SELF BUILD + RENOVATION + CONVERSION + EXTENSION

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HOW TO CREATE A
Plan,
design &
build your
dream
home
ADDING SPACE

SMART HOME Extend Your

Summer with
The Best Tech for a Future-Proof, a Garden
Low-Bills & Easy-to-Live-in Home Room

NEED TO
KNOW ARCHITECTS’ SECRETS
Expert Tips to Beat
Planning Objections
Making the Most of
Getting Windows
Rainwater Harvesting
Buyer’s Guide: Eco
& Glazing Right
Stoves & Fires Must-Read Guide to Window Design

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 editor’s letter 03

MEET THE TEAM

EMILY SMITH is Build It’s

deputy editor and supplements
editor. She also coordinates

Welcome
our real-life homes (page 27)
to inspire your project. For
more from Emily log on
to self-build.co.uk/emily

ANAMIKA TALWARIA

W
is Build It’s features editor.
ell, this issue has been something of a whirlwind! This month, she’s diving into
We were champing at the bit to let you know about how smart home tech can
improve your lifestyle (page
the new Help to Build equity loan scheme in our 54). Read more online at
self-build.co.uk/anamika
previous edition, which included a teaser about
how it could help those with smaller deposits (such as first-timers MARTIN GAINE is a
former council case officer
and younger buyers), as well as self builders who simply want some turned planning consultant.
On page 80, he explains
extra assurance as they look to realise their projects. Unfortunately, how much water your
we just missed the boat, as the government didn’t formally launch in neighbours’ objections
hold in planning decisions.
time for our press deadline (flabbergasting, I know). Fast forward a
week, and the good news was out as Help to Build hit the headlines JULIA RIDDLE is a
planning consultant with
in The Times, as well as on your favourite website Self-Build.co.uk! over 14 years of experience,
specialising in self build
We’ve now got the full lowdown for you over on page 84. for over six years. She’s
Fast forward another fortnight and Boris Johnson was stepping also a regular expert at
our Build It Live events.
down as PM, while simultaneously appointing a raft of new front
benchers (including yet another minister to the housing portfolio). NIGEL GRIFFITHS is
a sustainability consultant
The good news for those of you interested in commissioning your specialising in eco house
construction, renewable
own bespoke home is that self and custom build enjoys cross-party energy, building performance
and home heating options.
backing in Parliament, so the Help to Build looks set to stay for the More at self-build.co.uk/nigel
next four-plus years. With house values continuing to surge upwards,
the scheme is much-needed; and yours-truly might even be tempted JULIAN OWEN is Build
It’s design doctor and a self
to sign up in the near future for his next project. Before that, there’s yet build architect with his own
practice. He’s the founder
more excitement ahead as Emily and I head off for our wedding and of the Association of Self
Build Architects. Read more
honeymoon / self build planning trip... see you next issue! at self-build.co.uk/julian

EDITOR’S
Ch ris
CHRIS BATES, EDITOR
ALAN TIERNEY is a
historic buildings expert
and conservation specialist.
FAVOURITE He’s currently taking on his
FEATURES own heritage renovation. You
can follow his progress online
at self-build.co.uk/alan

OPINDER LIDDAR is
a Build It Award-winning
architect and director of
Lapd Architects. On page 74,
54 84 he’s sharing window design
tips and you can read more
at self-build.co.uk/opinder

PEFC Certified
As part of our sustainability commitments,
Build It magazine is printed on paper from
sustainably managed forests and controlled
COVER IMAGE: GARY JOHNS ARCHITECTS / MATTHEW SMITH ARCHITECTURAL PHOTOGRAPHY / IDSYSTEMS (SEE PAGE 74) sources. www.pefc.co.uk

SUBSCRIBE TODAY See page 92 for this month’s subscription offer or visit www.self-build.co.uk/subscribe
9f7bab5c-145b-4f97-adf3-e65f07f8ff02 »
Comfort and
efficiency.
All year round.
Seasons change, but the comfort level in your home doesn’t have to change
with them. The new NIBE S2125 is our most energy efficient air source heat
pump yet combined with a new design for lower noise levels. Together with the
NIBE S-series indoor module and wireless accessories, the S2125 is a natural
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Explore the S-Series at nibe.co.uk

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 contents 05

44
17

36 28
REALLIFE HOMES RENOVATION & BUILDING
Project inspiration: brick design 17 COVER
STORY In focus: home automation 54
From texture and colour, through to unit size and bonding Anamika Talwaria shares the pros of a well crafted, intuitive
pattern, there’s plenty of scope to make a bold design setup. Plus, she looks at what parts of your property could
statement with your home’s brickwork. Check out this benefit from connected living, and the best ways to plan
hand-picked selection of schemes to get some ideas and integrate a lifestyle-enhancing smart home system

On the doorstep 28 COVER

STORY Rainwater harvesting: the basics 60
First-time self builders Royan and Helen Anthony traded Want to boost your property’s eco credentials by reusing
in their 18th century farmhouse for a characterful oak rainfall? Rebecca Foster explains how it’s done, as well as
frame abode, built on the grounds of their previous house outlining the key considerations when choosing your setup

60s-inspired self build 36 COVER

STORY Stoves & fires 63
Architect Lesley Cotton masterminded the design of her Get your house ready for heating season, as Jane
own bespoke home, creating a modern take on the terraced Crittenden gives the lowdown on how to retrofit a new
row of 1960s townhouses just next to her garden plot woodburner, gas or electric appliance in an existing home

Daring to dream 44 COVER

STORY Garden room inspiration 68
A wraparound extension and layout rejig has transformed Thinking about adding space by erecting a standalone
this house in Cornwall, allowing owners Claire and Andrew structure outside? Our selection of schemes provides
Jeffrey to make the most of the sweeping coastal vistas plenty of design ideas and practical solutions

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
 06 contents

63 84
74

68
EXPERT HELP REGULARS
COVER
STORY Window design: getting it right 74 Inspiration 09
Glazing plays a huge role in the overall design success of All the essential self build and renovation
your home, says architect Opinder Liddar. Here, he gives news, plus ideas to spark your project plans
his expert advice on how to plan this aspect of your project
COVER
Subscribe today 52
STORY Neighbour objections 80
Planning expert Martin Gaine shares his guidance on Self build mortgages 93
the best way to navigate the process if your new build Discover the latest mortgage deals, here
or home extension faces opposition from local residents
Land finding tips 94
Help to Build explained 84 Our guide to finding a viable building plot,
This government-backed equity loan scheme is set to make plus a selection of sites for sale (page 99)
self building an affordable choice for 1,000s more people
by enabling lower-deposit mortgages. Here’s how it works Next month 113
See what’s coming up in our October issue
Extensions cost calculator 88
Find out how far your budget will stretch by using the Architect’s view 114
Build It Estimating Service, our powerful ready reckoner George Frost and Maria Sevillano, both
directors at Fresh Architects, share their
Ask our experts 101 ideas for updating the facade of your
Our crack team of specialists tackle your project queries house to create a sleek, modern aesthetic

Build It September 2022

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 25
Year
Warranty

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As award winning architects and designers we aspire to create extraordinary buildings and spaces for our
clients, sometimes from the most difficult of design briefs. Central to our philosophy is that good design
should reflect the needs of our clients and respond to the surrounding environment.

Pushing the boundaries of design we are able to achieve timeless, highly innovative and sustainable
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new builds
9f7bab5c-145b-4f97-adf3-e65f07f8ff02
extensions conversions
 news 09

inspiration
MARTIN GARDNER

Sensitive modern extension

AR Design Studio is behind this contemporary addition new extension establishes a clear separation between
to a grade II listed home. Located in a conservation area, driveway, garden and entrance – thanks to a brick wall
the original house had a cluttered and awkward layout with that blocks the rear from the front elevation.
multiple entrances, no separation between the front and Full height glazed sliding doors provide a connection
back gardens, and a poorly-considered extension with an to the garden from the new kitchen extension. This helps
unused conservatory. The homeowners approached AR pour plenty of light into the space, and a steel profile roof
Design Studio to rectify the flow of the floorplan and with timber-clad overhang provides shading to prevent
rejuvenate the historic appeal of the building. overheating in the summer months. The modern material
The architect engaged with the local council to show palette consists of wood, steel and grey brick, a deliberate
how its plans would respect the original structure, whilst contrast to the original listed house, ensuring that there is
offering modern open-plan living to suit the owners. The a clear distinction between the new and historic.

For more information, call 01962 864545 or log on to www.ardesignstudio.co.uk

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
10 news

Secluded

JIM STEPHENSON
PROJECT self build
OF THE by PAD Studio
MONTH
This new family home replaces a
ramshackle cottage that had been
haphazardly extended over years of
development. Pad Studio was originally
commissioned to refurbish the property, but the New
Forest National Park’s planning authority recommended
a brand-new abode on the same footprint instead.
The L-shape plan of two connected rectangles
helps minimise the scale of the dwelling so that it
sits sympathetically in the verdant surroundings. A
combination of white render and timber cladding
echoes nearby A-frame chalets, in-keeping with the
vernacular, and thus meeting planning stipulations.
Plenty of glazing allows natural light to flood the
home and gives the homeowners the strong connection
to the garden that was central to their brief. The master
bed suite, two further bedrooms and a family bathroom
occupy one wing of the home, while an open plan living-
dining-kitchen-utility space occupies the other.
The interior palette of natural materials – including
oak, polished concrete, exposed plasterwork and jute –
was chosen to bounce light throughout the home. The
walls and ceilings are hand washed in natural Clayworks
plaster, adding a muted, textured finish throughout.

For more information call 01590 670780

or visit www.padstudio.co.uk

Increasing costs Installers hesitant

impact renovations
The price of building materials continues
£51,000
is the shortfall the average first-time
on heat pumps
According to research from Baxi (www.baxi.
to rise steeply, so it’s never been more buyer currently faces to buy a typical co.uk), less than a third of the UK’s heating
important to complete a robust costing starter home (costing around £234,469) engineers are prepared to install heat
exercise when planning your project. compared to the mortgage (£196,818) pumps in the near future, amidst concern
According to research by UltraLEDs (www. that can be borrowed on an average about a lack of government support for
ultraleds.co.uk), 24% of renovators have annual gross salary of £32,927. The industry to match its Boiler Upgrade
had to up their budgets to complete their newly launched Help to Build equity loan Scheme grants. 39% said they would be
projects due to materials hikes, with a scheme should open up more funds for more likely to fit the appliances if they
further 27% saying they’ve faced delays potential first-time buyers to self build. received help with training costs. “It’s vital
as a result of increased costs. The Build It Turn to page 84 for an in-depth guide into that installers are supported with the right
Estimating Service (www.buildit.co.uk/ how the scheme is set to make owner- information, incentives and training,” says
estimate) is a useful budgeting tool. commissioned homes more accessible. Karen Boswell MD of Baxi UK & Ireland.

What’s on?
PRACTICAL CLAY GUIDE TO WIMBLEDON BASIC PRACTICAL SELF BUILD & PLANNING &
PLASTERING RENOVATION HOMES & ELECTRICS RENOVATION DESIGN CLINIC
PROJECTS ANTIQUES FAIR SHOW
10TH-14TH AUG 6TH SEPT 24TH SEPT
£200, ANGLESEY 3RD SEPT 4TH SEPT £55, ONLINE 23RD-24TH SEPT FREE, ST NEOTS
£165, SWINDON £2, LONDON WORKSHOP FREE, SWINDON
This hands-on course The experts at Potton
will teach you how Learn how to upgrade Source a range of Get to grips with Kickstart your project are offering a 40-minute
to make and apply your building with heat antique, retro and electrics, including with impartial expert one-to-one session to
natural clay plaster. & sustainability expert vintage finishes for lighting circuits advice from over 200 help you navigate the
David Hilton. your home project. and switches. exhibitors. early build stages.
schoolofnatural
building.co.uk nsbrc.co.uk antiques-atlas.com thegoodlifecentre.co.uk nsbrc.co.uk potton.co.uk

Build It September 2022

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 news 11

need to know
The NSBRC’s place in self build

We just celebrated the 15th birthday of the National Self

Build and Renovation Centre (NSBRC) in Swindon, which
opened its doors back in January 2007. The sector has
changed immensely since then, and one notable shift has
seen the centre become an employee-owned business. So,
you can be assured that our small team is passionate about
helping people achieve better homes – and we’ve got the
hands-on advice and expertise to back it up.
The NSBRC has always been a kind of market hall for
finding new products – one that’s constantly evolving to
showcase the latest tech. While we know that so much
can be seen and ordered online, there are now over 200
exhibitors promoting their products in our year-round
showroom. My view is that there’s no better way to specify
a product than to touch it, feel it and see how it works in
action. In that way, we offer a unique experience as we’re
specifically catering to every step of the self build journey.
And it’s not just a one-off visit – people come back to see
products again, speak to suppliers or get impartial advice
from our experts. In fact, that’s one of our key principles:
inspire, inform and impartial advice – or the three Is. We’re
lucky that we have a pool of exhibitors and partners who
are just as passionate about offering proper advice so that
potential self builders can make informed decisions.
Over the years, our key demographic has been couples
between the ages of 55 and 64, but I’m hoping this will
change soon. I want the market to open up to young people,
too, so they can afford better quality homes. The Bacon
Review has been key to this, as has the Right to Build
legislation. Over time, those council registers will allow
us to see the true demand for self-commissioned homes.
Government releases positive Likewise, the Help to Build scheme has just opened and
that’s really exciting for us at the NSBRC as we hope this
response to Bacon Review will make self build more accessible to a younger audience
The National Custom and Self Build Association (NaCSBA) has – potentially even first-time buyers. If it truly works in a
welcomed the government’s long-awaited response to Richard similar way to Help to Buy, it will give us a real opportunity
Bacon MP’s review into self and custom build in the UK. The to bring self build to a new market. It’s too early to tell yet,
announcement comes alongside the launch of Help to Build (see but it will be interesting to see if there’s a shift towards
page 84) and long-term funding for the Right to Build Task Force younger age groups getting into the sector.
– so the future is looking bright for custom and self build (CSB). I think the other big, overarching change is people’s
The response includes the creation of a new Self-Commissioned understanding of the climate challenge we’re faced with.
Homes Delivery Unit, within Homes England, which will actively Sustainability and energy efficiency have clearly become
support the creation of serviced plots where possible. Community- top drivers for why our visitors want to pursue the self build
led housing schemes will also fall within its remit. route. A lot of it is about designing out energy consumption
There is a greater emphasis on modern methods of construction as much as possible in the first place by abiding by fabric
(MMCs), which are already widely used in the CSB sector. The first principles. That’s partly borne from being acutely aware
government links sustainability ambitions closely with the use of of the spiralling cost of bills and wanting to protect against
MMCs to deliver greener homes. Such systems are considered a that moving forward. But there is also a genuine concern
good choice for self commissioned homes, resulting in high-quality, for the planet and for future generations.
energy efficient homes that can be completed fairly quickly.
“The response to the Bacon Review, together with the launch
of Help to Build, delivers an important platform for growth of the
CSB sector,” says NaCSBA CEO Andrew Baddeley-Chappell.
HARVEY FREMLIN
“The government’s detailed response contains important has been managing director of the
commitments with regards Homes England, Help to Build and the National Self Build and Renovation
Right to Build legislation. It is, however, relatively high level, and in Centre in Swindon since it became
some areas – notably tax – there is less definitive commitment employee-owned in 2014. The NSBRC
than we would have liked to see. In these areas, we will continue to holds three consumer shows a year,
support Richard Bacon MP in ensuring the necessary changes are with the next coming up in September.
brought in to deliver the major scaling up that is at the heart of this www.nsbrc.co.uk
work. We are starting from a strong base but there is more to do.”

