Side Extension on 16th Century Grade 2 Listed Cottage

| 18th October 2015 | 0 Comments

16th Century Grade 2 Listed cottage requiring refurbishment and a replacement side extension.

Beryl Cottage, Cranbrook

I bought Beryl Cottage, a grade 2 listed cottage, in October 2010 for £337,000.

 

Grade 2 listed cottage, Cranbrook Kent - Beryl Cottage - scafold before work starts

Beryl Cottage, Cranboork – Before works start

 

The main house just required some minor changes including an en-suite and bespoke wardrobes to the master bedroom, new oak floor to the dining room, an electrical / central heating upgrade including a new boiler and general re-decoration. Externally all the weatherboarding needed to be stripped back and re-painted. The roof needed attention but we decided to do this at the same time as the extension.

The main issue was the very narrow 1970’s side extension which housed the small kitchen and a tiny bathroom on the first floor.

Once again I employed the services of architect Stephen Langer and with his assistance obtained planning permission for a modest sized two storey side extension with windows to the front and side and a large Oak window and door to the rear. The overall dimensions were in the region of 5m x 4m. Anything bigger would have been out of proportion with the rest of the cottage and would have looked wrong.

We did meet another architect who suggested a glazed extension to link the house with the garage. This would never get permission and his suggestion showed his inexperience dealing with Listed Buildings. Be careful about which Architect you use. If a Listed property try to find one that is experienced and has been successful with such applications. If a simple application you may be able to just use a technical drawing/design agency. They are normally cheaper and more often than not offer a Full Planning Application and Building Regulations  service

What my architect, Stephen Langer, does is he comes up with a scheme/design and first discusses it with the conservation officer (if the property is Listed or in a Conservation area), and then with the assigned planning officer. This can be on site but more likely at a Pre-application meeting (Pre-App). Once all appears in order he will then and only then submit the application.

By carrying out this upfront work you are more likely to have permission granted via planning officer delegated powers rather than the case being put in front of the planning committee for approval.

Another good thing to do is to lobby the Parish Council and also the District Councillor that sits on the planning committee. More often than not they will meet you at the property and look at your plans. They will highlight any issues which you can address before submitting your application. I did this very successfully on the Burwash Cornstores Project.

In essence you want a scheme that gives you what you want and that will not meet with any objections once submitted. If there are issues these should always where possible be resolved prior to submission. A refusal is always a blot on the planning copy book and is difficult to over turn.

 

Grade 2 listed cottage, Cranbrook Kent - Beryl Cottage - work has sarted on the side extension

Beryl Cottage, Cranbrook – During works

 

This was a simple build requiring the services of the following contractors:

Groundworkers – Demo of original extension, drainage, foundations, walls to DPC, over-site and slab with DPM

Bricklayers – Brick and block walls to eaves. New openings.

Carpenters – Pitch the roof and install stud walls. Kitchen installation

Electrician – Extend existing upgraded installation including power, cooker, hood, down-lights, outside lights and on the first floor power and lights

Plumber – Extend existing upgraded installation including heating, hot and cold, Dishwasher, washing machine, sink and on first floor bath, shower, basin and WC.

Roofer – Insulation between rafters and lay Peg tiles

Plasterer – Plasterboard fixing and skim coat

Decorator – All new windows, skirting, architrave and new plaster.

I sold the property for £470,000 having spent about £60,000 on the upgrades and extension. A nice profit of £73,000

Here are several photographs of the finished product. We decided to use Hoskins 50mm bricks and a lime mortar mix using Restoration Sand. I am sure you will agree the extension compliments the original house perfectly.

Grade 2 listed cottage, Cranbrook Kent - Beryl Cottage - new side extension finished

Beryl Cottage, Cranbrook – rear view of finished side extension with oak window and door…plus Harry our Bearded Collie

 

Grade 2 listed cottage, Cranbrook Kent - Beryl Cottage - new side extension finished

Beryl Cottage, Cranbrook – Front view of finished side extension with fence and planting

 

Grade 2 listed cottage, Cranbrook Kent - Beryl Cottage - Kitchen within new side extension

Beryl Cottage, Cranbrook – Kitchen

 

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Category: Beryl Cottage - Cranbrook, Construction Phase, Design and Planning, My Projects, Property Developing, Property Professionals

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