a lot of the complexity of the job and made proceeding with the other contractors straight forward as other weather /watertight components (doors & windows) were ordered off plan and arrived just after the frame was erected and then the external follow on trades were scheduled just after that. Once you have your airtight shell (and MBC included all internal floors, & wall framing) it was straight onto first fix and beyond.

 

I'd suggest that anything that will sit on site for 6 months or more is best bought and then sold after. Caravans (for your accommodation or worker welfare) cabins, containers etc.

 

PHPP can be a little as £500, some frame companies will include it as part of the package. Helps build confidence in your space heating strategy (likely UFH in your slab and not much else) but can flag up other issues.

 

Plan for overheating and have a strategy to minimise - winter heating will not be your issue.

 

We used external blinds to reduce east/south morning solar gain and have recently added internal blinds to reduce evening gain from west aspect. These can be part of your glazing package or sourced independently.

[Thorfun]

On 18/01/2022 at 17:46, thefoxesmaltings said:

We are building to passivhaus principles,  (PV, ASHP, UFH, Battery Store)

but passivhaus principles are all about reducing heat loss through airtightness and insulation, those renewables you've listed are gravy on the top and the UFH is a byproduct of having a well insulated and airtight house.

 

I think that what we'd really like to know is how you plan to build the superstructure and what details you're planning to achieve the passivhaus levels of build? you've already stated that it's going to be timber frame but are you planning passive house walls (300mm blown cellulose) or a standard closed-panel system, or an open-panel timber frame and fitting the insulation yourselves, which is what we've done, or even a SIPS build. knowing this will allow you to focus in on who to approach for quotes as some TF manufacturers don't offer some solutions. we chose the open-panel TF due to costs but if I hadn't built the basement then the money I would've saved would've gone on a 300mm blown cellulose wall structure but we couldn't afford that with the house that we designed with the basement included. also adding insulation yourself is not something to be taken lightly! I have saved thousands doing it ourselves but I am already pretty sick of the sight of insulation and I haven't even started on the internal PIR boards over the studs.

 

On 18/01/2022 at 17:46, thefoxesmaltings said:

Not awarded any tenders as yet, so any recommendations for all aspects would be appreciated

 

For windows/doors we bought Norrsken and the fitters they got for me were excellent. Windows are very good quality 3g and were delivered on time and I couldn't fault the lads installing them. I can very highly recommend Norrsken and am a very happy customer.

 

On 18/01/2022 at 17:46, thefoxesmaltings said:

Our thought process is that once it is watertight, we can (somewhat) move in and tackle the rooms one by one with individual trades and DIY.

this is the approach we took and it has worked well so far. don't underestimate the time and energy project managing takes though. your brain will be swirling with the 100s of decisions you have to make and sourcing materials to ensure they're on-site at the right time for the trades to do the work etc. There are many blogs on here which will give you great insight in to the whole process. I highly recommend you read through them.

 

On 18/01/2022 at 10:27, thefoxesmaltings said:

Not exact representatives...we're in our late twenties

mere babies. ?

 

best of luck with it all, looks like a great project and we look forward to reading about your progress.

[ToughButterCup]

On 17/01/2022 at 16:36, Mr Punter said:

... and many are coffin dodgers.

 

Yep: every morning (now on just over the 24,867th ) I wake up and call that a success. Late 20s  @thefoxesmaltings eh?  Excellent. The first of many builds then, maybe?

[Adrian Walker]

On 18/01/2022 at 17:46, thefoxesmaltings said:

We are building to passivhaus principles,  (PV, ASHP, UFH, Battery Store). There is no mains gas/drains and so we'll be using a sewage treatment plant. We've thought about other technology such as rainwater harvesting, but are thus far unconvinced.

 

 

 

 

Passivhaus Principle is a fabric first approach (insulation, airtightness, triple glazing and MVHR are the main four) and this is where your design time and money should be spend.   PHPP is essential to confirm (and tweak) that your design works.