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
HOMES : OUTBUILDINGS : GARDEN STRUCTURES : PORCHES
Design : Planning : Self Build & Turnkey Packages : Project Management : Fixed Price : Bespoke : Plots

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 news 13

spend save v product news

Great shopping ideas for your custom home project
£79
per m2
CURVED
ELEGANCE
Engineered from
a single sheet of
10mm safety glass,
this stylish shower
screen features
a softened edge
Timber alternative decking is for a contemporary,
a low maintenance option. This minimalistic, slim-
product features a protective profile enclosure.
capped layer for longevity and There’s no additional
double-hued boards with an joints – only an
attractive, authentic wood grain SECURE HOME adjustable floor
effect, replicating the natural This sleek smart lock can be retrofitted to bracket, minimising
depth of colour seen in timber. any existing door and is compatible with all potential points
HD Deck Dual, £79 per m2, major home hubs. It can open automatically of weakness in the
composite-prime.com if you’ve got your hands full, and goes into frame that could
lockdown mode if someone tries to break leak. EauZone
£36
per m2
in. Ultion Nuki, £239, ultion.co.uk Radius-20, £1,927,
matki.co.uk
OUTDOOR LIVING
Keep warm on cooler nights with a stylish, STOVE SOLUTION
compact outdoor fire pit. Designed to burn Fitting this fine dust filter to
natural firewood or charcoal, this modular your existing chimney will
unit can become a BBQ grill or full outdoor turn an older woodburner
kitchen, with optional bench seating. Air into one that meets Clean
fire pit, £POA, nordpeis.com Air Strategy regulations.
The ePuro prevents
harmful
You can lay this engineered particles
composite boarding with either escaping
a wide or narrow groove facing into the
up, depending on the required atmosphere
grip strength. It’s lightweight and can also
with a hollow core. Anthracite improve the
grey composite decking, £36 performance of
per m2, ultradecking.co.uk newer stoves. ePuro,
£2,763, scheidel.com

of the best HERITAGESTYLE TIMBER FRENCH DOORS

1 Farndale French doorset, 2 French door and sidelights, 3 Four-panel French doorset,
£1,649, jeld-wen.co.uk £2,800, kloeber.co.uk £5,880, westburyjoinery.com

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 news 15

interiors notebook
Combine yellow tones with muted
greys and blues for a sophisticated
take on this warm palette of hues
1

5 4

Shopping list
1 Part of the Ideal Home 2 Inspired by traditional 3 Made from glass and 4 Imbue your home with a 5 This plush, modern sofa
collection, this sunshine Spanish designs, these self- brass, this fixture features subtle pop of colour, using features soft curves and
yellow blackout blind adhesive tiles are easy to an oval metal body this deep yellow hue. The a choice of four new bold
offers privacy, light control, clean and install yourself. attached to a grey glass shade has a subtle touch colourways to make an
and a bright vibe inside. Sorzano original dome lampshade that of grey for a warmer impact. Pictured here in
Fara blackout soft grey & yellow vinyl provides an ambient glow. result. York harbour mustard, the velvet fabric
ochre roller blind, floor tiles, £18 per Charcoal grey glass yellow (2154-40), oozes elegance. Model
from £16.95 per unit, m2, madaboutmid dome ceiling light, from £29, benjamin 05, from £795,
blinds-2go.co.uk centurymodern.com £149, houseof.com moorepaint.co.uk swyfthome.com

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
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 project inspiration 17

AMAZING BRICK
DESIGN IDEAS Want to incorporate this material into your scheme? Check out
these inspiring projects that use masonry to add wow factor
Inside-outside
brickwork
For this modern
extension, Yard
Architects used pale
handmade bricks both
internally and outside,
blurring the boundaries
between living and
garden zones. The new
space has a courtyard-
like feel, which works
harmoniously with the
modern style. The cool
tone of the masonry
sets off the interior
oak details. (www.
yardarchitects.co.uk)
AGNESE SANVITO

FRASER MARR

Mix & match bonds

This impressive self build home in Surrey was
built using oak frame and SIPs. Homeowners
Kevin and Christine Choules decided to use
external brick detailing to add character and
give a traditional finish. To achieve this, bricks
have been laid in herringbone, basketweave
and angled patterns between exposed oak.

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
18 project inspiration

Brick feature wall

Oak and brick are a popular combination in both old and
new properties. The owners of this impressive dwelling were
surprised at the abundance of different blends available, and
created various trial walls to get the right mix. The dining area
features an exposed brick wall with a large glazed arched door,
which frames the stunning view of the pretty garden. (www.
thecompleteoakhome.co.uk; www.imperialbricks.co.uk)

Contemporary
brick home
Winner of the Individual
Housing category at the
2021 Brick Awards, this
striking design by Alma-nac
wraps a 1950s house within
a new building envelope. It's
finished in warm grey bricks
with flush mortar, which
sets the property apart from
the traditional facades of
the surrounding Victorian
dwellings. (www.alma-nac.
com; www.floren.be)
TOM HARGREAVES

Cladding
combination
Ash and Nancy Rogers have
totally transformed their
lacklustre 1970s house. They
added a rear extension, and
carefully matched the new
brick mix to the original units.
They also incorporated cedar
cladding at the rear and to
the front for a cohesive finish.
The glazing was replaced
with dark-framed fenestration,
which adds a cool, modern
edge, and has helped to totally
revamp the property.

Build It September 2022 9f7bab5c-145b-4f97-adf3-e65f07f8ff02

 project inspiration 19

Protruding pattern
Dark grey bricks from Ibstock
have been used on this infill
house by Dallas Pierce
Quintero. The modern feel
is exaggerated by the use of
a protruding sawtooth bond
on the lower half of the walls,
which flows between interior
and exterior. The style creates
an illusion of different hues,

RACHAEL SMITH
as light is reflected from the
edges of the units. (www.d-p-q.
uk; www.ibstockbrick.co.uk)

Traditional style DAVID BUTLER

Designed to look like a
Victorian farmhouse, this self
build home features a bespoke
blend of handmade bricks from
Northcot Brick. The units were
specially tumbled to achieve
an aged, slightly rugged and
weather-worn look, which
gives the effect the building
has been there for a long time.
Many traditional details were
used to enhance this traditional
style – for instance, the
bricked-in window is a historic
feature, dating back to the
times of the window tax. (www.
northcotbrick.co.uk)

THE BENEFITS OF BUILDING WITH BRICK

Familiarity You’ll be hard-pressed to meet a general living, and then radiate it back out
building professional who doesn’t understand again when internal temperatures drop.
how to create and work with this construction This can help to create a predictable, even
system. So, you can expect plenty of choice in heating cycle – and is one of the principal
terms of who makes up your build team. reasons it’s often specified in areas of houses
that have been primarily built using other
Design choice This is an adaptable and construction systems.
flexible building route; the design possibilities
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easy to create a quiet home. The system lends
Thermal mass Blockwork can absorb itself to using concrete floor structures that
warmth from the sun, heating systems and deaden noise transfer between storeys, too.

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
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 project inspiration 21

PROJECT PROFILE
LOCATION North London
TYPE OF PROJECT Extension
USEFUL CONTACTS
ARCHITECT Pamphilon Architects
(www.pamphilonarchitects.com)
BRICKS Wienerberger
(www.wienerberger.co.uk)
VICKY BAMFORTH

LACY
BRICK
Protruding bricks turn the exterior of
this extension into a wow factor feature

T
he owner of this Edwardian terrace wanted to build
a characterful kitchen extension. Working with
Pamphilon Architects, they’ve created a timber frame
addition, finished in red bricks to complement the
units used on the door headers, chimney and side elevation
of the original house. As a textile designer, the owner has a love
for texture and colour, which she wanted to convey within the
project (while sticking to a modest budget). The creative idea
of laying the bricks in a Flemish bond with protruding headers
ticked all of the owner’s boxes – the effect offers something out
of the ordinary; a pattern that she refers to as ‘lacy brick’.
Hectic Red units by Weinerberger were chosen for their
distinctive appearance. They have a rough texture and uneven
surface with a mottled colour. White mortar complements the
masonry and blends with the original part of the house. Brick
was also used for the step down from the extension to the
graden, and as borders for the plant beds.

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
22 real-life builds

Wow factor white

Glazed London White bricks from Wienerberger help to create a
JACK HOBHOUSE

contrast between the new and original parts of this property. Pale grey
glazing frames and limestone steps enhance the contemporary look
of the extension. (www.llarchitects.co.uk; www.wienerberger.co.uk)
KILLIAN O'SULLIVAN

RICHARD CHIVERS

Holey unusual
What could have been an ordinary box-like
building now has added flair thanks to some
KILLIAN O'SULLIVAN

interesting brick detailing on this project by

Paul Archer Design. The perforated facade
directs light into the courtyard beyond.
(www.paularcherdesign.co.uk)

Build It September 2022 9f7bab5c-145b-4f97-adf3-e65f07f8ff02

 project inspiration 23

Chocolate-box cottage
The brick exterior on this traditional Cheshire
home design enhance its picturesque cottage feel.
Details in the brickwork help it to become a focal
feature of the exterior palette, such as the two
rows of red bricks towards the ground, and the
bond pattern that highlights where the upper
storey starts. (www.cbhomes.co.uk)

WHAT MAKES A GOOD BRICKIE?

How can you make sure you’re working with Master Builders, which is well respected and
a high-quality contractor who will deliver the encompasses many other trade skills as well.
finish you want at a price you’re comfortable So, if you’re on the hunt for a high-quality
with? Most brickies develop their skills through individual then recommendations, testimonials,
an apprenticeship course, which provides a photography and websites will all be essential Modern brick home
balance of some college learning with hands- elements in helping you to make your selection. Bold white bricks from Bespoke
on practical development on site. They will Depending on the nature of your project, Brick Company creates an
learn about the likes of bonding patterns, you may require a specialist who’s well-versed impressive modern statement on
mortar applications, wall ties, damp proof in more advanced techniques. Selection of this self build home at Graven
courses, ventilation, insulation and more. appropriately skilled contractors will have a Hill. The homeowners got hands
It’s possible for anyone to set themselves massive bearing on the final quality of the work. on with bricklaying and have
up as a bricklaying contractor – there are no So, if you’re going for elaborate brick bonding, used their new skills to create
institutes dedicated purely to this trade. The arched lintels and the like, a brickie with greater garden walls. (www.gravenhill.
closest thing in the UK is the Federation of expertise is highly recommended. co.uk; www.bespokebrick.com)

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
24 project inspiration

WHITE & RED

FEATURE CLADDING
Self builders Andy and Philippa Arnold have used a mix
of colours on their home to create a wow factor finish

F
or their knock down and rebuild The couple came up against supply issues
project, Andy and Philippa Arnold when the time came to order their chalk
knew they wanted to create a units. “They hit a dodgy seam in the nearby
characterful new home. They quarry, but managed to source the material
decided to include local chalk brick from elsewhere in the end. The work ended
cladding to bring detail and soften the up taking much longer to do as they had
masonry on the exterior of the property. to cut it all by hand,” says Andy.
At the front of the house, all the edges of
elevations and window surrounds feature PROJECT PROFILE
red bricks, with the white units filling the
LOCATION Norfolk
space in between, creating a distinctive
TYPE OF PROJECT Self build
palette. To the rear of the dwelling, red
USEFUL CONTACTS
bricks cover the majority of the facade,
Strata Architecture
with the chalk blend only on either side (www.strataarchitecture.com)
of the patio doors under the pergola.

JAMES FRENCH

Build It September 2022

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
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 Readers’ homes
SELF BUILD + RENOVATION + EXTENSION + CONVERSION + IMPROVEMENT

28 28 ON THE
DOORSTEP
When their search for a new
house failed to yield anything
suitable, Royan and Helen
Anthony decided to self build
on their garden plot instead.
This impressive oak frame
abode is the result

36 CREATIVE
60s-INSPIRED
SELF BUILD
When architect Lesley Cotton
realised the side garden of
her 1960s end-of-terrace
offered enough space to build
a bespoke home, she seized
the opportunity to create this
retro townhouse in Oxford

44 DARING
TO DREAM
Andrew and Claire Jeffrey
loved their house in Cornwall,
but knew it didn’t make the
most of its coastal location.
An extension and remodel
has transformed the property,
opening up ocean views

MORE ONLINE
FOR MORE INSPIRATIONAL
»
36 READERS’ HOMES VISIT
WWW.SELF-BUILD.CO.UK/
READERS-HOMES

44
9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
28 readers’ homes

ON THE DOORSTEP
previous owners had been refused planning consent to build three
Royan and Helen Anthony bungalows, so the idea to self build hadn’t been front of our minds.”
had almost given up trying to find Drawing a blank in their house search and aware that local
planning rules had eased a bit over the years, the couple thought
the perfect house, but building an it was worth exploring the possibility of building a new home on
their own land. Royan was keen for an easy-to-maintain house with
oak frame home in their garden character, as was Helen, but she also didn’t want to live anywhere
that looked too new. With no real design direction, they sought
unexpectedly ticked all their boxes inspiration from magazines and attended self build shows. It was
WORDS JANE CRITTENDEN PHOTOS NIKHILESH HAVAL here they were first introduced to oak frame houses.
“Our previous home had once been the main farmhouse in the

W
hen Ryan and Helen Anthony’s children flew the village and had its roots in the 1750s,” says Royan. “The idea of an
nest for university, the couple decided it was time oak home spoke to both of us. We loved the character and warmth,
to downsize – and spent two years searching for a which was like nothing we’d seen anywhere else.”
house in and around their Cheshire village. Staying
local was key, as was a house with character, but they couldn’t find Oak ambitions
anywhere that appealed to them both. Then on a weekend away, over The couple began researching oak frame specialists online and having
dinner, they discovered the answer had been in front of them all along. conversations. “One of the first questions I asked was: how much is
“We’d bought our home some 25 years before, which had a half- this going to cost?” says Royan. “Most companies wanted a meeting
acre paddock that we kept as part of our garden,” says Royan. “We’d and I could feel a hard sell coming on, but I didn’t want to waste my
never viewed the land as an investment and had turned down offers time getting too far into a project we couldn’t afford. Out of the four or
from developers in the past, as we valued our privacy. Way back, the five firms I contacted, Welsh Oak Frame was the only one prepared to

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 readers’ homes 29

be straight, giving us rough figures for a budget, mid-range and luxury

house, so we knew from the start that this was feasible.”
In spring 2016, the couple went to Wales to meet company owner,
Paul Edmunds, who showed them around his own stylish oak frame
property. They found the team friendly and were delighted with the
different house designs on offer. Although they agreed that their new
home needed to complement and not dominate the old farmhouse,
Royan and Helen couldn’t settle on a design they liked. Welsh Oak
Frame suggested they separately write down what they wanted from
their new home and present their ideas back to the team.
“Remarkably, Paul knew the house for us both, which was one
they’d designed and built in Surrey, and that we could go and visit,”
says Royan. “The photos and design pressed all the right buttons –
we both thought wow, this is meant to be.”
Royan and Helen drove to Surrey and met with the owners, who
were happy to give them a tour. A key attraction was the double-
storey glass atrium at the back of the property. “We both loved the
light, airy feel of the house,” says Royan. “It was also hugely helpful
to find out what had worked for the owners and what hadn’t. They
were generous with their time and kind enough to share the finances
of the project with us, too; we can’t thank them enough.”
The couple adjusted the design to suit their tastes, settling on a
contemporary look with fewer exposed oak beams and more glass.
Welsh Oak Frame advised where to place the house on the paddock.

‘‘ An oak home spoke to both of

us. We loved the character and
warmth, which was like nothing
“On a site visit they suggested that we angle the building to make the
most of the sun at the rear but also have sunshine all day,” says Royan.

Access & planning

One of the couple’s concerns was how they’d feel about selling their
much-loved family home and who’d be living next door to them.

’’
we’d seen anywhere else So, when neighbours with a young family expressed an interest in
the purchase, they were delighted. The four of them came to an

To help the oak frame property blend into

the plot, the Anthonys used reclaimed brick
cladding and reclaimed slate from Beeston
Reclamation. The oak has been treated with
Osmo oil to maintain its rich, honey colour

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
30 readers’ homes

Above: A glorious agreement that if the planning application was successful, the sale
double-height atrium would proceed, which helped when it came to making decisions FACT FILE
is visible from the front
about access and boundaries. “We’d initially thought our new house
entrance and frames
might share the driveway, but as one of the neighbours is a barrister, NAMES Royan & Helen Anthony
the garden
he was concerned that legally there could be a problem when we OCCUPATIONS Production engineer/
Top right: The large project manager & housewife
inglenook fireplace is eventually sold up,” Royan explains. “Together we worked out where
made with the same to place the boundaries. While doing this it became clear that the LOCATION Cheshire
pink-toned reclaimed original access should be allocated to the new house and we’d apply TYPE OF PROJECT Self build
bricks used to clad for planning to create a new access for our old home.” STYLE Contemporary
the exterior
The matter of whether they’d be given consent to press ahead CONSTRUCTION METHOD
Right: The couple with their build still weighed heavy; Welsh Oak Frame put Royan Oak frame
didn’t want the oak to
and Helen in touch with Les Stephan Planning to handle their PROJECT ROUTE Oak frame
overpower the interiors,
application. “They were very positive from the start, which was designer & owner project managed
so kept framing minimal
for a light contemporary good, because we’d got quite a long way into the project and were PLOT SIZE 0.5 acres
feel. The kitchen was already emotionally invested,” says Royan. LAND COST Already owned
hand built by a local The planning application was submitted in July 2016 and, once HOUSE SIZE 238m2
joiner and painted pale
a sticking point with the brick cladding had been addressed, the PROJECT COST £470,000
grey and paired with
white quartz worktops couple received approval to proceed. “We’ showed a sample of PROJECT COST PER M2 £1,975
reclaimed brick but the planners wanted us to use a red Cheshire BUILDING WORK STARTED
brick, which we really didn’t like,” Royan explains. “I came back March 2017
with photos of two or three new buildings, literally 200 yards away, BUILDING WORK TOOK 15 months
which had used similar products to our choice. Once we’d justified CURRENT VALUE £850,000
this, the council didn’t see it as a problem anymore.”

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 readers’ homes 31

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32 readers’ homes

Glass balustrades across the bridge landing enable a clear flow

of light, giving the upstairs a visual connection with the outdoors

WE LEARNED...

