Public sewers and extensions

Posted on August 19, 2011 by Space & Style

At a time when the Government is reducing public expenditure whilst committing itself to reducing red tape, it is surprising to learn that the coalition has introduced legislation to transfer 100s of thousands of miles of private drainage into public ownership.  The driving force for the changes which will be introduced on the 1st October 2011 are unclear, but what is sure is that there will be cost implications to all householders and not just the ones who are extending.

Before October 2011

Up until 1st October, most drains serving dwellings are in the private ownership of the house owner who is responsible for the maintenance of the pipes. The current exception to these private drains are public sewers which were  installed before 1936 and serve more than one property or more recently, pipes which serve many properties where they have been adopted by the sewerage authority.  At the Building Regulation stage, anyone wanting to build within 3m of a public sewer must do so only with the permission of the sewerage authority, who invariably impose strict conditions relating to the protection of their sewer.

After October 2011

After 1st October, all shared drainage serving more than one property will become public sewers, as will drainage serving only one property that passes over someone else’s land.  As a result of the changes the instances where the permission of the sewerage authority is required before building can take place will increase significantly.

Possible implications

1.    Lack of coordinated records

The existing stock of public sewers is catalogued by water authorities and is held on sewer records and plans which are easily accessible for inspection. Unfortunately, the extended network of public sewers is not so easily traceable. Maps or plans showing the new sewer records are held in an uncoordinated manner by a number of different authorities and organisations. A large portion of the drainage records will be filed among tens of 1000s of different Building regulation application for new houses lodged with Local Authority Building Control, however since 1985, 1000s of houses have been built where the Local Authority has no record of the drainage. These records are lodged with Approved Inspectors (private Building Control contractors). Until the public sewer records are updated to show the extended network, which will be a massive task, delays in processing Building Regulation applications may occur if there is any uncertainty regarding the ownership of a drain

2.    Locating sewers

As a result of the changes identifying existing sewers on site at an early stage will become more important when planning a project. A proper investigation of the drainage system should be carried out at an early stage to avoid delays.

3.    More restrictions on building

Sewerage authorities generally allow new buildings or extensions to be constructed close to, or over smaller public sewers with conditions. Among other things, these conditions usually require new foundations or walls that are parallel to the sewer to be a minimum of 500mm away from the sewer. This means that if a sewer was sited 3m from the rear of the property an extension could either be 2.5m from the rear of the property or would have to be extended over the sewer to a depth of say 3.8m which would allow the inside cavity wall to be 500mm from the sewer. No such requirement is imposed where the drain is in private ownership and it is usually possible to build much closer to private drains.

4.    Only Full Plans applications accepted.

Where the work is in proximity of a Public Sewer, the Building Notice procedure much loved by DIYers and small jobbing builders is not accepted by Building Control.  The only way to proceed where the work is within 3m of a sewer is with a Full Plans application with architectural drawings for the work.

5.    Higher construction standards

The standard of work and materials for constructing public sewers and manholes is more onerous than for private drains. For example it may not be possible to use plastic inspection chambers or pipes on sections of pipes that will be classified as public sewers.

6.    More frequent consultation

Taking the example of a typical housing estate, all of the houses are generally connected to private drains that usually run through the gardens and only the pipes running in the road would normally be public sewers. With the changes all of the pipes running through the gardens will be public sewers where they serve more than one property. It is therefore likely that many more extensions will involve building near a sewer.

7.    Increased  costs

The cost of dealing with 1000s of additional consultations from Building Control not forgetting the massive additional public cost of maintaining the increased sewer network will not be absorbed by the sewerage authorities. The next wave of bills by the sewerage authorities will start charging householders for their increased workload.

Before embarking on your project, speak to an expert to guide you through the rules and regulations.

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Why you should avoid changes to the design once work is underway

Posted on July 20, 2011 by Space & Style

OK, so you have all of your permissions, the builders are halfway through the job when you suddenly have a change of mind.  On the face of it, the changes you want aren’t that drastic. You simply want to move that wall forward by 500mm, or you have decided to add an extra window to the side, fine, you are the client, but those small changes could cost you dearly.

Planning 

Changes to the design can easily fall foul of the original planning permission. Approvals usually require the work to be carried out strictly in accordance with the plans. Occasionally, minor amendments will be accepted by the planning authority on an exchange of letters and revised plans basis, but increasingly planners are insisting on a fresh application where they deem the changes material to the scheme.  Should a fresh application for your changes be necessary, this could prove costly in terms of time delays and uncertainty.