[thefoxesmaltings]

6 hours ago, ToughButterCup said:

 

Yep: every morning (now on just over the 24,867th ) I wake up and call that a success. Late 20s  @thefoxesmaltings eh?  Excellent. The first of many builds then, maybe?

Let's see how this ones goes first! (Might need a coffin by the end of it...)

[thefoxesmaltings]

On 19/01/2022 at 13:40, Bitpipe said:

 

Well you're on a very sensible path already it would seem.

 

I, and some others here, used MBC to do the superstructure as they deliver a comprehensive package and build to passive standards - they typically also do the passive slab foundation but you are responsible for your own groundwork. Others are available but you need to be comprehensive in comparing like for like with TF quotes, especially in relation to external things like craneage, safety equipment etc. Some don't include internal floor decks or non structural walls, some do everything and even include temp stairs for your trades to use.

 

As a complete novice PM, it removed a lot of the complexity of the job and made proceeding with the other contractors straight forward as other weather /watertight components (doors & windows) were ordered off plan and arrived just after the frame was erected and then the external follow on trades were scheduled just after that. Once you have your airtight shell (and MBC included all internal floors, & wall framing) it was straight onto first fix and beyond.

 

I'd suggest that anything that will sit on site for 6 months or more is best bought and then sold after. Caravans (for your accommodation or worker welfare) cabins, containers etc.

 

PHPP can be a little as £500, some frame companies will include it as part of the package. Helps build confidence in your space heating strategy (likely UFH in your slab and not much else) but can flag up other issues.

 

Plan for overheating and have a strategy to minimise - winter heating will not be your issue.

 

We used external blinds to reduce east/south morning solar gain and have recently added internal blinds to reduce evening gain from west aspect. These can be part of your glazing package or sourced independently.

That's very helpful advice and good to hear from another person that our thought process is somewhat sensible. I have got a quote from MBC, but awaiting final construction drawings from our architect before putting out to final tender to all parties.

Our architect has had some expected SAP calculations/assesment done, not sure if PHPP will be part of this, but I will check with him.

We have external sliders/blinds on the design, but have discussed potentially leaving this for afterwards as we're not too sure on the aesthetic of these. There is an overhang to the rear which will help, and we have also heard of a special type of glass coating or glass which can reduce solar gain and may investigate this as an option to reduce overheating. We will certainly have internal blinds.

[thefoxesmaltings]

6 hours ago, Thorfun said:

but passivhaus principles are all about reducing heat loss through airtightness and insulation, those renewables you've listed are gravy on the top and the UFH is a byproduct of having a well insulated and airtight house.

 

I think that what we'd really like to know is how you plan to build the superstructure and what details you're planning to achieve the passivhaus levels of build? you've already stated that it's going to be timber frame but are you planning passive house walls (300mm blown cellulose) or a standard closed-panel system, or an open-panel timber frame and fitting the insulation yourselves, which is what we've done, or even a SIPS build. knowing this will allow you to focus in on who to approach for quotes as some TF manufacturers don't offer some solutions. we chose the open-panel TF due to costs but if I hadn't built the basement then the money I would've saved would've gone on a 300mm blown cellulose wall structure but we couldn't afford that with the house that we designed with the basement included. also adding insulation yourself is not something to be taken lightly! I have saved thousands doing it ourselves but I am already pretty sick of the sight of insulation and I haven't even started on the internal PIR boards over the studs.

 

 

For windows/doors we bought Norrsken and the fitters they got for me were excellent. Windows are very good quality 3g and were delivered on time and I couldn't fault the lads installing them. I can very highly recommend Norrsken and am a very happy customer.

 

this is the approach we took and it has worked well so far. don't underestimate the time and energy project managing takes though. your brain will be swirling with the 100s of decisions you have to make and sourcing materials to ensure they're on-site at the right time for the trades to do the work etc. There are many blogs on here which will give you great insight in to the whole process. I highly recommend you read through them.

 

mere babies. ?