WE’RE BOTH PROFICIENT PROJECT MANAGERS

but we had no knowledge of building, so we had to rely on the
contractors for their expertise. We were selective with who we
employed and once we had that trust we were comfortable with
deferring to them. We had over 25 trades and companies involved
in our project and only experienced a problem with one.
WE WERE NAIVE ABOUT WHAT DIFFICULTIES might
lie ahead and in many ways this helped us to push on, as we just
assumed things would work out. If we’d researched the drains,
for example, we might have been put off the work involved and
decided not to take on the project.
WHEN IT CAME TO MANAGING THE BUDGET we had
intended for our quantity surveyor to oversee this. Although his
experience was useful at the beginning and his cost plan gave
us something to work from, we found it easier to take on project
managing the costs with the trades ourselves. In hindsight, using
a QS throughout only works if you’re completely hands-off, as
having two people involved can get confusing.

Experienced team
Royan and Helen weren’t newcomers to home projects. Their
farmhouse was actually one of two semi-detached houses when
they bought it. They later extended and then bought next door,
turning the whole building back into one large property.
Royan is a production engineer and project manager in the
automotive and aeronautics industry. During the self build, he
mostly worked away three days a week and project managed
alongside Helen. Together they created a detailed timeline,
marking all the major milestones, along with the trades and
materials required, to be sure they were well prepared.
The build began in March 2017 with groundsman Neil Harvey
doing the groundworks and foundations (and later the driveway

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 readers’ homes 33

The master bedroom captures views of the garden

through double doors and a glass Juliet balcony

wouldn’t be the fall needed for a gravity

drain system and an alternative solution
had to be found. One option would’ve been
to install a pump, but the more sensible
(and less costly) decision was connecting
to alternative mains drains. Since the
gradient of neighbouring land was
more level with the site, Royan wrote
to neighbours requesting permission.
“We had a lot of people say no and we
only needed one person to say yes,” he
says. “Fortunately, one neighbour agreed
and we were able to seek permission from
the water company and progress.”
A second problem arose when the couple’s
groundworker, Neil, started digging and
discovered that part of the old house was
hooked up to a cesspit in the paddock. “We’d
assumed the whole property was connected
and landscaping). Royan says working together was one of his to the mains but actually it was only one half of the house from when
best decisions. “Nothing was too much trouble for Neil,” he says. they were separate dwellings,” Royan explains. “We closed off the
“Although Welsh Oak Frame don’t offer a turnkey package, it was cesspit and redirected the new pipework.”
never an issue as Neil knew all the local trades. Still, I did my due
diligence, getting three quotes each time, but his recommendations Raising the frame
were always the best. The trades were used to working with one After sorting out the drainage problems and laying the foundations,
another, so it was really easy to get the build done. We found that at the beginning of May the oak frame arrived. “Helen had been
being involved was far more satisfying than going down a turnkey to see the oak being cut in Welsh Oak Frame’s workshop, and
route and saved us thousands of pounds.” sometime after everything arrived on three massive lorries,” says
Royan. “All the oak was marked and it was put together like a jigsaw,
Drainage issues which was a fascinating and exhilarating moment to watch. I
The biggest challenge the couple faced was sorting out the drainage remember our builder, Phil, being slightly in awe of the construction
– foul drains and surface water run-off. While preparing drawings and saying he didn’t realise how big our home was going to be.”
for Building Regulations (Part H), measurements showed the Thanks to the camaraderie between trades the project progressed
ground level of the paddock was lower than the mains. There smoothly, although Royan admits he misread the drawings at one

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
34 readers’ homes

stage. To prevent air leakage, the oak frame needed to be wrapped Fifteen months after starting on site, the Anthonys’ new oak home
in an airtight membrane, which was done before the first fix electrics was ready for them to move into – and they are thrilled with the
and plumbing were carried out. “I think we did the work in the results. “Building in oak frame was the perfect solution for us,” says
wrong order,” he says. “I had to walk around the house breaking the Royan. “We have all the convenience of modern living with the
membrane to pull the wires through for sockets and light switches character of oak around us and outside the house looks like it has
and then tape around the breaks to keep the frame airtight.” always been here. It’s a really marvellous place to live.”

closer look

Lockdown garden project…

When Royan and Helen moved into their gorgeous new home,
their garden didn’t yet have any plants or trees. As the country
went into lockdown in March 2020, the hard landscaping was
coming to an end. To keep themselves busy in those uncertain
times, the couple decided to do the garden, studying books on C o lou rf u l re
planting and taking trips to garden centres, which were still s u lt s
open. They were rewarded for their efforts last summer when
the garden came beautifully into bloom.

TOTAL BUILD COST BREAKDOWN

Floor plans
Elements Cost m2 Cost % Total cost

First floor
Groundworks £139 7% £33,000
Foundations £113 6% £27,000
Ensuite Bedroom
Bedroom Oak frame £504 26% £120,000
External walls & windows £370 19% £88,000
Dressing
Roof structure £130 6% £31,000
Bedroom
Bathroom Floors, walls & ceilings £143 7% £34,000
Bedroom
Joinery & fittings £134 7% £32,000
Plumbing, bathrooms & kitchen £273 14% £65,000
Electrics £96 5% £23,000
Decorating £71 3% £17,000

Ground floor Grand total £470,000

Note: The costs shown here reflect the original prices for materials, labour
Utility Dining Day room and services at the time this project was undertaken. As a general guide,
inflation in the construction market runs at about 3%-4% per annum.

Living
WC
Useful contacts
Kitchen Hall PLANNING CONSULTANT Les Stephan Planning 01743
231040 www.lspltd.co.uk OAK FRAME DESIGN & SUPPLY Welsh
Oak Frame 01686 688000 www.welshoakframe.com GROUNDWORKS
Neil Harvey 07974 406623 BUILDER PC Hughes Construction 07802
283351 www.pchughes-construction.co.uk ELECTRICS Paul Nadin 07711
484918 BRICKLAYER Will Ellis 07749169563 PLUMBING Paul Royce
07740 643925 DOORS Cheshire Joinery Services 01829 741751
www.cheshirejoineryservices.com RECLAIMED BRICKS & SLATE Beeston
Reclamation 01829 260299 www.beestonreclamation.co.uk STAIRCASE
& FLOORING Custom Precision Joinery 01244 550444 www.cpjoinery.
com WOODBURNER Michael John Stoves & Greener Heating 01925
594352 www.michaeljohnstoves.com DECORATOR Mark Frost 07747
House plans re-created using 870699 TILER Elliot & Stone (Julian Campbell) 07900 086609
Build It 3D Home Designer software. FLOOR TILES Clay & Rock 01829 771216 www.clayandrock.co.uk
www.buildit.co.uk/3dsoftware BASIN & BATH Lusso Stone 020 3370 4057 www.lussostone.com

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36 readers’ homes readers’ homes 36

CREATIVE 60S-INSPIRED
This new end-of-terrace home A bay area at the rear of the
house creates more space for
is designed to complement its the dining area and enables a
triple-aspect outlook
neighbours while delivering a
modern take on retro living
WORDS SHARON SMITH PHOTOS PETER SAVAGE

A
s an architect, Lesley Cotton knows plenty about
creating high-quality bespoke new homes – but she
hadn’t envisaged doing this kind of project for herself.
Instead, her circuitous path to self building started
with selling up her Victorian terraced house in Oxford, which
didn’t have much scope for improvement, and taking on the
renovation of a 1960s property. “What I like about 60s houses
is their strong design parameters: put the car downstairs and
live on the first floor, with an open staircase and wall-to-wall
windows,” says Lesley. “It was cutting edge for the time.”
In 2013, she found what she was looking for in the form of a
three-storey, three-bedroom end-of-terrace townhouse, with
bags of potential to extend thanks to a big garden to the side and
rear. It was located in a peaceful, tree-lined road in a village two
miles outside of Oxford. “The owner had bought it new in 1967
and lived there until he died in 2012. It still had its integrated
garage, so most of the ground floor was for the car,” says Lesley.
“I particularly loved the living room on the first floor, it was
fantastic looking out of the windows onto the trees at the front.”

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 readers’ homes 37

FACT FILE

NAME Lesley Cotton

OCCUPATION Architect

SELF BUILD
LOCATION Oxford
TYPE OF PROJECT Self build
STYLE 1960s townhouse
PROJECT ROUTE Self-designed
(architect), builder project managed
CONSTRUCTION METHOD Steel frame
PLOT SIZE 143m2
LAND COST Already owned
(end-of-terrace garden plot)
HOUSE SIZE 109m2
PROJECT COST £255,000
PROJECT COST PER M2 £2,339
BUILDING WORK COMMENCED
May 2016
BUILDING WORK TOOK 32 weeks

Above left: The ground

floor entrance hall has
a guest bedroom and
shower room leading
off from it, plus a short
flight of hemlock steps
up to the living areas
Left: The blue, high-
gloss kitchen units are
from Howdens. The
worktop and built-in
shelves are both in
sapele wood, chosen
for its warm colour

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38 readers’ homes

The previous owner had done some updating during his tenure Above: A glass
but it needed modernising throughout. “It was still great, though, balustrade divides the
living room from the
and I loved the house immediately,” says Lesley. She was up against
kitchen below, enabling
stiff competition, but her enthusiasm made a favourable impression dramatic views through
on the owner’s relatives. The purchase went through in spring 2013, to the garden beyond
and Lesley rented while renovating the property. Works included
Above right: The fridge
reconfiguring the interior, turning the ground floor garage and study has been jollied up with
into a kitchen-diner, and knocking through into a box room to create a mid century-style
a bigger master bedroom on the top floor. patterned vinyl skin
In August that year, Lesley moved in. It was at this point she from Vinyl Revolution
considered extending the house into the overgrown side garden – Right: Lesley designed
which contained a big pear tree that made the outdoor space seem the built-in sapele
smaller than it really was. Lesley had a topographical survey done, shelving as a space-
saver and to display
which revealed that, contrary to appearances, the side garden was
her favourite ceramics
wider than the house she’d just done up.
“I quickly realised that I didn’t need a bigger home,” says Lesley.
“I was on the limit of my mortgage, too, so extending wouldn’t have
been financially viable. But I decided that if I borrowed money to

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 readers’ homes 39

construct a new house, at least I’d be building something worth

more than I paid for it – and I’d have two properties at the end of it.”

Design development
In early 2015, Lesley began drawing up plans to self build in her
side garden, trialling several different design approaches. “In the
end, I decided that a townhouse would make best use of the plot,
and I wanted it to be a 21st century edition of the 1960s architecture
I like,” she says. “It was very helpful to live next door first, because I
already knew what I wanted from my new home.” With a budget of £250,000, she had to keep a close eye on costs.
The plans centred around the 60s idea of having a first-floor living Features such as the broken-plan design, vaulted ceilings and wide
room with large windows, which would provide spectacular views of spans of glazing led Lesley to go for steel frame construction with
the surrounding trees without compromising privacy in this urban blockwork lintels. The exterior is a mix of brickwork, PVCu and
environment. Lesley chose a broken-plan design on the ground and timber cladding. She also considered exposed brick for the interior
first floors, rather than going fully open-plan. This is achieved by walls, but instead opted for the more economical and experimental
making clever use of different floor levels, open staircases and glass option of exposed Fairface block for a modern vibe.
balustrades to interlink but demarcate different zones. “The exterior was a bit of a compromise, with plastic cladding to
For instance, a flight of nine open-tread steps leads up 1.8m from the front and rear,” says Lesley. “I did a lot of soul-searching with the
the kitchen-diner – which features a soaring double-height ceiling windows, too, because a lot of architects wouldn’t use PVCu. I did
and plenty of glazing – to the living room on the first floor. Since consider metal, but PVCu is much cheaper and better insulating.”
the staircase rises less than full storey height, the areas feel more The roof features concrete tiles, and the brickwork is a standard
connected. Another four-step flight leads down from the kitchen- product. “I saved on materials by matching up with the rest of the
diner into the entrance hall, which also provides access to a guest townhouses in my row,” she says. “I didn’t want it to be the poshest
bedroom and shower room. “I played around with the sections to property on the road; I wanted to blend in.”
make it as interesting as possible and to capture more light, which
is very important to me,” says Lesley. She financed the build with Getting underway
a loan from her sister, paying interest but repaying the capital by Lesley’s profession gave her an edge in terms of understanding how
taking out a buy-to-let mortgage on her existing house next door to fulfil planners’ criteria, and in 2015 she obtained consent with
(which she had kept and rented out). Lesley then ported her existing just one minor quibble over parking. The council wasn’t happy
mortgage to the new build once it was complete. with Lesley’s original proposal for a parking space, as this might

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40 readers’ homes

Lesley chose an engineered bamboo floor

for the living room to inject warmth, and
because it is economical and hard-wearing

The open-tread stairs, complete with

metal rod balustrades, maximise
light flowing across storeys

In the master bedroom, the sloping

ceiling measures 3.5m at its highest
point, and is lined with OSB

block sightlines for other traffic. The problem was solved when work was not up to standard. As a result, the original team had
Lesley realised a covenant on the existing townhouse would allow to return to redo it, creating a two-week delay right from the off.
her to park in a residents’ zone to the rear of the row. The second problem arose when the builders got to the top floor
Her day job also helped in terms of selecting a reliable build team; and discovered the uprights to the steel frame were bent. “It was our
she hired a structural engineer and main contractor who she had biggest worry. The site agent and I felt quite despondent because we
already worked with and knew were good. She paid the builder to were worried it wouldn’t be solved,” says Lesley. “I couldn’t work out
project manage delivery on site. “I was lucky because I was living why the frame had bent. But I rang the structural engineer and, to our
next door, so I’d speak to the builder before I left for work and I was relief, he sorted it out.” The solution was to fix brackets to the original
around if they needed me,” says Lesley. “Nearer the end, they did townhouse’s party wall and use them to push the frame straight.
need to talk to me more. I didn’t want to project manage; it can be
such a headache and I needed to work to pay for it all.” Construction In by Christmas
started on site in May 2016 and ran smoothly, with just a couple of From there, it was plain sailing. The project ran a little behind
hiccups. The first was that the groundworkers doing the foundations schedule, but the final piece of the puzzle – installing the built-in
were so busy that they sub-contracted the job out to a firm whose furniture Lesley had designed – was completed on 21st December

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 readers’ homes 41

Left: The bathroom

features a varied I LEARNED...
palette of textures
and colours thanks
I ALWAYS SAY to my clients that they must have something in
to the combination
their house that makes their heart sing every time they look at it. For
of paint, wall tiles
me, it’s my woodburner. Don’t sacrifice that feature halfway through
and bamboo flooring
the project just because it’s going to cost more than you thought. I
Below: A mezzanine considered giving up my stove to save budget and because the
storage space, flue takes up space in my wardrobe upstairs, but I’m glad I didn’t.
decked out in OSB,
is accessible from the BE BRAVE with your internal decor choices – especially wall
art studio via a ladder. finishes. If you don’t like anything, you can always paint over it. I
“I love it as it looks like always think people regret that they didn’t do more.
the interior of a boat,” CLEVER DESIGN is key when you’re working on a compact
says Lesley. The project. With good planning and design, your house doesn’t need
second bedroom on to be huge. Many people build houses that are too big.
the third floor is used
as Lesley’s studio, IT WAS REFRESHING to choose things for myself after years
where she creates her of having clients specify everything. It’s given me the freedom to
mixed media artwork express my own personality through the house.

2016. The first time Lesley walked into her new home, she exclaimed sleepers (interspersed with gravel) and create mixed beds. With
in delight. “You never really know if a design will be okay until it’s burgeoning shrubs including Californian lilac (ceanothus) and
finished; but I absolutely loved all the space,” she says. Mexican orange (choisya temata), the space is already a private
Despite a tight turnaround, she was determined to be in the house haven for socialising and relaxing. “I especial like the choisya,”
before Christmas. “Someone said I’d be living out of boxes; but I’d says Lesley. “When I had friends over last April for my birthday,
planned everything so well, I already knew where everything was it started hailing and we all sheltered beneath it.”
going – so it only took me half a day to put it all away,” says Lesley. There’s little Lesley would change about her meticulously-planned
She was, however, exhausted by the experience. Not feeling up to home, although she does admit she didn’t need so many recessed
cooking on Christmas day, Lesley and her mother instead dined downlighters in the kitchen, as they don’t all get used. “I’d also have
at a favourite restaurant in Oxford. “We were back in time to watch put a rooflight in the sloping ceiling in the master bedroom, so I could
Strictly Come Dancing in my new home, wearing our comfies, as open it on hot days to improve ventilation,” she says. But these are
my mum calls them. It was a great Christmas.” tiny points, and overall Lesley feels she’s achieved a five-star home.
Come the spring, it was time to tackle the 4.5m x 10m back “I sometimes have to pinch myself that I’ve built my own dream
garden. Lesley borrowed a further £5,000 to build decking, lay slate house, especially when I come back after being away,” she says.

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42 readers’ homes

closer look

Built-in furniture…
Lesley designed the fitted furniture herself, including a window
bench for the dining table and the statement kitchen shelving.
In the living room there’s a built-in magazine rack (contained
within a half-wall), more shelving, a bench unit that houses the
television (complete with cubby holes for books and log storage) I nt eg rat ed m a
and an adjacent seating area with more storage underneath. g a zin e ra ck
Everything is in birch-faced plywood for a Scandinavian feel
that complements the exposed blockwork. “II love built-in furniture because
it’s fun and because it makes your space work harder and feel a lot bigger than it is. It’s a key
to having a happy home because you can both hide away clutter and display what you want,”
says Lesley. “It’s a feature in itself because it has a sculptural feel to it.”