Extras

Unless at the tender stage you told the builder to; “name his price and the job was his”, it is likely that the builder priced the work competitively in a bid to secure the job. The competitive environment that kept the builder’s price reasonable would be reversed if you make changes to the work during the build. In this situation, the builder would be under no pressure to quote keenly for the changes, as he would be the only one pricing them. In fact the builder may try and recoup some of the profit he trimmed when he originally priced the job.

Liability

Changes to the design which are not sanctioned by the designer can move responsibility for future problems from the designer to the builder or the client. Here the greatest risk involves even small changes to the structural design, or details which could effect the performance of the building.

The design

Making changes during the course of a build can have a detrimental impact on the overall design. During the build, the owner is generally focussed on making decisions relating to details; such as the choice of cupboard fronts, the type of light fittings etc. This detail approach rarely allows for an overall appraisal of the scheme as a whole. Moving a window for example, may be motivated by a wish to make it central to a piece of furniture and an internal wall without regard to the effect on the external proportions.

The knock on effect

Many people don’t realise that changes often have repercussions to other parts of the build. For example a carpenter building the roof suggests that the roof would be stronger if a roof beam over a new staircase was installed below the ceiling line, as opposed to within the depth of the roof (a change fuelled by the carpenter wanting to make his life easier). The change results in the designed stairs not achieving sufficient headroom beneath the beam, which necessitates a change to the design of the stairs as well as alterations to the trimming around the stairs. This example which happened on a job I was involved with a couple of years ago, resulted in an increase in costs approaching £1000 for the more elaborate staircase and alterations to the bulkhead, whilst the clean lines of the open plan stairs were compromised.

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The things the conservatory guys won’t tell you

Posted on June 22, 2011 by Space & Style

Many families wanting to provide additional living space by increasing the size of their home turn to a conservatory company for the solution. But are the nice guys in suits who work at the double glazing and conservatory showroom the best people to talk to about extending?

Our customers are replacing their conservatories

If our current workload is anything to go by, many people who own conservatories are not happy with them. Of the last 25 projects that we have been involved in where our clients wanted to build a rear extension, 13 of the projects involved tearing down an earlier conservatory. Of the remaining 12 other schemes that did not involve demolishing an existing conservatory, only one these properties had an existing conservatory. In other words, of the last 14 projects where a conservatory existed, 96% of our clients wanted to get rid of it and build a proper extension in its place.Dramatic temperature swings

What our clients regularly tell us is; that the conservatory did not live up to expectation as a room to use all year round. “Too hot in the summer, too cold in the winter and too noisy when it rains” is what we typically hear. You can add to that, high fuel bills to try and maintain a reasonable temperature when the sun doesn’t shine and in a few instances leaking roofs.  In most of these cases we are not talking about an old rotten wooden structures at the end of their life, but modern “shiny”  white UPVC conservatories that have in some cases only been up a couple of years and on a number of occasions have been erected for the current householder.  If in so many cases conservatories are not living up to the expectations of the homeowner, are the nice guys in suits at the conservatory showroom selling a crock or a dream?

Conservatories perform poorly

In an attempt to lure prospective customers in, the guys in suits at the window showroom may tell you how they offer a free planning service and that how most of their conservatories do not require planning permission or Building Regulation consent. However, it is the lack of these controls that give rise to the poor performance of conservatory structures. Among other things, Building Regulations require the structure to meet minimum standards when it comes to energy conservation, structural stability and construction.  One area rarely explained by conservatory salespeople is that the large external surface/floor area ratio of conservatories requires greater insulation than other parts of a house rather than less. Whilst these standards may seem a pain at the time of planning a new room, the controls are there for the benefit of the home owner and not the builder or salesperson.

What are the alternatives?

Modern well planned extensions with vaulted ceilings and overhead windows offer a much better all year round solution than conservatories. Higher levels of insulation are easily incorporated into extensions which help avoid the dramatic swing in comfort levels associated with conservatories. Unlike conservatories, extensions can be opened up if required to the room they are attached to, creating in the process multipurpose open plan spaces.   Proper foundations and building good insulated walls, floors and roofs does come at a price, which is more than that of a conservatory, however in terms of cost per usage or value for money, extensions are undoubtedly the winner.

