8 – Olives Stores – Part 2 – Internal Refurbishment

| 17th October 2015 | 1 Comment

How I Organised the Work on my Property Development – Part 2 – Internal Refurbishment

Olive Stores, Brenchley, Kent TN12 7NQ

No 8 in series

This is the 2nd part of the article dealing with the actual works carried out on the Olive Stores project. The first dealt with the External works. Now we will look at the…

INTERNAL REFURBISHMENT:

The following works created two 4 storey 3/4 bedroom homes which we called Bourne House and Mulberry House.

Party Wall

The construction of the party wall was essential to get right. If it didn’t pass Building Control Inspection and failed the pending Acoustic Test then it would cost a lot of money to put it right.

The party wall was  built vertically through the property from the basement floor to the ridge; it was made up of two skins or 4” x 2” studwork with air 50 mm gap; the external surfaces received 2 layers of 15mm Acoustic Plasterboard (pink) and a skim coat of plaster.

The floor boards were cut back from the stud work to prevent foot step noise transfer across the wall.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Party wall construction - two stud walls with 50mm gap in between filled with sound insulation and the to be covered with 2 no pink fire and acoustic rated plasterboard.

Party wall construction – two stud walls with 50mm gap in between filled with sound insulation and the to be covered with 2 no pink fire and acoustic rated plasterboard.

 

The well went up fairly easily with only two areas where we had to create a Flying Freehold to get around windows. Additional fire board, thermal and acoustic insulation had to be installed in these areas on the floor and ceiling.

I am pleased to say the Party Wall passed Building Control inspection and the Acoustic Test with flying colours. This meant that each neighbour would not need to endure AC/DC at full volume or the theme tune to EastEnders.

Fire Compartmentation

In addition to the Party Wall we needed to construct a means of escape for the whole property. This meant that the floors, ceilings and walls of the stairs, hallways and landings from the basement to the attic rooms needed to be fire lined with 2no 15mm Pink Fire Plasterboard, overlapped and with fire sealant inserted at the joins.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Fire rated plasterboard - pink - fitted to stud walls

Fire rated plasterboard – pink – fitted to stud walls

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development -Stud work being covered with pink fore rated plasterboard

Stud work in Bourne House being covered with pink fore rated plasterboard

 

Further to this, every door that entered onto this means of escape that served a habitable room: Living room, bedroom, kitchen; or a room with a boiler, needed to have a fire door.

We had obtained agreement from the Building Inspector to use bespoke 35mm solid oak ledged doors with fire rated butt hinges and traditional thumb latches. The normal doors would look exactly the same but would be 22mm. Fire doors are not pretty and cannot be cut down. We had short doors in the attic space so this agreement meant we could have the same look of door throughout the property. Essential if we were to achieve the high end finish we envisaged.

Carpentry – 1st Fix

Now all the redundant finishes had been removed and the historic fabric had been exposed it was time to form the new internal layout by constructing stud partitions and door openings; we also needed to install the three new staircases.

We were very careful not to disturb any more of the original structure than was absolutely necessary.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - timber delivered ready to be used to construct rear extension

Some timber delivered ready to be used to construct rear extension – we used about 4 times what you see here

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - New collars installed in attic

New collars installed in attic

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development -Stud work on first floor of Mulberry House

Stud work on first floor of Mulberry House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development -Stud work installed and being filled with insulation

Stud work installed and being filled with insulation

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Stud work and main staircase stairs in Bourne House

Stud work and main staircase stairs in Bourne House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - - Andy Feaver and Joe installing new staircase in Bourne House

New staircase in Bourne House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - - Andy Feaver and Joe installing new staircase in Bourne House

Stair case in Bourne House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - New stud partition walls in Bourne House

stud partition walls

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - New stud partition walls with insulation

stud partition walls with insulation

New Fireplace

The proposed living room in Bourne House used to have a fireplace the remnants of which were hidden behind some boarding: “we rebuilt it” using the Dunbrick flue liner system. I won’t go into too much detail here save to say that you must decide the size of the Fireplace you want and this will determine the diameter of the flue liner system you will need to install. The system is made up of Gather, individual liner sections, sealant for between each section, Dunfil which goes between the installed liner sections and the external skin of concrete blocks. A simple system that any Brickie will be capable of installing. We have used this system twice, once her and the other on The Coach House project.

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - New fireplace in Bourne House

New fireplace in Bourne House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley after development - Fireplace in Living Room in Bourne House

Fireplace in Bourne House Living Room

 

Plumbing 1st Fix incl Design

Prior to arrival on site I had discussed the proposed foul drainage route with my chosen plumber. For the most part this worked but as with nearly all refurbishment projects involving older buildings, things changed but not much.