TOTAL BUILD COST BREAKDOWN

Floor plans
Elements Cost m2 Cost % Total cost

Dining
Preliminaries & fees £257 11% £28,000
Site preparation & utility
connection £73 3% £8,000
Art room /
study
Kitchen Foundations, substructure
& drainage £284 12% £31,000
Bathroom External walls, steel frame
Shower & windows £605 26% £66,000
room
Roof structure & covering £83 4% £9,000
Internal walls, doors & floors £147 6% £16,000
Main bedroom Guest
bedroom
Plumbing & heating £238 10% £26,000
Electrics £101 4% £11,000
Second floor Ground floor
Automist fire protection system £32 1% £3,500
Staircases & guards £69 3% £7,500
Living room
Joinery & fittings £147 6% £16,000
Floor, wall & ceiling finishes £128 6% £14,000
Other decorating £92 4% £10,000
External works £83 4% £9,000
First floor
Grand total £255,000
House plans re-created using
Build It 3D Home Designer software. Note: The costs shown here reflect the original prices for materials, labour
www.buildit.co.uk/3dsoftware and services at the time this project was undertaken. As a general guide,
inflation in the construction market runs at about 3%-4% per annum.

Useful contacts
ARCHITECT Lesley Cotton Architect 01865 403121 www.lesleycotton.co.uk MAIN CONTRACTOR Midland Building Services 01993 813172 www.midlandbuilding.
co.uk BRICKS Forterra 0330 123 1017 www.forterra.co.uk TIMBER CLADDING Timbmet 01865 860350 www.timbmet.com PVCU CLADDING Swish Building
Products 01827 317200 www.swishbp.co.uk ELECTRICS Paul Shirley Electrical 07973 191943 www.pshirleyelectrical.co.uk PLUMBING & HEATING Richard Knight
Plumbing & Heating 01608 730253 John Nicholls Plumbing & Heating 01295 222333 www.johnnichollstrade.co.uk STEELS B&M Engineers 01865 736879 www.
bmengineers.co.uk Wise Steelwork 01844 351387 www.wisesteelwork.co.uk AUTOMIST SYSTEM MCFP 01869 252600 www.mcfp.co.uk KITCHEN Howdens 01604
876000 www.howdens.com WINDOWS & GLAZED DOORS Milena Windows 01993 776229 www.milenawindows.co.uk FITTED FURNITURE Kidlington Joinery
01865 374880 www.kidlingtonjoinery.co.uk FLOORING The Bamboo Flooring Company 01162 741050 www.bambooflooringcompany.com GLASS BALUSTRADE
Oxford Glass & Glazing Systems 01865 242450 www.oxfordglass.co.uk STAIRCASE Pear Stairs 01938 553311 www.pearstairs.co.uk CURTAINS The Curtain
Shop Oxford 01865 553405 www.thecurtainshopoxford.co.uk VINYL DECAL Vinyl Revolution 01865 959022 www.vinylrevolution.co.uk

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44 readers’ homes

Daring to dream
Andrew and Claire Jeffrey
A
ndrew and Claire Jeffrey adored their beautiful house
on the north coast of Cornwall, but they had frustrations
loved their Cornish home, but in terms of its usability and lack of relationship with the
picturesque surroundings. The 20th century home is
they needed a more practical positioned in an area known for endless beaches and superb surf.
Andrew’s relationship with the property goes back to when, as a boy,
space that embraced the he camped on the surrounding National Trust-owned fields. Years
stunning surroundings later, he bought the house as a part-time home for his young family.
Although a spacious four-bedroom dwelling with large gardens,
WORDS ALEXANDRA PRATT PHOTOS SIMON BURT as it stood, the layout failed to make the most of the setting.
“Having lived in the house, we knew it was fabulous, but you

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 readers’ homes 45

Left: The new porch

FACT FILE gives this substantial
family home a suitable
NAMES Andrew & Claire Jeffrey front entrance and
the vaulted ceiling
OCCUPATIONS management enhances the feeling
consultant & paramedic of spaciousness
LOCATION Cornwall
Above: Landscaping
TYPE OF PROJECT works also widened
Renovation & extension the driveway and
STYLE Traditional added a garage, giving
CONSTRUCTION METHOD Masonry the home very practical
outside spaces, too
PROJECT ROUTE
Architect & main contractor
PROPERTY COST Already owned
HOUSE SIZE 252m2 (excl garage)
PROJECT COST £475,925
PROJECT COST PER M2 £1,889
BUILDING WORK COMMENCED
October 2020
BUILDING WORK TOOK 28 weeks

to understand us as a family,” says Claire. “He brought a pragmatic

view.” Andrew agrees, saying: “Adam pointed out we would throw
a lot of costs at just remodelling, but we could get more for our
money by extending. He felt this would be the most effective
way to optimise the layout for the views.”
Adam’s design was for a single-storey, L-shaped extension
wrapping around two sides of the house, built from brick and
finished with a crisp white render with traditional hung slate to
couldn’t appreciate the 270° sea views. We wanted to match the original house. The new layout includes a living and
open up the property to that vista,” says Andrew. dining area overlooking the sea – the couple’s key goal. A new
study and boot/shower room offers new practical spaces, and
Property revision taken all together, the new areas have the flexibility to become a
With a renovation in mind that would make the most of the granny annexe in the future. The redesign also involved turning
setting, and allow them to better share their home with their the large attic into a spacious ensuite bedroom.
wider family and friends, Andrew and Claire tested the waters Although Andrew and Claire were keen to retain the original
with their local council with an initial planning application. That fabric and appearance of the building, they asked Adam to produce
proposal, however, didn’t really make the most of the house’s a design that prioritises their home’s connection to the outside.
potential. So, after some research, Andrew and Claire engaged As a result, the original first-floor balcony, which had been closed
local architect Adam Raspison of Atelier 3. “He listened and tried in, has been reinstated, and the sitting room now has sliding doors
offering views and direct access to the new terrace. “We’ve

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46 readers’ homes 46 readers’ homes

Above: The new open-plan kitchen, living and

dining area accommodates up to 12 people

‘‘ After having
lived & breathed
the project, seeing
it become reality

effectively turned it around to face outwards for the views,” says

Andrew. The planning application for the considerable renovation
and extension project passed without any issues.
was incredible
’’
system, but placed the tank underground in the front garden. They
added a new boiler and water tank, too, plus an external shower,
which is great for washing off sand before entering the home.
Andrew and Claire had planned to add underfloor heating in the
Getting started extension only, but then realised that it would be more economical –
Andrew and Claire always knew they would engage a main and would open up the opportunity to remove the space-sucking
contractor for the project. Adam Raspison managed the tender radiators – if they laid it throughout the ground floor. “I’m so glad we
process and the couple met and interviewed five of the potential did that,” says Claire. “It’s so nice and it can be turned on remotely.”
contractors. “We wanted a firm we felt we could work with,” says The new heating system is complemented by enhanced insulation,
Andrew. “We were living 220 miles away and trust was key. We not just with Celotex in the extension, but in the original part of the
didn’t choose the cheapest, but Joe Orchard struck us as a safe pair building, too. This meant incorporating an additional thermal
of hands. He inspired confidence and appeared very capable.” barrier in the attic roof and walls, and lifting the existing suspended
That trust became even more critical once work began and floors downstairs, then insulating between the joists, before laying
challenges became apparent. Covid restrictions impacted the the underfloor heating throughout. In the new attic bedroom,
project, particularly via long delays on some items, such as windows. Rockwool Flexi sound insulation reduces noise transmission.
Andrew and Claire also had to allow for some underpinning to the Keeping things cosy (and cost-effective) also informed the
original building – an issue that was unforeseen. couple’s choice of new glazing. Andrew and Claire opted for sliding
The couple also made some modifications to the plans as they doors, which they knew seal well and take high wind loading –
went along. They chose to stay with the LPG gas central heating a key consideration in such an exposed coastal location.

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 readers’ homes 47

WE LEARNED...

THOROUGH PLANNING BEFORE we started any work

turned out to be a blessing once the pandemic hit, as we couldn’t
even get into showrooms during lockdown.
BEING HANDS-ON with the project meant that we were
always the ones making the important decisions, which we feel
is hugely important when it’s your own home.
WORK WITH PEOPLE YOU TRUST and who understand
what you are trying to achieve with your project. It could be a
mistake to just go with the cheapest quote.

The kitchen remains in the same place, but it needed a substantial

makeover. Andrew and Claire started working on timescales and
spreadsheets months ahead of the installation. They chose the local
firm Kitchen Kit SW, on recommendation from their builders, and it
was a successful partnership. “They were very amenable to change,”
says Claire. “But they knew what would work.” The couple took the
firm’s design and marked it out on the floor with masking tape, but
were hesitant about the idea of a 3m long island. Now the kitchen is
complete, the expansive structure works beautifully as a focal point.
The result is a light and timeless space finished in pale grey, with
Silestone (a quartz resin) worktops, timber carcasses and stainless-
steel knobs. It combines the Jeffreys’ need for practicality with
warmth and style. It opens into the extension and enjoys views
previously only glimpsed through a small window.

Teamwork
Effective planning paid dividends for Andrew and Claire, as it helped
them overcome the inevitable surprises, and fortunately meant they
were ahead of Covid delays in supply chains. “Andrew was living and

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48 readers’ homes

breathing this project long before it even started,” says Claire.

“If a decision needed to be made, we weren’t caught off-guard.”
Images and messages sent via the build team’s WhatsApp group
not only kept everyone in touch but prevented errors, such as the
positioning of door handles, which Andrew caught in one such
message. “We had changes in every room,” says Andrew. “Yet no
moments of stress, as we anticipated every decision and got ahead
of it. You can’t pay someone else to make the important decisions.”
These different approaches made them a good team. “Andrew
can visualise things easily and I can’t, so we had to ensure we were
moving fast enough, but not too fast,” says Claire. “It balanced out.
He benefited from the reflection, and we got a much better result.”
Andrew also enjoyed the opportunity presented by the project to
get hands-on. “I’m an engineer and I like DIY, so the project gave me

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 readers’ homes 49

Left: The sitting room

is re-orientated to the
rear, with access onto
the terrace and views
to the coast
Below far left: The attic
bedroom has some of
the best views in the
house from both the
new dormer window
and the Juliet balcony
Below left: Andrew
and Claire decided to
upgrade and refinish
their bathrooms,
as they realised the
original rooms would
look out of place

The exterior shower is to “hose the kids down,”

says Andrew. “It has been used a lot,” says Claire

an incentive to get on with more carpentry,” says Andrew. He made

an under-stairs wine store, plus various pieces of furniture. “Tackling
these jobs was also a useful switch-off from screen time.”

Fantastic result
With an enhanced in/out connection so central to the project,
Andrew and Claire naturally spent a good part of their budget
on improving the garden. Their home now has comfortable places
to sit and eat at any time of day, enabling them to follow the sun,
or escape the wind. Local granite was chosen for all the hard
landscaping, and provides disabled access from the new front
porch to the rear terrace. This is raised above the garden, which
slopes down into the valley and offers views of the coast from an
outdoor seating area. “It’s absolutely stunning,” says Andrew.
With their new home recently completed and family memories
already being made, has the project delivered all the practical
benefits that Andrew and Claire were looking for when they
began? “We’ve been here at Christmas, with two other families;
12 people in total,” says Claire. “Everyone had space, yet we
were very much together. The way the rooms flow, it just works.
It also feels homely when it’s just the four of us.”
Andrew agrees. “It’s flexible and practical in winter, as well
as in summer, when people trek back and forth to the beach, or
out along the cliffs.” Above all though, the house has reached its
potential and the family love spending time there. “After having
lived and breathed the project, seeing it become reality – and I
mean the actual physical space – was incredible,” he adds. “Being
able to share it with friends and family is a privilege and all the
hard work was totally worth it. The house is outstanding.”

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50 readers’ homes

closer look

Reinstating the balcony…

A first floor, recessed balcony was closed off during the 1970s,
due to concerns about security. Andrew and Claire were
particularly keen to reinstate this feature, with a sleek glass
balustrade that wouldn’t obstruct views. Having done just
that, it is a stunning addition that offers wonderful views Pa n o ra m ic v ie
and some shelter from coastal breezes. However, it wasn’t a ws
straightforward job. The original balcony was predominately
constructed with timber and had a central prop. This was evident on the
ground floor but was concealed on the upper level within a wall. So, at the design stage,
the engineer assumed the roof was cantilevered. Andrew wanted the central posts
removed on both storeys, so their architect designed a steel goal post structure to provide
uninterrupted vistas. “It was really exciting, reinstating the original design,” says Andrew.
TOTAL BUILD COST BREAKDOWN
Floor plans
Second floor Elements Cost m2 Cost % Total cost

Bedroom Preliminaries £263 14% £66,340

Demolition £121 6% £30,451

Second floor Substructure £90 5% £22,671

Landing
Superstructure £563 30% £141,796
Ensuite

Internal finishes £172 9% £43,274

First floor Fittings £132 7% £33,163
Bedroom Bathroom
Ensuite
Bedroom
Services £267 14% £67,305

Landing External works £281 15% £70,925

Balcony

Bedroom
Bedroom Grand total £475,925

Note: The costs shown here reflect the original prices for materials, labour
and services at the time this project was undertaken. As a general guide,
Ground floor inflation in the construction market runs at about 3%-4% per annum.
First floor
Terrace Dining Living

Study /
Utility bedroom
Kitchen
Lounge / WC
snug Shower

Hall Boot Useful contacts

room

ARCHITECT Atelier 3 (Adam Raspison) 01208 895536 www.

Porch atelier3.co.uk MAIN CONTRACTOR Orchard Construction 01208
811925 GLAZING PS Counter 01208 813840 www.pscounterwindows.
Ground floor co.uk ROOFER Roofing Cornwall 01208 811930 www.roofing-cornwall.
co.uk FLOORING BFC Carpet World 01208 76859 www.bodminflooring.
co.uk BATHROOM Wadebridge Bathroom Studio 01208 815251 www.
House plans re-created using wadebridgebathrooms.co.uk KITCHEN DESIGN & SUPPLY Kitchen Kit
Build It 3D Home Designer software. 01872 225990 www.kitchenkitsw.com HARD LANDSCAPING Contec
www.buildit.co.uk/3dsoftware 01726 71198 www.contecsw.com

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LAKELAND
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Call for entries!
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Renovation & building
SELF BUILD + RENOVATION + EXTENSION + CONVERSION + IMPROVEMENT

54 IN FOCUS: HOME
54 AUTOMATION
Discover the benefits of
living in a smart house and
learn how to plan an effective
installation with Anamika
Talwaria’s in-depth guide

60 RAINWATER
HARVESTING:
THE BASICS
Rebecca Foster explores
the advantages of reusing
rainwater. Plus, find out more
about how to select the best
system for your property

63 STOVES & FIRES:

UPDATE YOUR
63 HEATING
There’s more than just design
to think about when choosing
the right appliance for your
home. Jane Crittenden explains
the process for retrofitting a
woodburner, gas or electric fire

68 GARDEN ROOM
INSPIRATION
Erecting a striking standalone
structure could provide a
clever route to boosting the
living space in your property.
Check out these gorgeous
examples to get some ideas

63 MORE ONLINE
GET MORE ESSENTIAL
»
PROJECT ADVICE AT
SELF-BUILD.CO.UK/BUILD-IT

68
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54 renovation & building

IN FOCUS
HOME AUTOMATION
Anamika Talwaria looks at the benefits of
specifying a smart home, plus everything
you need to be aware of at the early stages
to achieve a flexible, cost-effective install

O
Above: This nce the domain of tech enthusiasts and early
smart home adopters, smart home systems are increasingly
was designed by
becoming the standard in most new builds.
2020 Architects
(www.2020 Automating everything from lighting and heating
architects.co.uk) to music, a good installation can be customised to suit your
and features a needs. The next few pages will cover the ins and outs of
whole-home smart homes, from planning and infrastructure to how
Loxone system
automation can improve your day-to-day life. Plus,
supplied by Above: Niko’s Digital
Epitome Living. there’s some real-life examples on pages 56 and 57
Black is a sleek,
Keylite Roof to demonstrate just how life-changing this tech can be.
discreet touch screen
Windows’ control that’s designed
automated Where to start to complement your
rooflights add
Think about what you want from your smart home early interior scheme
an additional layer
of integration in the design process. “Start with a wishlist of all the things
you’re trying to achieve,” says Thomas Gascoigne, MD
of Smart Control Technologies. A whole-house system
can do anything from setting moods (think dimmed lights
and music playlists) to automatically optimising heating This wall panel from Link It
and ventilation. But if you want to maximise its potential, Solutions features a series of
it needs to be fully integrated rather than delivered via labelled buttons, so it’s easy for
a hodgepodge of DIY devices that all work individually visitors and guests to turn the
functions on – whether it’s just
but don’t talk to each other properly.
the lights, or fully-fledged moods
Speak to experts early to understand what could be that span across your systems
achieved in your budget. As a rule of thumb, most smart