 

best of luck with it all, looks like a great project and we look forward to reading about your progress.

We've got various quotes for both open-panel timber frame, closed-panel systems and even SIPS - all at varying pricepoints and U values. I'll be honest and say that we haven't decided on which system, yet. Price will naturally be a large factor, but also we need our construction drawings complete from our architect before we can obtain accurate build quotes for a true comparison. If traditional TF, I think we'll avoid putting in insulation ourselves to be honest unless I can be convinced by saving a significant amount. - I assume you mean cutting the insulation pieces yourself and sticking them into the TF panels?

I have had a look at Norrsken, but if I recall correctly some of our feature glazing is outside their manufacturing limit. Again, will be able to confirm once we have full technical drawings.

 

Appreciate the upfront and honest advice about project managing. 

"Mere babies" now, but I have a feeling we'll have aged 20 years (mentally & physically) by the end of it!

[Thorfun]

1 hour ago, thefoxesmaltings said:

I assume you mean cutting the insulation pieces yourself and sticking them into the TF panels?

yes, except we're putting glass wool between the studs (Frametherm 32) and 80mm PIR inside the studs so we're not cutting PIR to fit between the studs. that's not something I'd ever want to do! also, with mineral wool you get better decrement delay and more sound attenuation so I like the hybrid approach.

 

1 hour ago, thefoxesmaltings said:

I have had a look at Norrsken, but if I recall correctly some of our feature glazing is outside their manufacturing limit. Again, will be able to confirm once we have full technical drawings.

this surprises me as we have some large glazing and Norrsken could handle it without issues. so if your feature glazing is beyond their limit then you're in a whole other ball game to us!

 

2 hours ago, thefoxesmaltings said:

We have external sliders/blinds on the design, but have discussed potentially leaving this for afterwards as we're not too sure on the aesthetic of these. There is an overhang to the rear which will help, and we have also heard of a special type of glass coating or glass which can reduce solar gain and may investigate this as an option to reduce overheating. We will certainly have internal blinds.

internal blinds will do little to keep out the solar gain as the heat has already entered the house. there are a few examples on here of folk who built to passive standards and regret not adding external blinds as part of the build and had to resort to films on the windows. if you plan the external blinds now you can hind them in the fabric of the building. Also, from reading other's experiences, overhangs only really help during the summer months when the sun is high. in the spring and autumn when the sun is lower they do little. there are those that also installed Sage glass and love it too. so if your budget extends to it then that might be the way to go. if you search the forum you'll find examples.

 

this forum is a wealth of information and a veritable gold mine for learning from other peoples mistakes! read it all and you'll be more informed to make decisions....or your head will explode with all the different options.

[thefoxesmaltings]

47 minutes ago, Thorfun said:

internal blinds will do little to keep out the solar gain as the heat has already entered the house. there are a few examples on here of folk who built to passive standards and regret not adding external blinds as part of the build and had to resort to films on the windows. if you plan the external blinds now you can hind them in the fabric of the building. Also, from reading other's experiences, overhangs only really help during the summer months when the sun is high. in the spring and autumn when the sun is lower they do little. there are those that also installed Sage glass and love it too. so if your budget extends to it then that might be the way to go. if you search the forum you'll find examples.

 

Have you got a photo of your external blinds? I think I might be getting external sliding blinds confused with what you're talking about as there's no way I could hide these external sliders in the fabric of the building (based on our design at least). If you look at the CGI above, they are the horizontal slatted units on the ground floor in front of the glazing. The proposed design was for them to be on rails to slide across the glazed areas to provide solar shading....I have a feeling you are talking about something different?

[IanR]

1 hour ago, thefoxesmaltings said:

Have you got a photo of your external blinds? 

 

Here's mine. Venetians from Hunter Douglas, automated so the slat angle changes with the sun's position, for max visibility while still stopping the solar gain.

 

When raised, they are out of sight behind the cladding.

 

 

Congrats on the planning. Looks a great project.