This is where one of my first mistakes on this project occurred. I didn’t discuss with the plumber the importance of the Party Wall and that any fixing of pipe to it must take place after the fire plasterboard had been installed. He went ahead and installed straight on to the studs; we therefore had to box in the pipework which had a cost implication and the Kitchen layout was affected to a degree.

My fault as I hadn’t communicated well on this very important point.

Cold water was via mains pressure; no tank required. The hot water was to be served up via an unvented cylinder with mains pressure. A secondary loop was also installed to ensure hot water to all locations instantaneously. Heating would be via electric radiators. (See Havilland Radiators via this link and also below)

Electrics 1st Fix incl Design

My wife, as previously mentioned, has the eye for design. She had made a plan of how people would use each room; where beds would be located; the location of sofa’s, chairs & TV: using this she drew up an Electrical Installation Design. She used an A1 plan and created an index with symbols for:

  • Meter location
  • Consumer unit location
  • Sky/TV/BT attic route in location
  • Power sockets
  • Light switches
  • Wall lights
  • Down lights
  • Pendant lights
  • Outside lights
  • Cupboard lights
  • Electric radiators
  • Shaver sockets
  • Appliance isolation switches points
  • Smoke Alarm locations
  • Heat alarm locations

We used this at pricing stage and on site. There were changes so we made sure there was a control document which all would refer to.

Our chosen electricians carried out 1st fix diligently whilst we were completing 1st fix carpentry.

This is where the programme of works started getting squeezed; the 1st fix carpentry had taken longer than expected; we weren’t ready for the electricians; we worked together to ensure there were areas for them to work in whilst we completed others they could move into.

Not a perfect scenario; tempers did get frayed at times but we soldiered on and only 1 or 2 days were lost as a result.

Plastering

As mentioned above 1st fix carpentry had taken longer than expected. We weren’t ready for the electricians and we definitely weren’t ready for the plasterers.

The contract was for 3 weeks. It took 5 even with my providing extra labour to finish the carpentry and help with the plasterboard fixing.

The delay cost me an additional £2,000 on the contract price.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - skim plastering to ceiling

Skim plastering to ceiling in Bourne House

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - specialist plastering to between studs

specialist plastering to between studs

 

Thermal Insulation

The ceilings and internal walls needed insulating. As soon as 1st fix electrics and plumbing had been completed the ceilings were insulated using 100mm wool bats. As soon as one side of a stud wall had received a sheet of plasterboard 100mm wool bats were installed.

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - Insulation and plasterboard being fixed between joists

Insulation and plasterboard being fixed between joists

 

Grade 2 listed property development - Olive Stores, high street, Brenchley during development - New stud partition walls with insulation

stud partition walls with insulation

Kitchen Installation

We have an account with PWS who manufacture the Second Nature and 1909 kitchen range. We have used their services many times. We order the doors and frames and these are sent to Kitchen Generator in Ashford who provide all the carcasses and fixings. They put them together and deliver the ready assembled units to site. My carpenter then fitted them in place; next came the worksurface.

We chose a Quartz surface again from PWS. It is very important to get the templating of any Quartz, Corian, Granite etc worksurface right as a poor measurement will be very costly.

You can do the template yourself by cutting a board to the exact size for each section with the sink/hob cut out and any other holes, drain grooves identified; you then need to get this to your supplier; they will then cut and deliver; your kitchen fitter should be able to install if he is familiar with the type of worksurface; best to check when selecting your fitter as there are specialist techniques for each type of surface; we decided on the template and instal service. Costs a bit more but for the peace of mind it is worth it.

 

 Grade 2 listed property development - Olive Stores, high street, Brenchley after development - Kitchen in Bourne House with shutters

Kitchen in Bourne House with shutters

 

 Grade 2 listed property development - Olive Stores, high street, Brenchley after development - Kitchen in Bourne House

Kitchen in Bourne House with shutters

 

Grade 2 listed property development - Olive Stores, high street, Brenchley after development - Kitchen in Mulberry House

Kitchen Mulberry House

 

Bathrooms design and purchasing

Louise designed the layout and selected the range; we obtained prices from a number of suppliers; the winner was Drakes of Tunbridge Wells. A great price and resulting service.

Plumbing 2nd Fix

Phew…the plastering has finished so now the bathrooms, WC’s, showers, baths, utility and kitchen sinks etc can now be installed.