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 renovation & building 55

home suppliers would advise setting aside 15% of your HOW RELIABLE IS A SMART HOME?
overall build budget for the electrics and smart home
installation. A basic automation setup might start from Depending on how critical your Your hub will also be updated
£3,500 but something more comprehensive would range smart home is for daily life, there regularly with the latest software
are different levels of security so you get to make use of any
between £15,000 and £20,000. “Never say no until you
and failsafing you can apply; eg new innovations, too.
know the cost,” says Thomas. “Most custom installers will
having multiple power supplies A smart home that uses the
be consultative, and none should charge you for an initial to your devices, just in case KNX protocol will typically be
consultation, so you can get an idea of what’s possible in one cable or socket fails. Some connected via bus cables, without
your budget before ruling anything out.” Wired-in smart devices can send out a ‘ping’ a centralised hub. “The KNX
home tech is considered to be part of the building fabric every so often to indicate that devices we manufacture also
so it qualifies for zero-rated VAT on a new build house. they’re on the network – if one don’t need to be connected to
Come up with a broad shopping list and then separate goes down and the ping isn’t the internet to work,” says Paul
this into your must-haves and nice-to-haves. This will help sent, the system can flag that a Foulkes at Theben. “So, there’s
you prioritise your spending. “If some elements are out of particular device has gone offline. no risk of hackers getting into the
budget for now, you should still wire up the house, but can If you’ve got a centralised hub system unless you connect it to
that connects via internet back to the internet yourself.”
add things later on – such as automated blinds – without
your supplier, they should have all You may need voice assistant
ruining the decorating,” says Thomas. Remember that a
the necessary firewalls and anti- connectivity (think Google or
smart home is an investment – the level of control and hacking software in place to Amazon Alexa) and this will
flexibility you get back will pay dividends by future-proofing ensure that your home automation require the internet to work. “In
your new home and optimising areas such as energy setup is safe. “For example, the that case, and in a wi-fi setup,
management (more on page 56). Niko portal is all encrypted end- ensure that your router is secure
to-end so your installation is as this is going to be the main
What can you automate? protected,” says Andy Moss. point of failure,” says Paul.
By now, most self builders will be aware that you can add
smart controls to most of the core elements of your home –
heating, lighting, entertainment and security can all be
operated remotely and integrated together for a seamless
experience. “The complexity is in the bones of the system,
whereas the end user experience should be easy,” says
Darren Palmer from Baulogic. The key is bringing in the
right specialists to blend everything together behind the
scenes so that you have one point of contact for everything
– whether that’s an app on your phone, a light switch-style
button or a sleek touchscreen wall tablet.
As well as the core functions, you can also bring features
like ventilation and shading into the mix. For example, you
can add temperature or rain sensors to Velux roof windows
so that they open and close automatically, depending on out home automation, make sure that you still specify the Above: Schneider
the weather. While these can be installed as a standalone new standard of wiring for your electric install. “You need to Electric supplied
smart home
product, you can also get your smart home supplier to be thinking about how the property will work for you over
design for this
integrate them into a whole-home automation setup. So, the years,” says Andy Moss, director at Moss Technical. “If project, using the
your ‘goodbye’ button can turn off the lights, close the you use conventional wiring, you’re building a brand-new open-source KNX
windows and set the alarms in one fell swoop. Or your home that’s already antiquated and inflexible.” protocol to build in
thermostats (which might be embedded into a light Think about controls at this stage, too. “There will always long-term flexibility
switch) will alert the system if it gets too warm, opening be a place for conventional light switches,” says Andy. “Your
up the roof windows to get rid of excess heat. home needs to work for everyone, including guests who’ll
expect to push a button.” The modern version might be a
Getting the infrastructure right series of buttons that each turns on a set mood – still easy
While retrofit solutions can be patched together on a DIY- to use, but more intelligent than a simple on/off switch. The
basis and run over wi-fi, if you’re building from scratch, the other common option is a touchscreen tablet that allows
gold standard is a hardwired installation. “Your electrics are you to manage all of your home’s core functions. You may
part of the building fabric, so it’s important to plan them also be able to get an overview of your energy usage and
early and tell your architect about your smart home at the household functions through a tablet.
start,” says Paul Foulkes at Theben. “If you’re after whole- Motion sensors in hallways, toilets and dressing rooms
house integration, it’s vital that your plumber and electrician that tell the smart system to switch lights on and off
communicate, for example, so that everyone’s aware of depending on occupancy can be a great feature; avoiding
what they need to do.” This is where an experienced smart lights being left on unintentionally. “You can add conditions
home team becomes essential, as they can advise you on to make motion sensors more intelligent, so that the lights
what each trade needs to know to achieve the best result. are dimmer in the small hours of the morning and brighter
Cat6 network cables will be used to wire in most devices, later in the day,” says Andy. “Voice control is becoming more
though you might need COAX for satellite television or popular, too.” This typically requires a third-party device
speaker cables for audio. Even if you’re tempted to leave such as Google Home or Amazon Alexa.

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
56 renovation & building

SMART HOMES
FOR AN EASY LIFE
Discover how automating your
home’s core functions can enable
a smoother living experience,
whether it’s a new build or refurb

I
t’s pretty well known that you can use smart home
controls to centralise your property’s heating, lighting,
entertainment systems and security. Automating
Baulogic’s smart home these functions and allowing them to interact with
system starts from just each other means you spend less time adjusting lights
£5,999 and can offer and thermostats, and more time enjoying your home.
sophisticated energy
While this might seem like a marginal improvement to
management controls to
enable an optimal match your day-to-day, it can actually make a real difference,
between demand and supply, especially as your house adapts to your future needs.
reducing the inefficiencies of “There’s a clear difference in the way young families
spiked demand and potentially want to configure a smart home versus older couples
helping to minimise your bills
looking towards retirement,” says Thomas Gascoigne,
and carbon footprint
MD of Smart Control Technologies. “Namely, younger

INTELLIGENT HOME REVAMP

T
his renovation project gave the homeowners the perfect opportunity
to modernize their property to match their lifestyle and reflect their
personalities. They required a reputable technology integrator to
ensure the home would look and function the way they wanted it to.
The design needed to be clean and crisp, minimise unsightly wiring and
create a contemporary and comfortable living environment. The owners
were particularly keen on steering away from standard light switches,
preferring something stylish and functional that would reduce wall clutter.
They also wanted to create multifunctional spaces that would be able to
adapt to the needs of their growing family.
Robinsons Integrated Solutions were brought in to design a modern
scheme. Theben’s LUXORLiving solution provided exactly what the
homeowners desired: contemporary sleek wall switches that control
their property’s lighting and heating. The system provides a snug and
secure environment, with the ability to adjust the temperature, switch
lights on/off simultaneously, and create a lived-in feel when the residents
are not at home. The lights are grouped to create distinct scenes and set
a mood at the touch of a button – with all that functionality accommodated
in a sleek switch on the wall.
One of the main benefits of the Theben Type of project
LUXORLiving system is that it runs on the KNX
Renovation
platform, which is totally flexible and scalable.
Location
This will allow the family to adapt functions as
their needs change and add more lights where Yorkshire
required. The system is simple to use and is also Smart home scope
compatible with Amazon Alexa, offering voice Lighting & heating
control to make life even easier. Smart home cost
£9,400
Theben www.theben.co.uk Supplier
Robinsons Integrated Solutions Theben
01423 740910 www.r-is.co.uk

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 renovation & building 57

generations lean towards incorporating entertainment needs to provide a good ambient temperature, and
facilities, such as cinema rooms, speakers, etc, whereas the lights might dim with music in the background. All
older users look at automating more menial tasks.” of this can be activated at the touch of a button, without
impacting the settings in other areas of the house.
Comfort & entertainment Likewise, at the kitchen island you might need bright
Zoning your heating, ventilation and lighting so that they task lighting for preparing meals and a gentler ambience
interact with each other and work automatically will help for reading. All of these can be combined with specific
your home perform more efficiently. For example, if you heating or AV settings (think cooler temps while the
have underfloor heating downstairs, this might be split oven’s on and a podcast while cooking). Just specify
into hallway, kitchen-diner and snug. These will all need your needs at the start and it’ll all be programmed in.
to be set at different temperatures, and your system can If you want to incorporate a home cinema, this will
intelligently modulate this throughout the day, allowing usually be kept separate from the rest of your smart
everything to stay cool while you’re at work and warming home. There are so many suppliers in this sphere that
up in time for you to use the spaces when you’re back at installers generally prefer not to limit you to a single AV
home. “Allowing your heating to turn off completely and supplier – and most can integrate your chosen products.
then fire it back up in the evening is much less efficient
than modulating the temperature throughout the day,” Living at home for longer
says Darren Palmer from Baulogic. Self builds are all about value for money – rather than
“A smart system offers room-by-room heating control penny-pinching to build a cheap house. So, if you’re
that’s pre-programed to suit you,” says Paul Foulkes building your forever home, it’s likely that you want it to
from Theben. “If you live in a multigenerational home, adapt to the way you’ll be living in future. That means
for example, you can keep rooms that are used by older putting in provisions should you become less mobile
relatives warmer, without heating the entire house. It’s later in life. By integrating sufficient cabling in your
a flexible approach that adapts as your needs change.” smart home’s infrastructure, you can maximise the long-
Smart technology also allows you to set up different term flexibility of your living spaces. For instance, even
lighting, heating, ventilation and audio-visual (AV) moods if you don’t envision automated blinds immediately, it’s
for different rooms and activities. For example, if you’re always a good idea to wire in the cables to add these
entertaining guests, you may want the rooflights to open later on. “We’re seeing a shift towards total automation,”
up to help encourage a good flow of fresh air through says Thomas. “Whether that’s blinds, doors or windows,
the space. At the same time, your underfloor heating still there’s certainly a trend towards things happening

ACCESSIBLE SMART HOME

T
he aim of this home control system was to help
a homeowner who had had a stroke with everyday
tasks. The user has a visual impairment and
reduced movement in one side of her body, so the goal
was to make interacting with the house a little easier.
Moving into a family home, the building was completely
gutted and renovated, allowing for a fully wired smart
home. The owners were new to the tech scene, so Smart
Control Technologies took a consultative approach.
At this stage, the focus was purely on lighting, as
the homeowner is extremely sensitive to brightness.
Nevertheless, Smart Control Technologies ensured the
house was fully cabled up, just in case any additional
features need to be incorporated down the line. Using
a Niko system, dimmer modules were used throughout
to ensure that light intensity could be controlled.
Thanks to smart automation, the brightness has been
limited to comfortable levels based on the time of day.
Easy-push, soft touch switches were specified Type of project
to accommodate the owner’s range of movement, Renovation
accompanied by voice assistant integration that allows Location
her to talk to the system if she’s particularly tired
Wiltshire
or uncomfortable. Since the initial install, further
Smart home scope
upgrades have been made available, such as control
over mechanical blinds which can be used in the same Lighting only
hands-off method. With the infrastructure all in place, Smart home cost
future upgrades would be easy to incorporate, allowing £8,250
the home to adapt as the occupants’ lifestyles change. Installer
Smart Control
Smart Control Technologies 0333 090 5185 Technologies
www.smartcontroltechnologies.co.uk

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
58 renovation & building

So, if you’re installing solar PV

panels to generate electricity, your
smart home can be configured to
utilise as much of this as possible
before sending it back to the grid.
“The benefit of returning power to
the national grid is minimal these
days,” says Andy. “You’re better off
using that excess energy to fire up
your immersion heater or start a
cycle on your smart tumble drier,
rather than buying the electricity
back later in the day.”
Charging a storage battery,
electric vehicle or heating your
domestic hot water are all functions
that can be integrated fairly easily.
However, running the dishwasher,
washing machine or tumble drier
requires a bit of extra planning the
night before – and you need to
ensure these devices are smart
automatically.” Motorised blinds can be helpful if the enough to be run automatically (ie without a human
Above: This cords get too fiddly for uncoordinated hands. They’re needing to come and push the button).
striking Passivhaus also great from a comfort perspective – if it gets too “In the future, we’re likely to see variable energy tariffs
features a whole-
warm inside, the blinds can come down automatically. that change through the day,” says Darren. “An energy
home smart
control system Rooflights from the likes of Velux and Keylite Roof manager, like Baulogic’s system, will help you flatten
from Loxone Windows can be installed as standalone products and your demand curve so that you can make use of cheaper
Right: Niko’s Build then incorporated to close when you hit the goodbye tariffs during the day, avoiding peak times.” If you have
It Award-winning button, for example. In general, wired-in roof windows solar PV, you could divert this energy to battery storage,
solar mode that can be opened and closed remotely are a big bonus; so that you can still use electricity at peak tariff times.
capabilities allow especially if they’re part of a vaulted ceiling that makes However, if you’re more reliant on the grid, then your
you to manage how
manual controls a nightmare to reach. smart home’s energy manager can alert you to the
much energy you
send back to the Add voice control to your setup (ie “Alexa, open the cheapest times to run certain appliances.
grid – diverting bedroom window” or “Hey Google, call my daughter”) “Rising bills will make people think more about
electricity that’s and you could be living independently for much longer. efficiency and consumption,” says Paul. “A saving
been generated on “When you consider the cost of a care home at £1,000 of 5% could be significant – and
site to more useful
per week, then spending £20,000 on smart tech that that can be achieved with a smart
places first
lets you live independently for an additional year is home.” Some systems, like Niko,
Below: Mood
a great investment,” says Andy Moss, MD at Moss also allow for ‘peak shaving’ to
lighting sets the
scene in this Technical. “What’s more, the system is flexible to your balance your energy demand –
Epitome Living changing needs over the next five, 10, even 20 years.” ie the system will turn off certain
smart home appliances for a few minutes to
Energy management cut down your usage and save
One of the big areas for the future of smart tech is how it you money. This will be
can divert energy efficiently to where it’s needed most. particularly handy if the grid
begins to penalise consumers
for using energy at peak
times. A smart home isn’t
just a flashy gimmick these
days; it will contribute to an easier,
more comfortable life, without
you lifting a finger.

CONTACTS Atamate 01865 920101 www.atamate.com

Baulogic 0330 120 0881 www.baulogic.com
Epitome Living 028 3881 0102 www.epitomeliving.com Keylite
KEYLITE ROOF WINDOWS

Roof Windows 01283 200158 www.keyliteroofwindows.com Link

It Solutions 020 8090 1667 www.linkitsolutions.co.uk Loxone
01182 049930 www.loxone.com Lutron 020 7702 0657 www.lutron.
com Moss Technical 01656 746 766 www.homecontrol.uk.com
Schneider Electric 0330 587 8030 www.se.com Smart Control
Technologies 0333 090 5185 www.smartcontroltechnologies.co.uk
Theben www.theben.co.uk Velux 01592 778225 ww.velux.com

Build It September 2022

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 Self SELF-BUILD
Build INSURANCE
Zone

Site Insurance
Structural Warranty
SITE SURVEYS

Self-Build Zone’s Site Insurance provides cover for anyone

starting new building works, as well as covering any existing
structures on site.
Our Approved Inspectors can aid all survey services you may
need during the build or for the warranty provision.
On completion, we can provide you with a Lender approved
10-Year Structural Warranty.

