7 – Olive Stores – Organise the work – part 1

| 17th October 2015 | 0 Comments

How I Organised the Work on my Property Development – Part 1

Olive Stores, Brenchley, Kent TN12 7NQ

No 7 in series

Now the fun starts……

……….in previous articles about the Olive Stores project we dealt with finding a property, negotiation the deal, designing a scheme, obtaining planning permission, buying the property and finding & employing tradesman. Now we have to build the thing and organise the work!!

Planning Conditions!!!

This is very important. Before you are allowed to start work you need to  eal with any conditions imposed as part of the planning permission. You will find these contained within the planning decision notice.

Some conditions are easy to deal with. Others less so requiring input from your architect or structural engineer.

You may be asked to provide:

  • sample materials eg tiles, bricks
  • window details which will require an architect’s drawing
  • a brick panel to show colour of bricks and colour and style of pointing
  • structural drawings to demonstrate how any changes will affect the structure – especially important on Listed Buildings
  • window repair schedule
  • method statements for elements of work

etc etc……

I reiterate: conditions must be discharged prior to works commencing or at the very least you liaise with the planning department to obtain permission to start in some way eg soft strip, whilst the conditions are being dealt with.

External Works

Scaffold with full tin roof

To protect the works from the weather and to provide access to all external areas.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - scaffold with sheeting and temporary tin roof

Scaffold – sheeting and temporary tin roof still to be fitted and constructed

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - scaffold with sheeting and temporary tin roof

Scaffold with sheeting and temporary tin roof

 

Soft Strip

The removal of all internal redundant finishes. Legal damage & dirty fun!! Lots and lots of skips and waste removal firms. Full personal Protective Equipment required due to dust and nails. This took 3 weeks hard graft. By the finish my three labourers didn’t want to pick up another hammer or broom and definitely didn’t want to see another skip.

The soft strip was essential to my plans as it exposed the character that up till now had been hidden behind modern additions. Beautiful brickwork and lovely beams. All would need to be incorporated in the design to marry history with all mod cons.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Soft strip - piles of rubbish

Soft strip – piles of rubbish ready to be removed to skips

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - structure after soft strip and before new walls and floors

Rear dining platform of Bourne House after soft strip

 

Roof strip

The removal of original roof covering in preparation for repair of timbers and re-instatement. This work exposes the wonder of the original oak structure. Very interesting. The concrete tiles, which no one ever wants, even for free!! were trashed. The Kent peg tiles were set aside on the scaffold to be re-used.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - rearelevation after peg tiles have been removed

Rear elevation after peg tiles have been removed

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Roof being stripped

Roof being stripped

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Rear roof stripped ready fur demolition of old additions and pitching of new gable extensions

Rear roof stripped ready fur demolition of old additions and pitching of new gable extensions

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - front elevation after peg tiles have been removed

Front elevation after peg tiles have been removed

Windows and Doors Procurement

Now the structure had been exposed it was time to order the windows and doors as all the openings will be known. All mine were to be bespoke due to the irregular size of the openings.  Plus the ones off the shelf didn’t possess the same character as those I was retaining and I was trying to get a similar look without over doing it and creating a mock 17th Century window. We all remember the ‘Mock Tudor’ look of the 80’s. Has it stood the test of time? I don’t think so. I employed the services of Patrick Wigram Creative Joinery near Cranbrook –

 

IMG_1726

 

Tanking of basement

There were several rooms in the basement that were damp. I wanted them to become utilities, WC and bedrooms. These essential works were required to prevent water ingress at below ground level. Great for when you come to sell as all work and materials are backed by a lengthy guarantee. I employed Nick Teasel of South East Timber Treatment to complete the works using the K11 Sovereign Tanking system and an epoxy floor coating.