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Is now a good time to extend?

Posted on June 3, 2011 by Space & Style

With the economic outlook uncertain and the recovery from the recession stumbling along, first impressions might suggest that now is not be a great time to sink more money into your property, but before you dismiss your dream extension have you considered all of the factors involved?

 

New extension FarehamHouse prices

Most economists believe that we have not reached the bottom of the fall in house prices. The realignment to match earnings and consumer confidence is not even across the country, but most analysts predict falls by around 8% by the middle of 2012 compared to 2010 prices. The anticipated continuing fall in prices is a clear indication that if you plan to be moving in the short term you would need to think carefully about any improvements.

Finance

For those lucky enough to be able to finance their building project from their savings, will know all too well that with the UK base interest rate still at 0.5% and inflation for the year to April hitting 4.5% there is little benefit in holding onto a dwindling amount of cash.

For home owners needing to borrow, the same low inflation rate stands them in good stead. It is now possible to get a 5 year fixed rate mortgages below 4% though this does come with a hefty £2,000 arrangement fee. With a more sensible arrangement fee of £199 you can obtain a mortgage 1.99% above the base rate fixed for the life of the loan, the caveat here is that the loan would usually be for a maximum 60% of the value of the property.   Should you need to be borrowing high amounts against your property value, the best available is 90% of the value at 4.19% above the base rate for the duration of the loan with no arrangement for.

The builders quote

Gone are the days when a homeowner would seek four quotes for that new two storey extension only to discover that their new mortgage loan that was costing an arm and a leg to pay back, didn’t impress the local builders. We have all heard the story of how two builders wouldn’t bother turning up, the third never came back with a price, despite numerous phone calls and the fourth who was already busy put in a cheeky high quote and landed the job.

Anecdotal evidence from a number of reputable jobbing builders suggests that work for builders has  slowed down and that jobs for them are more difficult to find. The good news for home owners seeking building work is that the reduction in work for builders has resulted in labour prices being adjusted down and more builders chasing fewer jobs.  The customer is now in the driving seat when it comes to builder selection and is able to shop around for the best value for money.

The Sales

It would be impossible not to have missed the continuous ½ price sales at bathroom and kitchen stores across the country from stores selling the nice things that could go into your extension.

Your property and extension

If you are setting out to extend your property simply with the aim of making money in the short term , you are likely to come unstuck. If you made any profit in this way it is likely that any gain would simply be lost in the administration of moving through Stamp duty, survey fees, estate agents, solicitors etc.  However if you take a longer term view on the work and see the extension as a way to achieve a different house for not a great deal of extra money, then you are likely to reap the benefits.

Creating an extension that will set your home above similar properties will always place you in a strong position for the future. Equally improving the properties curb appeal , or extending in such a way that your property appeals to people on higher incomes , will not only give a better resale value for the future but will provide a nicer home in the short term. Adding extra bedrooms will move a property up in value, as will providing the current most desirable property asset of a large open plan family room and kitchen.

The change from the builders market of only a few short years ago, to a customer driven market for building work financed through savings or a low interest mortgage means that your dream extension need not be so far away.

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An introduction to loft conversions

Posted on May 7, 2011 by Space & Style

The benefits

Lofts are one of the most underutilised areas of a house and if space is at a premium they can usually be converted into living accommodation for less than the cost of extending. Rooms created within the roof are endowed with character from sloping ceilings as well as the form of the new stairs; they boast better views than the rooms below and have a soothing tranquillity due to their proximity far away from other parts of the house. The benefits of loft conversions go further, in that they can often be undertaken without planning permission, do not rob the home of valuable garden space and if the home is ripe for a loft conversion, can be undertaken without disturbing other rooms.

If carried out in a manner that respects the design of the house and the neighbourhood, a loft conversion can add value to a home. However, if the driving force for the conversion is simply space with little regard to design, the conversion is likely to have a detrimental impact on kerb appeal as well as the property’s value. The secret of a good loft conversion is to achieve space and style.

If you are happy climbing to the lofty heights to your attic before you retire to bed and are considering a loft conversion, then read on.

Well planned dormer

Balanced design with traditional dormer

The trend

The current trend for loft conversions started with savvy homeowners who wanted to add extra space usually in the form of a master bedroom and ensuite bathroom within the attic. When a master bedroom is added in this way the lower floor is usually freed up for the exclusive use of growing children.