0345 230 9874 www.selfbuildzone.com

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60 renovation & building

RAINWATER HARVESTING
THE ESSENTIALS

RAINWATER HARVESTING
Reusing the rainfall that drains off your roof around 274 times per year, with each kilogram of clothes
guzzling an average of 10 litres of water per wash. When
could enhance your house’s eco credentials you factor these elements in alongside the supply you
might need for hosepipes, washing cars etc, it seems
and save you money on bills. Rebecca Foster that many of us are – quite literally – tipping a large amount
explains the benefits, key considerations of high quality mains water straight down the drain.
Installing a rainwater harvesting system that feeds these
and options for different systems non-potable (ie not drinking water-quality) components of
your home’s water supply therefore has the potential to

W
Above: This ater has always been a precious resource, dramatically reduce the amount of H2O you’re using. This
illustration but when considered in the context of is not only smart from a sustainability perspective, but it’ll
from Rainwater
the current climate emergency and the also help you cut down on bills if your home is on a water
Harvesting shows
a shallow dig tank increasing occurrences of extreme weather meter. Storing a tank of rainwater to nourish your garden is
with a pressure conditions, you could make the case that it’s a more also a smart move in case of droughts and hosepipe bans.
sensitive pump valuable commodity than ever. Plus, if you’re self building, Many planning departments look favourably on rainwater
that detects when it’s likely you’ve spent a great deal of time planning to make harvesting systems, too. “This kind of setup gives water
toilets, washing
use of free solar heat gains and other sustainable features. somewhere to go, so it can help reduce flooding as you’re
machines and
external taps It therefore makes sense that you’d want to take steps to slowing down the release of water to soakaways and
are being used make the most of the UK’s abundant rainfall, too. So – drains,” says Ian Woodcock, an experienced specifier at
what’s the best way to optimise this free resource? Rainwater Harvesting. “Plus, local authorities don’t want
Technically speaking, the term ‘rainwater harvesting’ new builds taking more water out of the system.”
covers a whole host of solutions, running the full gamut
from a simple water butt in the garden that you can use The basics
to catch rain for watering plants, to more sophisticated A rainwater harvesting system takes the rainfall from your
systems that provide a filtered supply to your home’s roof and channels it to a tank that’s buried below ground –
WCs, washing machines and outdoor taps. For the it’s stored here to help prevent the water inside from going
purposes of this article, I’ll be focusing on the latter. stagnant. It can then be filtered and reused inside the
house for toilet flushing and washing machines, plus
Key benefits external uses such as watering the garden etc.
The Energy Saving Trust (EST) estimates that each UK All setups comprise several basic components: a water
household uses roughly 335 litres of water per day, 22% of storage tank, filter, pipework, pump and a control system.
which is used to flush toilets. The EST’s figures also show The water from your drainpipe is channeled to the tank,
that an average UK household uses the washing machine where it passes through a filter that sifts out leaves and

Build It September 2022

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 renovation & building 61

other debris. A pressure-sensitive submersible pump at the

CLOSER LOOK IS IT POSSIBLE TO RETROFIT? VVVVVVVVVVVVVV
bottom of the tank is your means of transporting the water
into the house. For example, if you flush a toilet, the pump Installing a rainwater harvesting
will detect the drop in pressure and will automatically system as part of a renovation,
replenish the WC ready for the next time it’s used. unsurprisingly, comes with a few
more complications than a self build,
as you’re not working with a blank
Which system is best for my house? slate. “Retrofitting can be more
With an array of different solutions available, getting difficult due to the fact that internal
your head around some of the key rainwater harvesting plumbing, toilet pipework etc needs
jargon. However, it’s helpful to know that all systems fall to be dedicated, so existing conduits
into one of two categories: direct or gravity-fed. can’t be used,” says Ian. Existing
Direct fed: With this type of setup, the pump sits in the copper piping, for instance, may
underground tank so it can send water directly to your need to be replaced. Plus, you’ll
washing machine, toilet etc. If the sensor inside detects have to dig a hole in your garden
that you’re running out of rainwater, it opens a valve that to store the underground tank. As
connects to a mains backup to draw in a fresh supply. High- a result, unless you’re carrying out
a major overhaul on your home,
quality systems feature a timer that means you don’t end up
incorporating this type of water-
filling a 200-litre vessel with mains quality water, only to
saving setup can be costly.
have it rain an hour later when the tank is already full. For Of course, that doesn’t mean it’s

EDMUND SUMNER
instance, Rainwater Harvesting’s sophisticated setups can not possible – as this sustainable
incorporate valves that restrict incoming water from the renovation by Rise Design Studio
mains to four litres per 45 minutes. Expect to budget (right) shows. “In my experience,
between £1,900 - £3,400 for this type of system. people retrofitting tend to plumb
Gravity-fed: Rather than pumping in rainwater from in the downstairs toilet, if it’s on an
Above: Devised by Rise Design Studio,
the subterranean tank in your garden, gravity-fed solutions outside wall, washing machine and this project features various green
instead direct water up to a 100-litre header tank in your external taps, as this minimises any goodies, including rainwater harvesting,
loft. When needed, gravity (rather than the pump) then internal replumbing that might be solar panels and mechanical ventilation
required,” says Ian. and heat recovery (MVHR)
feeds water to your toilets and washing machine.
Therefore, the pump is only used when the sensor in your
header tank indicates that more water is needed from the with standard UK plumbing components. These can be
underground vessel in the garden. Put simply, it means that incorporated at first fix stage on a new build, or retrofitted
rather than being used for every toilet flush, as it’d be with a to an existing house (see box above). In order to comply
direct feed system, the pump is only needed every 15-16 with Building Regulations, rainwater needs to run through
flushes. This means less wear and tear on the pump. This a completely different set of pipes than mains water, using
type of setup does tend to cost more, coming in at around unconnected storage tanks. As such, your kit should
£2,400 - £3,900. However, gravity-fed systems aren’t include a pack of labels so that internal pipework can
suitable for all types of house. “They’re not the right fit for be marked up as part of your rainwater system. This is
single-storey homes or dormer bungalows as you won’t get especially important should you ever come to sell the
enough pressure for a washing machine to work,” says Ian. property, to ensure new occupants aren’t at risk of
drinking from the non-potable water supply.
Installation & maintenance “We have made our systems as installer-friendly as
Most people will engage a groundworker to dig out the hole possible, so tanks have filter and overflow siphons pre-
for the underground storage tank. Modern systems come fitted, our back-up systems are plug and play, so we tend
to get very few issues,” says Ian. “The most common issues
we see are if the plumber has missed out an emergency
overflow pipe (a requirement for Building Regs) on the
mains backup or the refresh pipe on the rain director
control panel.” However, both of these mistakes can be
easily avoided if your chosen installer pays careful attention
to the instruction manual supplied as part of the kit.
The main issue that can interfere with the performance
of your system is leaf debris, so clearing your gutters twice
a year will help minimise this problem. The system filter,
which sits just underneath the access lid of the tank, should
also be rinsed through. “Individual components shouldn’t
suffer from wear and tear. However, if any parts do fail they
can easily be changed by a plumber,” says Ian.

CONTACTS Energy Saving Trust www.energysavingtrust.

Shallow dig tanks from Rainwater Harvesting are installed org.uk Graf 01608 661500 www.grafuk.co.uk
during the main construction phase of your project, usually Rainwater Harvesting 01733 405104 www.rainwaterharvesting.
by the contractor who is digging out your foundations co.uk Rise Design Studio 020 3290 1003 www.risedesignstudio.co.uk

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
 Turning your dreams
into reality.

ELECTRIC GAS WOOD BURNING M U LT I - F U E L

01952 200 444 | marketing@charltonandjenrick.co.uk | www.charltonandjenrick.co.uk

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 renovation & building 63

STOVES & FIRES

UPDATE YOUR HEATING
Add efficient warmth and a characterful focal point to your living space with Jane
Crittenden’s guide to retrofitting woodburning stoves, and gas and electric fires

H
eating season is nearly upon us, so now’s a This means wood sold in volumes of up to 2m3 must have Above: The
great time to plan any upgrades you might want a moisture content below 20% so that it produces less multi-fuel Go Eco
Excel stove runs at
to make before the colder weather sets in. With smoke. Woodsure is the UK’s wood fuel accreditation
81.9% efficiency
energy costs on the rise, it could be the ideal scheme, and the Ready to Burn certification mark shows and achieves
time to uncover that boarded-up old fireplace or upgrade logs have an optimum moisture content. ClearSkies Level
your existing appliance to a more efficient design. All fuel prices have gone up significantly in recent times 5 certification.
The crackle of open log fires might seem appealing, but and wood is no exception, but if you’re lucky enough to It’s also DEFRA
approved in
they lose up to 70% of their heat up through the chimney have a ready supply on your property (from a patch of
smokeless zones
and produce a relatively high level of pollutants (such as woodland, perhaps), you’ll be well-insulated against and features an
particulate matter). A woodburning stove is far kinder to continuing price hikes. Boiler stoves, for instance, can extra powerful
the environment, while sealed gas or electric fires will also feed into your space heating and deliver domestic hot airwash system.
maintain a healthier climate indoors than open versions. water – reducing your reliance on other systems. A This 5kW model
has a modern wide
Just be sure not to oversize the appliance: it’s better to relatively new approach is to install a central heating
door for maximum
maximise the burn in a smaller woodburner, for instance, stove combined with solar thermal panels. “A large buffer flame visibility.
rather than install a stove with a high kilowatt (kW) output tank is heated by solar energy and/or the wood stove Priced at £899,
that under-fires and therefore doesn’t run efficiently. to provide space heating and hot water,” says Niall Charlton & Jenrick
Deiraniya, UK general manager at Dru Fires.
Which fuel? Glass-fronted gas and electric fires can look very
Many woodburning stoves are multi-fuel designs certified similar to woodburners, recreating that cosy atmosphere.
to burn coal or wood, but the latter option is the most eco- Gas designs can have efficiency levels up to 95%, feature
friendly. Ready to Burn legislation came into force in May real flames and offer more control than log-fuelled stoves.
2021 with the intention of further improving air quality. That ability able to fine-tune the output can be particularly

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
64 renovation & building

Above: The beneficial in rooms with a low heat demand (for instance Right: The
Bassington if you’ve upgraded the insulation levels in your home). Farringdon 4.8kW
gas stove has a multi-fuel stove has
Electric fires are primarily decorative with relatively low
realistic ceramic a built-in heatshield
log fuel bed with outputs. Modern versions offer 3D flame effects through enabling a distance
a large viewing technical wizardy such as layered LED lighting (try Celsi) to combustibles
window to capture and illuminated water vapour (Dimplex Optimyst). Electric of 350mm at the
the authentic look fires will prove more expensive to run if you want them to rear and 500mm
of a woodburner. to the sides. The
generate heat; but if your main objective is to create a
Heat output is appliance is rated
up to 4.7kW and pleasing ambience, they’re a great easy-install option. ClearSkies Level 5
efficiency up with an efficiency
to 79%. From Chimney & fireplace preparations up to 77.8%. From
£1,099, Capital If you have an older home with a small fireplace, it’s £1,307, Arada
Fireplaces
possible that this is hiding the original builder’s opening,
which is likely to be the kind of size you’ll need to fit liner (basically a narrow metal tube) into the cavity will
a woodburning stove or conventional flue gas fire. The prevent smoke and dangerous fumes leaking out, as
wood lintel, surrounds, hearth and mantelpiece may all well as improve a stove’s performance.
need upgrading with appropriate materials that meet Conventional gas fire flues, for instance, are designed
Building Regulations requirements (more on this later). to sit within a traditional chimney. Air for combustion is
If your stove requires a flue (woodburners and gas drawn from the surrounding living area and combined
appliances do), then the first thing to do is check the state with draught air from the chimney, before waste gases are
of your home’s chimney by having it swept. Fitting a flue expelled up the chimney. To ensure a good air flow, this
style requires ventilation points in
Right: Solution
Fires’ SLE42 front of the fire and in the exterior
cylindrical electric walls of the room. If the zone doesn’t
fire stove features have a chimney, then you can install
three-sided glass an insulated twin wall flue (typically
to maximise views
available in stainless steel or powder-
of the log fuel bed,
and delivers coated finishes) that does the same
900W-1,800W job. This balanced flue system only
heat output. The works with sealed glass-fronted fires
3D flame-effect – gas or woodburners – drawing a
technology is
controlled air supply for combustion
adjusted by remote
control. From from outside without the need to
£1,099, Manor create ventilation points in the walls,
House Fireplaces and expelling gases back out. The
& Stoves flue can be fitted against the wall or
in the middle of a room. The insulated
lining protects the surface of the tube

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 renovation & building 65

BOILER STOVES MEETING NEW REGULATIONS

John Nightingale, managing

director at Stoves Online:
“New legislation, introduced at the
beginning of 2022, means stoves
sold today must emit approximately
80% fewer particulates than those
manufactured over 10 years ago, and carry the
Ecodesign accreditation. Ecodesign is a European-
wide initiative to reduce emissions. Many traditional
boiler stoves struggle to meet these new rules, as
their design wraps a water tank around the firebox,
causing high emissions. At Stoves Online, we’ve
addressed the problem by sourcing central heating
boiler stoves from Woodfire and Opus. With their
products, the heat that goes into the water is taken
from above the firebox. This allows the wood to burn
at a higher temperature, and therefore more cleanly.
The stoves are designed to work on pressurised
systems and can easily link in with conventional
boilers. They’re designed to radiate minimal heat out
into the room, making them ideal for well-insulated
homes or zones that already have a radiator.
The stove industry has recently launched a
ClearSkies scheme to help consumers with their
decision-making. Its baseline, Level 2, meets the
new Ecodesign standard, and there are higher
ratings for cleaner models. For example, a Level 3
stove is Ecodesign compliant and DEFRA exempt
for burning wood fuel in smokeless zones. Level
4 adds a further 15% improvement to efficiency,
and so on. Installing a woodburner will reduce
your dependence on fossil fuels; but a boiler stove
will see your gas bill reduce significantly. Recent
announcements about energy saving home
improvements also mean that, if a boiler stove is
bought through an installer, it will be 0% VAT-rated.”

The 5kW Lundy wood pellet stove has airtight design features and a controllable
heat output suitable for airtight homes. A 12kg hopper holds a whole bag of
pellets, offering up to 10 hours of burn time without needing to refuel. It achieves
up to 82% efficiency and a boiler model is available to heat water and radiators.
From £4,500 including supply and install, Island Pellet Stoves

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
66 renovation & building

DO I NEED AIR VENTS FOR MY STOVE?

An appropriate supply of oxygen (unless otherwise specified by
is crucial to enable combustion the manufacturer). There are also
within the stove and ensure the options beyond using old-school
chimney functions properly. “The methods like airbricks. These days,
size of the air vent opening depends direct air feed kits are available.
on the kW output of the appliance,” “Some appliances have an
explains Mike Coke, senior integrated or optional external
development engineer at Stovax. connection that ducts air from
“For example, in houses built pre- outside directly into the appliance,
2008 that haven’t been refurbished meaning you don’t need an open The Woodfire CX8 is a
with insulation or double glazing, vent,” says Mike. So, you can freestanding boiler stove
for woodburners the first 5kW achieve an efficient burn without that emits 2.6kW of heat
don’t require an air vent. But for creating a draft in the room. Direct to the room and 5.4kW for
central heating. It can be
every kW thereafter, an additional feed is also ideal for newer homes
installed into a pressurised
550mm2-size hole is needed.” built to high levels of airtightness. or open-vented system,
With gas appliances, the To decide on the correct solution and the warmth can also be
threshold is normally 7kW before for your project, be sure to consult retained in a thermal store.
permanent ventilation is required with your retailer and installer. From £2,350, Stoves Online

Above: The iLektro from getting too hot, while also keeping the gases inside combustible materials (plasterboard, flooring etc) must
950 Aspect at an optimum temperature for a clean, efficient burn. be complied with – the manufacturer will provide all the
electric fire
Consider where the flue will exit the building and requisite details. The same applies to an exposed twin
has multi-flame
technology to whether you want it to be an exposed internal feature or wall flue, although if the wall is protected with a heat
adjust flame hidden away. Niall Deiraniya says a registered installer shield, then the distance can be reduced.
brightness and can construct a false chimneybreast made of non- Non-combustible materials (such as toughened glass,
speed while also combustible materials with ventilation points, for instance. tiles, slate, brick, stone or concrete) must also be used to
mimicking the
Jon Butterworth, director at Arada Stoves adds: “The build the hearth. “A freestanding stove should be placed on
crackling sound of
a real fire. It comes minimum chimney height for multi-fuel appliances is 4.5m a non-combustible hearth that has a minimum thickness of
in four sizes and from the top of the appliance to the top of the chimney.” 12mm and projects 300mm in front of the stove’s doors,”
six frame colour says Jon Butterworth. The rules are slightly different if
options, offering Installation & meeting the regs the appliance isn’t certified to keep hearth temperatures
up to 2,000W
There’s a slew of rules to follow when fitting a stove or fire, below 100°C, or if the installation is into a recess. A carbon
heat output. From
£1,650, Eurostove detailed across several different Building Regs Approved monoxide detector and smoke alarm must be installed.
Documents (F, J, L, G and P). Key areas to consider are While you’re technically allowed to fit a woodburner
Above right: This
Vogue 700 inset that the chimney needs to be structurally sound and the yourself, you’ll need to notify and pay building control a
woodburner slots fireplace opening (or wall cavity for an inset fire) must be fee of around £200 to sign off the installation. You also
neatly into the made of non-combustible materials, such as stone or need to be very confident you can do the job correctly.
chimney breast brick. Certain minimum distances between a stove and So, most people will use a registered HETAS engineer
and features a
who can self-certify their work. This typically costs around
576mm-wide
window to hold CONTACTS Arada Stoves 01297 632050 www.aradastoves. £1,300-£3,000, but you get the peace of mind of a safe,
400mm log com Capital Fireplaces 01462 813138 www. efficient installation. For electric fires, you’ll need a
capitalfireplaces.co.uk Charlton & Jenrick 01952 200444 www.
lengths. It has charltonandjenrick.co.uk Eurostove 01934 750500 www.eurostove. qualified electrician. And for gas, be sure to use a
a heat output of co.uk HETAS 01684 278170 www.hetas.co.uk Island Pellet Gas Safe-registered engineer, who will deal with the
7kW at up to 77% Stoves 0330 111 4747 www.islandpelletstoves.co.uk Manor House
Fireplaces & Stoves 01926 851570 www.gratefireplace.co.uk supply pipework, connections and the fire itself. As with
efficiency and is
DEFRA exempt.
Solution Fires www.solutionfires.co.uk Stovax 01392 474000 woodburners, in both cases, properly-accredited trades
www.stovax.com Stoves Online 0800 246 1250 www.stovesonline.
From £2,199, co.uk Woodsure 01684 278188 www.woodsure.co.uk can self-certify their installations to building control,
Stovax removing the burden of that part of the process.

Build It September 2022

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 Onyx Avanti 190RW Electric, installed as a three-sided fire

fires beyond imagination

onyxf ires.co m
9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 68 renovation & building

DESIGN Inspiring garden rooms

IDEAS From characterful oak frame structures to contemporary office pods,
this selection of projects shows how a well-designed outbuilding
can make the most of your outdoor space, says Rebecca Foster

MULTI-FUNCTIONAL ZONE
This oak frame detached garden room was designed and built by
Oakwrights (www.oakwrights.co.uk). The bays of the oak skeleton
help divide the space into various zones, including a kitchenette,
study and living area. The vaulted ceiling provides a clean backdrop
for the exposed rafters and trusses, making them the main focal point.