As you know we were creating two houses; Bourne House and Mulberry House; Bourne House was being finished ahead of Mulberry so the plumbers completed 2nd fix in there whilst we finished plastering in Mulberry House

Lighting purchasing

As above under 1st Fix Electrics, my wife Louise had already decided where the lights were to go; now it was time to select and purchase the lights to ensure they were on site for 2nd fix electrics.

Downlights: We decided on LED downlights. They came with a 7 year guarantee.
Wall Lights and Outside Lights: these were from Garden Trading; they suited the property perfectly providing the necessary charm.
Pendant lights: The majority were being supplied as standard pendants or Batten Holders; we purchased only the lights that would go over the tables in the dining rooms and kitchen. Again these were from Garden Trading

Electrics 2nd fix

As with 2nd fix plumbing the electricians were given access to Bourne House first. Mulberry was completed two weeks later which worked out well as there were a lot of fittings to install.

Electric Radiator purchasing

As previously mentioned, the heating for both houses was to be provided by Electric Radiators as there was no Gas in the village and no space for oil tanks.

There is lots to know about Electric Radiators; they have changed a great deal since the days of the Dimplex night storage radiators.

We carried out a lot of research before deciding on the Havilland Designer radiators. We purchased ours through CEF of Hastings.

They are easy to instal; hang on the wall and then plug into a socket or ask your electrician to hard wire the connection.

Carpentry 2nd fix

We really are onto the final straight and the end is in sight. 2nd Fix carpentry includes:

Skirting and Architrave: we chose Ogee for both; MDF primed; all purchased from Howdens who had a very good promotion on.

Doors: We had purchased Bespoke Solid Oak ledged doors from our window and stair supplier; these were installed using black brass butt fire rated hinges; the doors entering onto the means of escape (see Fire Compartmentation above) were 35mm whereas the others were 22mm.

Cupboards: We wanted panel doors with beading to complete the look. Our carpenter constructed the frames from prepared timber and the doors from 18mm & 9mm mdf plus a bead. We used brushed nickel hinges and knobs.

External Doors: Again these were bespoke. Once these were hung the carpenter fixed letter box and internal draught plate, night latch, 5-lever deadbolt lock and bolts top and bottom.

Signs: We purchased slate signs for each house from Timpsons

Floor and Wall tiling

The floor and wall tiling in the bathrooms was completed soon after 2nd fix plumbing. We went for a grey floor tile with a tile skirting and a contrasting grey tile within the showers and baths; both with white grout at 3mm.

 

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

 

Grade 2 listed property development - Olive Stores, high street, Brenchley after development - Dining Platform in Bourne House

Dining Platform in Bourne House

 

Internal Decorating

The saying ‘the devil is in the detail’ is no truer than when talking about the internal decorating of any project. If you get this wrong: colours; finish: then all that went before will be diminished.

Again Louise took a lot of time, and many sample pots!!, to come up with a combination of colours that would complement the oak beams, brick walls, oak floor and the age of the property. She selected two emulsion colours; one for the living rooms, dining rooms and kitchens; the other for the bedrooms and bathrooms. The woodwork was an off white. Brilliant white is too stark.

I hope you agree after viewing the photographs that she did a good job.

The decorators we chose also did a good job and work very hard to ensure the properties were delivered to me in time for the scheduled carpet installation.

Carpets and Vinyl Flooring

My brother in law just happens to own a carpet shop, Butler House carpets, Cranbrook in Kent.

We selected the same Oatmeal carpet throughout and went for an Oak Effect vinyl in the basement utilities and attic WCs.

Snagging

The properties required only minor snagging as I had ensured that any snags were dealt with at the time each individual trade completed their works. Having said that the snags took one multi-trader 1 week to complete. I didn’t call the trades back as they had worked hard when they were on site. I felt it was better to maintain the relationship and pay for the multi-trader to complete the snagging.

Completion Certificate

My private building control company BBS had been carrying out regular inspections of the works during the build; I had provided all the plans prior to starting work for their approval and after sending in the timber and damp proofing guarantees plus the Acoustic testing report the Completion Certificate was issued.

Well there you have it. From start to finish the project took 22 weeks. Pretty good going considering how much work needed to be done.

 

Mulberry House Sales Brochure

Bourne House Sales Brochure

 

Lesson learnt: the programme needed to be longer with more time provided for 1st fix carpentry. Other than that I was pleased with how it went.

 

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

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  1. Louise Jenkins says:

    Just to say….could not be prouder of you, this is an amazing site with great tips and information.

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