Developers have cottoned on to the benefits of putting rooms into the roof, with most national house builders now offering 3 storey homes with rooms in the attic in their portfolio.  The savings to developers by designing an attic room from the outset are significant. Developers will often build a master bedroom or guestroom and ensuite occupying the top floor of the house, achieved for little extra cost without increasing the footprint or roof area of the house.

What’s involved?

Loft conversions require the construction and installation of timber joists and wooden or steel beams to form a new structural floor. The work will then lead onto the installation of a staircase and windows, building of wooden partitions, insulating and plaster boarding, rewiring, plumbing, plastering, hanging fire doors and decorating.

The extent of work varies depending on the complexity of the job which is influenced by key factors.  The factors that determine whether your loft is ripe for conversion include the design and layout of the existing hall, landing and staircase, the shape and construction of the existing roof and the available height in the attic. If your home has the correct factors, the loft conversion should be economic and straight forward, whereas if the factors don’t work in your favour, you could be looking at more extensive rebuilding of the roof to accommodate the new space.

Cut roof

Dormer construction in cut roof

How long does it all take?

Many loft conversions do not require planning permission; however, I would always advocate good design irrespective of whether permission is required. In all cases Building Regulation consent will be necessary. It generally takes about 2 months to obtain the consents once the plans have been prepared and between 4 -8 weeks for the builder to create the conversion depending on the factors involved.

What else should I consider?

Loft conversions are prohibited in houses where the existing staircase is open plan to a room, as often found in houses from the 1970s. Consider the space you want to achieve carefully. The space gained at the new level will be significantly smaller than that at the lower level, if you have a three bedroom house, expect to get one decent room and a bathroom. Finally bear in mind that a loft conversion can dramatically change not only the look of a house, but how the house is used.

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Is this the most beautiful house in Britain?

Posted on March 28, 2011 by Space & Style

Polesden Lacey, built to impress

A visit to Polesden Lacey in Surrey, transports the visitor to a more glamorous era. In the early 20th Century the house was remodelled for an enigmatic millionairess hostess, Margaret Greville with a brief that the house should impress.  And Impress it does. Mrs Greville and her architects created a house in the country that was capable of entertaining royalty and outshining the country houses of her contemporaries.  In this respect the house and her lavish hospitality were truly successful; Princes, Maharajas, politicians and Edwardian glitterati were all entertained in style at this magnificent Edwardian home.

Polesden Lacey

Front of Polesden Lacey

Built at a time when planning had not been conceived, money to this fabulously wealthy owner was no object and there was a plentiful supply of talented artisans happy to fulfil a young woman’s dream, this country retreat was packed with every convenience, every luxury and every wish she could have.

Clever design

The two storey house is cleverly arranged around a private inner garden, with a generous hallway that circles it whilst providing access to all main rooms. Rooms look out from tall sash windows to gardens and countryside of outstanding natural beauty beyond. The layout provides light and airy spaces like no other period country house.  With the exception of the Gold Room which is decorated to excess and beyond, the house feels homely, relaxed and inviting.  The Gold Room was designed to impress Mrs Greville’s guests many of whom were more familiar with palaces, as a result the room is a state room on a grand scale, generously proportioned and blatantly opulent by any stretch of the imagination. This room has old money bling in huge dollops.

What visiting the house has to offer

On a recent visit to the house which is owned and maintained by the National Trust, I was spoilt for choice to decide my favourite room. The Billiard room which is an old school Gentleman’s club,  the Library, the Study or the magnificent two storey entrance which was simply designed to “make an entrance” as Mrs Greville or one of her VIP guests descended the stairs. Here the chosen few could relax in private, enjoy great hospitality and play.

This year for the first time visitors may ascend the same stairs to view Mrs Greville’s private quarters and one of the luxurious guest suites. Whilst she is no longer with us, her hospitality continues as visitors are encouraged to play the grand piano, have a game of billiards or choose a 78 to play on the gramophone.

A home unlikely to be ever repeated

Polesden Lacey may or may not be the most beautiful house and arguably was never intended to be a home, but simply a glamorous weekend getaway, a sort of private party pad for the rich and famous. However, one thing is for sure; given such wealth today, there would be a shortage of craftsmen to build it, even if the planners were to approve such a flamboyant house in the countryside.

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