MAXIMISING
SPACE
This timber frame studio
replaces an old shed.
Spanning the full width
of the garden, the
structure is clad in
corrugated metal that

JACK HOBHOUSE
will weather beautifully
over time. This finishing
material was chosen
to complement nearby
workshops and other
industrial buildings in
the local area. It was
designed by Amos COMPACT CREATION
Goldreich Architecture Designed by RISE Design Studio (www.risedesignstudio.
(www.agarchitecture. co.uk), this timber garden office provides a quiet place to
net) and constructed work, separate from the main house. Inside, bespoke built-
OLLIE HAMMICK

by London Garden in plywood joinery has been incorporated to maximise every

Studios (www.london nook and cranny. The corner window invites lots of sunshine
gardenstudios.co.uk). in, ensuring the space doesn’t feel dark or cramped.

BRICK AND BLOCK

GUEST SUITE
Planning consent was required
to build this garden studio, as
the property is located in a
West London conservation
area. Constructed by
Parkwood Builders (www.
parkwoodbuilders.co.uk), the
masonry outbuilding provides
supplementary accommodation
when guests stay over. It
features a green roof, which
helps it blend into the rest of
the garden when viewed from
upper levels of the house.

Build It September 2022

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 renovation & building 69

FLOODED WITH
SUNSHINE
Designed as a living area and
artist’s studio, this oak frame
outbuilding serves as a
tranquil retreat away from the
main house. Featuring clay
roof tiles and redwood feather
edge weatherboarding, the
structure nestles beautifully
into its scenic rural setting.
Floor-to-ceiling fixed windows
have been positioned next
to a glazed French door to
establish a wall of glass,
with a glazed gable above
for extra wow factor. This

ADAM SCOTT
project was delivered
by oak specialists Border
Oak (www.borderoak.com).

STRIKING FINISH
This multi-purpose outbuilding
serves as a pottery studio, home
office and entertaining space.
The bespoke timber frame
structure is lined in birchwood
ply, both inside and out. The
exterior has been painted black
to create a design statement.
Overhead glazing and a span of
bifold doors ensure the interior
is flooded with light. This garden
room was designed by Grey
Griffiths Architects (www.
greygriffiths.com).
FRENCH+TYE

DO I NEED PERMISSION?

There’s a plethora of reasons how erecting

a standalone garden room will enhance your
RECLAIMED MATERIALS property. As well as increasing the overall
Designed by MW Architects (www.mwarchitects.co.uk), this studio replaces a footprint of your home, a well-designed structure
derelict wash house. Bricks from the original building were salvaged and reused can be used for a variety of purposes. Plus, it’ll
to form the new structure, which comprises an office/reading room and a WC/ add to your house’s value should you ever decide
shower. The project was completed under permitted development. to sell – especially in the post-pandemic world
where more people are working from home.
SLEEK SIPS However, before charging ahead with your
project, it’s important to check the various
OUTBUILDING
MATT TOWNSEND

permissions you’ll need to get in place first.

Stuctural insulated
Providing your garden outbuilding falls into
panels were chosen
specific criteria in terms of its size, height and
as the construction
location within your outdoor space, it should be
method for this quirky
covered by permitted development. However,
outbuilding, designed by
formal consent will be required if your property
Fab Architects (www.
is situated within a designated zone, such as an
fabarchitects.co.uk).
area of outstanding natural beauty (AONB) or
Due to the lightweight
conservation area. If you plan on incorporating
nature of the structure, it
any standout design details or exterior finishes,
sits atop ground screws
it’s always worth checking with the local council
rather than conventional
first or getting a certificate of lawful development
concrete foundations.
for peace of mind. For more details, head to
It functions as a home
www.planningportal.co.uk. Typically, garden
office, rehearsal space
rooms measuring up to 30m² are exempt from
and entertaining area.
Building Regulations – unless you have plans to
Planning permission was
use your new space as sleeping accommodation
required for the project.
separate from the main dwelling.

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
To reduce energy usage by 40/50%…

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How it works
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If you have a modern working gas condensing boiler, there’s
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Here’s how it works - Replace the high temp radiators in installed - it will be much more efficient to run and following
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In most households, bedrooms are normally kept as cool project by tradesmen or competent self builders / DIYers.
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Design your drea m home with the 3D HOME DESIGNER
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 Expert help
SELF BUILD + RENOVATION + EXTENSION + CONVERSION + IMPROVEMENT

74 74 WINDOW DESIGN:
HOW TO GET
IT RIGHT
Architect Opinder Liddar
explains his design tips for
achieving fenestration that’s
both practical and striking

80 PLANNING:
NEIGHBOUR
OBJECTIONS
Martin Gaine explains how
to navigate the process when
your scheme faces opposition
from other local residents

84 HELP TO BUILD
EXPLAINED
Discover how this new equity
loan scheme is making self
building a more affordable,
mainstream prospect

88 EXTENSION COST
CALCULATOR
Get a detailed cost estimate for
your bespoke building project
using Build It’s ready reckoner

101 ASK OUR

EXPERTS
Our crack team of specialists

84 tackle your project queries

PLUS: THE LATEST

SELF BUILD MORTGAGES
(PAGE 93), FINDING LAND
(PAGE 94) & PLOTS FOR
SALE (PAGE 99)
»

88
9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
 of the windows and elevations would
override how the building functions
inside. This can result in oddly
proportioned internal rooms.
For modern developer housing,
cost is frequently the key factor –
often leading to a relatively non-
descript external appearance using
the same type of materials and
windows, so that everyone’s house
looks the same. This approach leads
to poorly planned houses with internal
spaces that are difficult to use. At the
other end of the spectrum, a building
whose external appearance comes
from its function alone, can appear
alien in the context of others and
stand out like a sore thumb where
the elevations have no consideration
for its external context.
The point is, form and function are
both important. A good designer will
be able to balance the two effectively
in the creation of your home. As
an architect, I will always begin the
process by looking at the context
of the location and establishing
the important elements of the
site that need to be captured in
the design. For example, external
views, orientation, maintaining
privacy, the topography and
materials found in the area all
influence the design approach.
As I develop possible plans and the
mass of the new building, I consider
window placement to respond to the

GETTING IT RIGHT driving site influences. Once I know

roughly where windows are likely to
be located, I also consider how they
work together externally, as well
Above: Apex
glazing doesn’t
Planning your new home’s glazing is about as where to introduce powerful
architectural impacts, like double-
have to be one
solid section
more than simply choosing a system and height glazing, and where more
of glass. This
design combines
supplier. Opinder Liddar takes a look at the discreet methods might be better.

Kloeber’s slim-
frame aluminium
detailed decisions you’ll need to make Natural light
windows with
One of the most important

W
elements of indows are the eyes imbalanced, spaces will be unusable considerations for window design is
conventional of a building and they – so you’ll lose out both aesthetically the amount of natural light entering
walling to create make a significant and financially. Here’s my guide to each room, which is referred to as
a spectacular contribution to the ensuring you get the best window the daylight factor. It is relatively easy
finished result
design success of a home. They design for your project. to be able to check on how much
impact how it is perceived, enable daylight is coming into a room at the
light to enter and allow views out from Form & function design stage. Modelling allows us
the property, creating drama inside Designers in many architectural to measure the light level (lux) of a
and outside your home. Get the periods have experienced the room. We then divide it by an external
design of your windows right and dilemma of whether to prioritise reference level of 10,000 lux and
your house will look and feel amazing, appearance over practicality, or vice multiply by 100 to get a percentage.
improving your wellbeing and adding versa. The Georgians, for example, Therefore, if you have an internal
value to the property. Get it wrong, wanted an order to the external form reading of 200 lux, you would have a
though, and the building will appear of the building where the proportion daylight factor of 2%. Design guides

Build It September 2022

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 expert help 75

Left: This turnkey

home by Baufritz
features a raft
of gorgeous
architectural
details, including
this picture
window seat
offering leafy
views of the tree-
lined gardens

will state that rooms like kitchens

should have a minimum factor of 2%
and other rooms a baseline of 1.5%.
In truth, these figures are very low
and will make for fairly gloomy
spaces. I think that closer to 5% is
better for your health and wellbeing.
A good rule of thumb is to compare
window and floor areas. For a well-lit
room, the amount of glazing should
not be less than 20% of the floor
area of the room it serves. Less than
this and you are likely to be using
electric lights to make the spaces
bright enough to enjoy, which incurs
unnecessary running costs and
energy use. If you are struggling for
wall space to get your 20%, look
to introduce rooflights, which can
provide a considerable amount of Different types of coating can This is perhaps best demonstrated Above and inset:
natural brightness from above. be applied to glass to temper these by conservation areas, where the This project
features two runs
It is possible to exceed these issues, but they can be expensive demarcation of the protected zone of EOS Rooflights
numbers, but other challenges, such and I’ve rarely seen this approach may actively exclude some properties to help bring
as energy efficiency, come into play work successfully in houses. Either because of their poor contribution natural light
as you try to keep excessively glazed the natural light is distorted through to the surroundings. Such designs deeper into the
rooms warm or cool. For example, the applied filters, or the minimal probably don’t respect the mass and/ space. The units
are weather-
the indoor temperature in standard impact upon thermal comfort doesn’t or materials of surrounding buildings, proofed with
conservatories depends entirely upon represent good value for money. You and often demonstrate a lack of an upstand, but
the poor thermal property of glass. are far better off looking at daylight thought about window design. look minimally-
In winter, although the space is light, and energy efficiency for the whole You can still go for contemporary framed from
you will find that you need to heat it space and designing the right size architecture within sensitive areas, inside the house
to make it usable. Conversely, in and amount of glazing from the start but it’s important to take reference
summer, the space can be too hot of the house planning process. from well-designed buildings around
and energy-hungry cooling measures you. Even if you’re minded to take
are required. Therefore, aim to avoid Window proportion a traditional Georgian or Victorian
using too many conservatory-like Homes have to work within their approach to your home, window
spaces in your design. You need to context and contribute to the setting proportions still have to be right to
balance thermal integrity and glazing of the area. When you see a stunning look balanced. You may have come
to make sure the space is enjoyable design, you are also reading the across the term Golden Ratio, where
and comfortable to use. environment around the building. the design of a whole house fits to a

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
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 expert help 77

ACHIEVING HIGH-END LOOKS ON A TIGHT BUDGET

Many new houses feature glazed small number of specialist suppliers

gable walls, with triangular sheets can do it. If you want to replicate
of glass at the apex of the end wall. the impact of this dramatic design,
This is very effective, but achieving again you can value-engineer it
it often involves using steelwork in by using steelwork to break up the
the walls that’s bent into the angle glazed elements and switching to
of your roof/window, and a large more standard casement windows
ridge beam in the roof design. rather than structural glazing. This
Adding vertical posts at the centre will create more solid lines within
of the apex can avoid the need for the elevation, but you can still
shaped steelwork, saving costs. But achieve effective results.
this does mean that your clear view Some of our designs at Lapd
will be interrupted by a structure in Architects have used curved glass
the middle of the glazing. So, it’s a walls. This can be a stunning way
case of weighing up your priorities: to capture panoramic views of your
is this a key feature where you want home’ s garden and the surrounding
to focus your budget and achieve countryside. To create this kind of
maximum wow-factor, or do you amazing space without astronomic
want to reduce your spend? costs, consider breaking the curve
This extension features a run of XP View folding doors with Using structural glazing to create up into a series of flat lines, giving
integral blinds and a matched glazed gable above, all from
a full facade of unbroken glass is you the look without the need for
Express Bi-Folding Doors. Splitting the upper section into five
very expensive, and only a relatively expensive bespoke glass.
panels, set atop a structural beam, helps to keep costs down

particular ratio. Everything from of portrait-shaped casements to elements could offer. Window seats Below: Stepped
elevations, room-plans and window give the right feel and balance to can work well in some bedrooms glazed gables give
this project by Gary
design is laid out using this factor. the elevation. A very wide window or as part of a living space, creating Johns Architects a
Done well, these Golden Ratio compared to its height can look squat quiet and contemplative spaces. sense of symmetry.
buildings will feel balanced and well- and off balance if not using other You can achieve them by lowering IDSystems’
proportioned, and a lot of people architectural features to offset this, the cill in these zones. Conversely, Thermo65 French
naturally like the feel of these spaces. especially on a flat elevation. if privacy is important, you may need doors have been
integrated into
You don’t have to be creating a to increase the cill height. There are the sleek curtain
traditional house to use this rule. In Design considerations architectural solutions that could walling, while the
contemporary design, the Golden At Lapd Architects, we often aim give you the best of both; oriel or company’s Grand
Ratio is still relevant to areas such to achieve a high level of natural bay windows can allow you to step Slider II sliding
as room proportions and the design brightness in the entrance area into the space to look all around doors, Sunflex
SF55 bifolds
of large expanses of glass. If your of the home and design a view outside, for example, whilst being and Thermo65
windows are too wide or too high, straight through to the rear of the deep enough to maintain internal windows were
you can see from the modelling that building (or through other spaces) privacy further into the room. also incorporated
things aren’t quite right. Ideally, large to enhance the sense of light and
glazed areas should be broken down space. If the house plan is relatively
into smaller, human-scale elements deep, then you do need to look at
that can follow this ratio to deliver how to introduce natural illumination
rhythm, balance and harmony. You into the heart of the plan. Can you
can see this idea in action with have a glazed roof over a central
well-designed skyscrapers, whose staircase, for instance? Or could
massive flat elevations are broken up you use internal glazed doors to
into considered, articulate windows. borrow light from rear spaces to
Generally, in the UK, the top of a brighten the centre of the house?
window is designed to be 2.1m above If you’re worried about overlooking
floor level. To fit into conventional issues to the sides of your house,
vertical brick courses, many standard then make use of clerestory (high-
MATTHEW SMITH ARCHTIECTURAL PHOTOGRAHY

window dimensions will be either level) windows or obscured glazing

1.2m, 1.05m or 0.9m high. Most to bring natural light into rooms. This
houses will have walls that are longer can be particular effective if you’re
than their roofline (their shape is using bifold or sliding doors at the
portrait rather than landscape). rear of a house, as the clerestory
Within this framework, the width of windows balance the high contrast
windows will be approximately two- of light levels within a room.
thirds of their height. If you want to Work closely with your designer
use an expanse of glass that is wider to consider how you will use the
than its height, you probably need spaces within your home and look
to divide the opening into a series at additional opportunities glazed

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78 expert help

QUICK GUIDE WINDOWS & OVERHEATING RISK

Changes to Building Regulations came into
force on 15 June 2022, including a new Part
O dealing with overheating. This will have an
impact on how much glazing you can use on
certain elevations when creating a new house.
Typically, the regulations are trying to make
sure you do not introduce too much glazing to
south-facing elevations, so that your building
is less prone to overheating.
However, your site might have exceptional
views that happen to be south facing and you
may well want to open these with your house
design. This can still be done but your architect
needs to be familiar with the new regulations
to ensure you can benefit from expansive
glazing without falling foul of the regs. This
might include introducing design measures
such as external louvres or shutters to counter
excessive solar gains in the building that
would otherwise make it uncomfortably hot. This project by architecture practice Levitate turns its brise soleil-style
See www.self-build.co.uk/regs for more shading and window louvres into a core design feature; something that’s likely
information on the latest Building Regs. to become more common as Building Regs move towards mitigating overheating

I don’t think houses need to have Window details standards. Generally, it is becoming
a symmetrical elevation, but it must The material your windows are made common to design thicker walls
be articulated as a whole. In some from has an impact on the quality of packed with more insulation, to
cases, close symmetry may work if your home. There are many choices improve thermal performance. The
the floorplan is also evenly balanced available to the self builder these placement of your windows within
off a centralised entrance feature. days, and you’ll be balancing a the wall depth then becomes an
However, I would have a subtle play number of factors when making important consideration. With some
with this kind of scheme and look to your final choice. If appearance is construction methods (particularly
add interest, so the design reflects important to you, then shiny white using natural insulation materials)
the space inside and the windows are plastic windows with thick and flat the walls can be 500mm thick. If
appropriate to the rooms. We have profiles in their framing, transoms your windows are placed too far to
extended and remodeled some very (uprights) and mullions (horizontals) the outer edge, the reveals (the depth
bland, symmetrical existing houses may not be the best call. Higher- of the wall before the window) are
to transform them into contemporary quality PVCu versions, however, likely to cut out a lot of light and
homes for our clients – for instance might do the job very well. create shadows. So, try to set the
by adding a glazed feature to an Well-built wooden windows with window further back into the wall if
extension or breaking up a flat slim, profiled timber sections will you can, to help reduce the shadow
facade with different articulation provide elegant results. However, effect. Alternately, you can splay the
to create a stunning effect within timber products come with higher reveal (angle the wall away from the
the overall house design. maintenance demands – typically, window) to allow a better balance
they will require repainting every five of natural light to enter the room.
OPINDER LIDDAR years. Powder-coated aluminium In setting the window further back,
is increasingly popular among our the weathering around it needs to be
Opinder Liddar is a Build self build clients, giving a very thin considered. The outer reveal must be
It Award-winning designer
profile and excellent performance, well sealed and you’ll need to order
and a director at Lapd
with little upkeep required. If your a deeper cill. Your architect or
Architects. He specialises
in self build homes and design has many glazed areas, designer should provide technical
renovation projects, and then consider using triple glazing to drawings showing how the window
is a regular expert at Build It minimise heat loss. Good triple- will work in relation to the wall make-
Live. For more information glazed products are continuing to up. They can then discuss this with
about Lapd Architects call 01865 407722 or come down in price, so I recommend your window supplier to ensure the
visit www.lapdarchitects.co.uk considering this as an effective way final product selection works with
to reduce both your heating load the method of construction you
and your energy bills in the future. are using. The drawings should also
CONTACTS Baufritz 01223 235632 www.baufritz.co.uk
Ecowin 01383 842458 www.ecowin.co.uk EOS Most self builders are looking show how airtightness is maintained
Rooflights 020 8462 3557 www.eosrooflights.co.uk Express Bi- for high levels of sustainability in and the thermal performance that the
Folding Doors 080 8506 3219 www.expressbifolds.co.uk Gary Johns
Architects 01353 665374 www.johnsarchitects.co.uk IDSystems their new homes, which often leads window needs to achieve in order for
01603 408804 www.idsystems.co.uk Kloeber 014787 740044 them to adopt modern methods of your project to pass relevant Building
www.kloeber.co.uk Levitate 020 7833 4455 www.levitate.uk.com
construction and build to better Regulations requirements.