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Old render being removed prior to new K11 Sovereign Tanking system

Old render being removed prior to new K11 Sovereign Tanking system

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Walls in basement ready for sovereign K11 tanking system

Walls in basement ready for sovereign K11 tanking system

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Walls in basement ready for sovereign K11 tanking system

Walls in basement ready for sovereign K11 tanking system

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Nick Teasel installing K11 Sovereign Tanking system in basement

Nick Teasel installing K11 Sovereign Tanking system in basement

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Nick Teasel installing K11 Sovereign Tanking system in basement

Nick Teasel installing K11 Sovereign Tanking system in basement

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - K11 Sovereign Tanking system in basement

K11 Sovereign Tanking system in basement

Drain Survey

The existing drains manhole was located to the rear of the property. I knew this served all existing foul drainage but a) I dint know if surface water also went through the same drain and b) where the pipes went to. I arranged for a CCTV Drain Survey to establish the route of the pipes and their condition. A CD was provided which showed that all pipes were in good condition and YES, the surface alter down pipes did use the same run.

Chimney Repairs

There were 3 chimneys that served my property and next door. I had 6 fireplaces. I was going to open up and service some of the fireplaces and cap the rest to prevent bird nests; I didn’t know which flu served which fire. I therefore arranged for a CCTV survey and clean of all the flus. All had nests but once these were clear all were found to be in good condition internally; however the tops of the chimney stacks including some corbeling and flaunching were a bit crumbly. Also one stack and parts of the other two needed re-pointing. I secured the services of a Brickie and over a two week period he replaced all the pots and flaunching and spent many hours removing the old mortar and replacing with new Lime Mortar.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - new pots and flaunching on newly pointed chimney

New pots and flaunching on newly pointed chimney

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - newly pointed chimney

Newly pointed chimney – 1 of 4

Beam and Brick cleaning

Whilst the external works were going on I arranged for a team to come in and clean the beams and bricks. This took a few days but the result was just what I as looking for. All the black and dirt had been removed from the oak beams and posts to expose the wonderful colour and grain; the brick had any dirt removed which brought out the lovely red of the brick and the white of the lime mortar.

Timber Treatment

Over a weekend and after the beams had been cleaned I arranged for all the timbers to be treated to prevent Woodworm and Beetle infestation. Floor boards were lifted and every possible piece of wood was sprayed. As with the tanking a lengthy guarantee is provided which is very useful when you come to sell.

Carpentry – structural repairs

Before you can build anything you must always repair the existing so it is structurally sound and capable of receiving the new elements.

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - timber repairs to roof structurre

Andy Feaver carrying out timber repairs to the roof structure

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development -Timber repairs to dormer window

Timber repairs to dormer window

Carpentry – Instal pads, posts and flitch beams to support extension

600x600x600 pads were dug in the basement; these were filled with concrete to take the 200×200 Oak posts that would support the flitch beam (A sandwich of timber and steel) which in turn would support the extensions.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Post pad hole dug ready for concrete

Post pad hole dug ready for concrete

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - concret installed in hole for principle post

Post pad hole with concrete and DPM

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development -Flitch beam being made by Andy and Warren

Flitch beam being put together by Andy and Warren

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Flitch beam made and ready for installation

Flitch beam made and ready for installation

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Flitch beam

Flitch beam being offered up

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Air dried Oak installed to support new gable end extensions

New oak installed to support gable end extensions

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Air dried Oak installed to support new gable end extensions

New oak installed to support gable end extensions

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Air dried Oak installed to support new gable end extensions

New oak installed to support gable end extensions

 

Carpentry – Cut out rafters to make way for triple bay extension

We had to be careful when doing this as we were dealing with a 300 year old structure. Once the required number of rafters had been removed we installed some ties at attic level along the length of the joists to give the structure some additional strength.

Carpentry – Pitch new extension and prepare for tiling

This was when you could really start to see how the extension was going to look. The extra space the extension was going to provide was the make or break of the development. Once the timber elements were in place Sterling Board was fixed to the external elevations to provide rigidity. Onto this was fixed a breathable membrane and battens for the tile hanging.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development -Extension construction - En-suite to Master bedroom Mulberry House

Extension construction – En-suite to Master bedroom Mulberry House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Extension construction - En-suite to Master bedroom Mulberry House

Floor installed in En-suite to Master bedroom Mulberry House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development -Extension construction insulation- En-suite to Master bedroom Mulberry House

Insulation installed in En-suite to Master bedroom Mulberry House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Triple gable end extensions during construction

Triple gable end extensions during construction

 

Re-roofing and new tiling to the Extension

The contract I had with the roofer included for installation of the Cellotex board insulation between the rafters of the roof and studs of the extension, roof membrane, battens and tiling. The insulation was installed quickly as was the membrane and batten. The Kent peg tiles that were removed from the roof were used to tile the front section that faced the street. The handmade Nib tiles that were removed, plus others that I bought from a reclamation yard, were used to tile the rear section. Nib tiles are bigger than Peg tiles so ordinarily should not go onto a roof with peg tiles. However due to the scarcity of good quality reclaimed peg tiles (and Nibs are half the price!!) I asked the conservation officer if I could use them on the rear section only; I would set them at a Peg Tile gauge. This meant that the roof battens would be fixed as if a peg tile was to be used. The height if the nib tile would therefore look like a peg but the width would be larger. Very difficult to tell the difference from the pavement. I saved £3,000 by doing this. For the ridge, valley and bonnet tiles I used a new Spicer fitting. I could have used reclaimed but would be very difficult to find the quantity I needed of the same fitting. New was the way to go.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - high up view of new triple gable end extensions

High up view of new triple gable end extensions

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development TLX gold insulation rolled out prior to batten and tiling-

TLX gold insulation rolled out prior to batten and tiling

 

Extension tiling – roof and elevations

The reclaimed nib tiles were used on the roof elements with Spicer fittings. For the Elevations I obtained permission from the Conservation Officer to use a new peg tile from Aldershaw handmade tiles. Remember, if you want your tiling to look ‘right’ then the colour of the tiles used on elevations MUST contrast with those used on the roof. The reason: back when old properties were originally built the roof and tile hanging would have been done at the same time using the same tile. Tiles at a pitch and those hung vertically wear at a different rate resulting in the colour difference; that is why old buildings look the way they do. You can use the same tile on both areas but for some reason it just doesn’t look ‘right’.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - peg tiles ready to be laid

Peg tiles ready to be laid onto new battens

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - peg tile roofing to front elevation

Peg tile roofing to front elevation

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - new rear extensions roof with batten and tiles ready to be laid

New rear extensions roof with batten and tiles ready to be laid

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Rear Gable extension roofs part completed

Roofing to the rear gable end extensions part completed

Side elevation refurbishment

The side elevation was made up of brick, tile and timber elements. The brick had peeling painted, the timber weatherboard was rotten and the tiles, which were also painted, were falling away from the battens. All the tiles and boards had to come off. When off insulation was installed, then membrane and batten. As the tiles were going to be painted I found some second had tiles at the reclamation yard, 20p eachJ, and these were hung. I purchased some new weatherboard which was primed ‘on both sides’ prior to installation.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley after development - rear triple gable extension

Triple gable extension in cat-slide roof

 

Carpentry – New side entrance

We decided on having a new side entrance as a) nobody likes to walk straight of the street into a living room: draughty not to mention the dirty shoes; and b) the design would create interest with different levels and surface finishes within the entrance hall. I was very pleased with the finished result.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley after development - side elevation with new main entrance

Side elevation with new main entrance

 

Cast Iron Rainwater goods

The last external works prior to decoration. You have to be careful here. A good measure and drawn out design will save you money. Cast Iron is expensive. The size of the roof and number of downpipes will determine the size of the gutter and the diameter of the downpipes. In essence you need enough depth in the gutter to carry the water away to the down pipes before they overflow and the downpipes need to be man enough to take the water away fast enough when it arrives. I bought mine from RainClear. A great price, good communication and fast delivery.

External Decoration

Now all the external works had been completed it was time to ‘get the decorators in’. On this project the scaffold was cleared last thing on Friday with the decorators arriving on the Monday; a close run thing. I was up the scaffold with the Jet Wash (we don’t want dust near decorating) cleaning not only the structure but also the scaffold for several hours until it was dark. All external decorations were completed whilst my team started on the Internal Works.

Please now go to the next article in this series to find out how I organised the internal works on the Olive Stores development.

 

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Category: Construction Phase, My Projects, Olive Stores - Brenchley, Property Developing

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