Build It September 2022

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80 expert help

ISTOCK.COM/STEPHM2506
PLANNING OBJECTIONS
Could neighbours block your application?
Neighbour disputes get a lot of airtime on TV, On top of that, the very fact that an application has
provoked a large number of objections might encourage
but just how much impact do objections have a planner to look at the scheme again – even if they had
initially thought it to be straightforward and had intended
in deciding planning applications? Martin to wave it through. That extra scrutiny could unearth
Gaine explains what you need to know some practical roadblocks for your project.
Procedurally, objections also matter. In most councils,

S
ome planning applications sail through without there’s a threshold number of objections. If responses
a whisper of objection from neighbours, while stray beyond this, it triggers a call-in to the planning
others trigger an absolute avalanche of angry, committee. Though most decisions are made by officers
ranting letters. But can vocal local opposition under delegated powers, larger or more controversial
really be fatal to your chances of gaining planning applications are put in front of elected councillors. So,
permission – and is there anything you can about it? even if a case officer is inclined to grant permission for
The good news (for applicants) is that neighbour your home building project, determined objectors could
objections matter far less than most people think they rally neighbours to send the application to committee in
do. It’s important that there’s public participation in the the hope of persuading councillors to refuse.
planning system, of course, and that communities get The criteria vary from council to council. At the
to have a say over what’s happening in their area. But last local authority I worked for, an application for an
the UK approach is designed primarily around planning extension or a new dwelling went to committee if the
policies. Comply with the policies that are set out in local neighbours to either side both objected, or if it had five
planning documents and you can expect permission to be or more objections overall. In most cases the planning
granted irrespective of the volume and strength of local committee will follow the case officer’s recommendation
objections. Fail to comply and your application will be and grant consent anyway. But councillors are political
refused, even if there are no objections and neighbours animals with an eye on the next election, so some may
are supportive of your proposal. be persuaded to refuse an application if they feel the
local community is dead against it.
When do objections matter?
Of course, it is a little more complicated than that and How do case officers
objections from the public do sometimes have an handle objections?
impact. A neighbour could highlight something that A large part of the job of being a local authority planning
a case officer had otherwise missed – perhaps that a officer is dealing with angry and upset neighbours.
new extension will overshadow the only window to their According to research by Churchill Home Insurance,
living room, for example. This might happen if the case almost 900 objections are lodged with UK planning
officer had assumed the window in question was to a departments every day, and on average each application
utility room, say, and therefore of less importance. receives 2.2 objections. Some people write in several

Build It September 2022

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 expert help 81

times, while others organise petitions and go door-to-door QUICK GUIDE HOW TO OBJECT TO A PLANNING APPLICATION
whipping up opposition. The most determined might lobby
ward councillors, the local MP and even the local paper. This article has focused on what to do if you’re faced with
Case officers are generally immune to all this, though. opposition to your own home building scheme. Of course,
When it comes to smaller-scale applications, such as self sometimes the shoe is on the other foot – and it’s right to object
builds and home extensions, they have seen it all before. to an application if you think it will harm your local area or your
They process hundreds of these kinds of schemes each own living conditions. Not all objectors are NIMBYs (not in my back
year, know their own policies inside out and can generally yard-types). However, case officers tend to discount concerns that
tell with a glance through the plans whether a proposal are unfocused and do not raise valid planning considerations. Here
will fly or not. Ultimately, the strength of local opposition are my top six tips for writing a good objection letter:
is not, in itself, a planning consideration.
It’s quite common for neighbour objections to misfire,
usually because they are unfocused, rambling and too
angry. Often, objectors haven’t read local policies, so they
1 Start by visiting the council’s website and downloading a copy of the
project plans. It is impossible to provide relevant comments without
knowing exactly what is proposed. If the drawings are difficult to
don’t have a clear understanding of how the application understand, ask for assistance from the case officer.
will assessed and what the decision maker can take into
account. They will raise issues that are not valid planning
considerations, such as impact on house prices, the loss
of a distant view or the personal character of the applicant
2 Look into the local authority’s planning policies and refer back to them
in your comments. This will give them significantly more weight.

(“they’re just a greedy property developer” is one that

comes up a lot!). Opponents to a scheme frequently
allege impacts without any kind of evidence, arguing
3 Think carefully about what it is that bothers you about the proposed
development, rather than making a knee-jerk response. And do
not try to pour every conceivable objection into one long letter:
that an extension will reduce light or harm their outlook, thoughtful, considered and specific comments are much more
for instance, despite it being quite a distance away. Case likely to get the case officer’s attention.
officers scan and file these kinds of objections away –
they don’t (usually) influence the final decision.

How can you deal with

4 Don’t get angry or personal, and don’t insult the council or its
officers. People have a right to submit whatever kind of planning
application they want, and most planners are doing the best they
unhappy neighbours? can. Be calm and polite, and stick to the relevant planning facts.
As an applicant, the first thing to bear in mind is that it’s
important not to take it all too personally. It may surprise
you that people are up in arms about your kitchen
extension or your small new self build home on a corner
5 There are a number of things that cannot be taken into account in a
planning decision. The identity of the applicant is irrelevant, including
what kind of neighbour they have been and whether they normally
plot, but people often feel threatened by changes to their carry out shoddy work. The impact on the value of your property
home environment and react by resisting. Generally, it’s isn’t relevant, either, and issues of ownership (eg party walls) are
best to ignore what is said, even if you find it tough to unrelated to planning applications.
read – I recommend to clients that they respond only
to anything in neighbour objections that is relevant,
inaccurate and might mislead the planning case officer.
Most people like to maintain good relations with their
6 Nevertheless, a wide variety of aspects can be considered. For
extensions and new dwellings, the most important things are design
and appearance (does it fit in with the rest of the street, whether in
neighbours. After all, there’s nothing as uncomfortable as a conventional or contemporary way?) and impact on neighbours in
being glared at over the hedge every time you come and terms of loss of light, privacy and outlook. Other common issues are
go from your front door. But planning applications do put the quality of accommodation and impacts in terms of parking.
good relations under strain. You can try to head off any
problems by speaking to your neighbours before you
submit your application. Go round with a copy of your MARTIN GAINE
plans and a bottle of wine. People will be less inclined to
go on the warpath when the applicant is someone they Martin Gaine runs planning consultancy Just
know and who has made some effort to consult them. Planning (www.just-planning.co.uk). A former
Sometimes you can easily resolve any issues your case officer, he has experience on both sides
neighbours are concerned about – you could undertake of the planning divide and now specialises in
to protect a tree that they worry you will cut down, for helping homeowners win consent at appeal.
instance, or agree to raise a fence to prevent overlooking. He is the author of How to Get Planning
Permission: An Insider’s Secrets.
Occasionally, neighbours just want assurances that you
will be considerate during the (noisy and disruptive)
building works. In extremis, you can revise your plans, saw an objection letter to a submission I’d made on behalf
reducing the depth of an extension, for example, or of a client where the writer likened the construction of
removing a window that looks towards their garden. a few new houses in their village to Russia’s invasion of
Otherwise, you must accept that objections are part of Ukraine. I was also recently involved in an application for
the process. After 20 years working in the system, it still the conversion of a shop into a house that triggered 255
surprises me how belligerent people get when a planning objections. The plans were nevertheless approved
application is submitted in their area. A few weeks ago, I because, ultimately, they complied with policy.

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HELP to BUILD
EXPLAINED
A new government-
backed equity loan
scheme has launched
that could make
creating a bespoke
home a viable route
for 1,000s more
people by making it
easier to access self
build mortgages.
Here’s how it works

ISTOCK.COM / COURTNEYK
O
Above: The Help n 27th June this year, the government opened build mortgage currently requires a deposit of around
to Build equity the ground-breaking new Help to Build equity 15%, so Help to Build significantly lowers the entry
loan has the
loan scheme. Administered by Homes England, barrier to creating an individual home. It achieves this
potential to make
commissioning a Help to Build is designed to enable many more by offering government-backed loans of up to 20%
bespoke home people to easily fund their self build or custom build project (or up to 40% in London) of the land and construction
a mainstream route – and is set to make commissioning your own home a more costs, boosting the power of your own deposit.
onto the housing affordable, accessible and mainstream choice, particularly The Help to Build equity loan is available for a range of
ladder for first-
for those with smaller mortgage deposits. schemes, including self build, custom build and residential
time buyers
Following hot on the heels of Richard Bacon MP’s conversions. You can only use the loan to construct one
review of the custom and self build (CSB) sector, which house, and it must then become your primary home. You
has received a warm reception from government, Help to cannot use Help to Build to renovate an existing property
Build has the potential to be the cornerstone of a wider- you already own. According to Homes England’s
ranging package of measures addressing challenges in customer guide, eligible projects include:
areas such as land-finding and planning. Ultimately, the ● Self or custom building a new home (including
goal is to deliver more choice and quality to consumers demolishing an existing property and replacing
through self and custom build. it with a new house).
● Buying the land on which you intend to build. The
What is Help to Build? land must have outline planning permission to build
Available in England, the scheme is inspired by the Help a new home or convert an existing building.
to Buy, which was aimed at those looking to purchase ● Converting a commercial property to residential use.
new mass-market developer housing. Help to Buy closes ● Building a new flat, provided it is constructed in
to new applications in October this year, so CSB will soon unused space above an existing building.
be the only route to a new home that benefits from a ● Customising a shell build home.
government-backed equity loan. Government expects Help to Build will enable delivery
Help to Build will enable people with smaller savings of up to 40,000 new custom and self build homes each
(the minimum deposit will be 5%) to access self build year. That’s a big increase compared to the 13,000 current
finance. Unlike conventional mortgages, self build completions per annum. The scheme is currently slated to
versions pay out in stages linked to the progression of be available for four years, although NaCSBA (the National
work on site – so you know you’ll have the money when Self and Custom Build Association) hopes it will be around
you need it (find out more on page 92). A standard self for longer. The Help to Buy had a near 10-year lifespan.

Build It September 2022

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 expert help 85

How much money can I borrow? HOW EASY IS IT TO SELF BUILD FOR UNDER £600,000?
The amount you will be offered under Help to Build is
based on the estimated costs to buy your specified plot Building inside the cap could be easier page 36, which was completed for just
than think. According to The Times, £255,000. Or visit www.self-build.
and build your planned home. So, you’ll need to have a
research conducted by NaCSBA and co.uk/affordable-homes to see our
costing exercise done (a standard part of the process property portal Zoopla has shown that pick of some of the best bespoke houses
when applying for a self build mortgage, anyway). £600,000 would cover the plot and constructed for under £200,000.
Your total budget for the land and construction construction cost for a four-bed house If you’re running towards the high
must not exceed £600,000. The build cost is capped in two-thirds of England. The research end of the Help to Build cap, the trick
also found that, under Help to Build, a joint will be ensuring you keep within budget.
at £400,000, and you must complete the project within
income of £40,000 would be enough to That starts with ringfencing a decent
three years. You can borrow between 5% and 20% of gain sufficient finance for a three-bed contingency (typically 10-15%) to deal
the land and build costs, or use the loan purely for the house in a third of England’s areas. with issues along the way. You may also
build phase. So, if your total budget was £400,000, you In Build It’s experience, many self wish to explore some of the more cost-
could put in a 5% deposit of £20,000, the equity loan builders complete the construction certain routes to a bespoke, such as a
phase of their projects for significantly fixed-price custom build, shell house or
would be up to £80,000 and the mortgage would cover
less than the £400,000 Help to Build turnkey package. “Help to Build is a
the rest. If you are building in London, you can borrow cap – indeed, you can take a tour of an particularly good fit for the custom build
up to 40% via the equity loan; which would equate to architect’s own new build townhouse on market,” says Andrew Baddeley-Chappell.
£160,000 on a project cost of £400,000.

How do I apply? CARL BLANK

The first step is to apply for an eligible self build mortgage

with a Help to Build-registered lender. You’ll receive your
equity loan offer as part of the approval process, and will
then be able to move your project forward with confidence.
The Help to Build loan is paid out directly to your lender
after construction is complete, at the point your self build
mortgage switches to a standard repayment mortgage.
So, in practice, if you were to build a house for £400,000
and intend to put down the 5% deposit of £20,000 in our
earlier example, the remaining £380,000 (95%) would
be provided by the self build mortgage lender. When the
house is finished, you can then choose to access the Help
to Build loan you were offered of up to 20% (£80,000 in
our example). This pays off part of your self build mortgage.
In effect, the system works because your lender knows
they will ultimately be providing a smaller total mortgage
(£300,000 on the basis of the above figures). And because
it’s government-backed, they gain the surety they need to
serve customers with more limited savings. “Lenders are Which lenders are offering Above: The
Whiteleys’ first
uniquely able to offer low-deposit products under Help to Help to Build mortgages? self build project,
Build, and therefore provide consumers with a bigger Darlington Building Society has partnered with Homes designed by Base
mortgage than they might have had, because they know England and BuildStore to become the first lender to Architects (www.
they will be paid 20% by the government on completion,” provide Help to Build mortgages for self build homes. basearchitecture.
says Andrew Baddeley-Chappell, CEO of NaCSBA. Winner of the 2021 Build It Award for Best Self Build co.uk), has been a
triumph, delivering
To access the equity loan, you or your lender will need to Lender, Darlington is offering two products at launch.
the bright, airy
arrange for a RICS surveyor to value the house when the These are both three-year discount Help to Build living spaces they
project is near completion. Post-valuation, you can then mortgages (at rates of 5.39% and 5.99%). wanted at a keen
decide whether you want to accept your Help to Build loan Build It understands another lender is very close to price. They paid
or not. “Offering this choice maximises the benefits to the launching a product, and that Homes England hopes to £175,000 for the
plot and £314,450
customer,” explains James Warrender. “A build can take 18 have a total of four providers on board around the end of
for the build of
months-plus, and your circumstances could change over this year. “Darlington have been really keen and committed their 200m2 home
that time. You might have had a promotion, or perhaps to the product and delivery of it,” says James. “They’ve been (including garage)
someone’s left you money in a will. So, you may not need fantastic with other lenders as well, sharing their insights
that loan anymore – and if you don’t, you’re not committed.” and the process they went through. So they have been
Having applied and been accepted, though, you get the true ambassadors for the Help to Build.”
benefit of certainty that – should the project price go up It’s worth bearing in mind that the old Help to Buy
along the way – you’ve got government-guaranteed Help also had a single lender at launch, but soon snowballed
to Build money coming in to pay the lender. “For some to become hugely successfully – helping hundreds of
people, that may be a huge lifeline – particularly if they’re thousands of people get onto the housing ladder.
on a high loan-to-value and finances are getting tight
towards the end of the build,” says James. “It could make Who is eligible for Help to Build?
a significant difference to rates and fees when you’re You can access Help to Build whether you are a first-time
converting on to a standard repayment mortgage.” buyer or an existing homeowner. However, you may not

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86 expert help

REACTION TO HELP TO BUILD’S LAUNCH

Karen Curtin, MD at Graven Hill,
the UK’s first large-scale custom
build homes project:
“The Help to Build scheme is a dream
come true for many would-be self builders,
and we’re in full support of the initiative.
The UK is finally moving in the right
direction as we continue to revolutionise
the housing market. Gone are the days of self and custom
building being for the few – we are thrilled to see it become
an option for the many. Self and custom building have always
been popular at Graven Hill, and we expect to see interest
continue to increase as a result of the scheme. In the current
climate, the financial support that Help to Build will provide
has never been more welcome. Help to Build now means
there is even more opportunity for all homeowners to create
a house that’s tailor-made to their needs.”

Andrew Baddeley-Chappell,
CEO of NaCSBA:
“The launch of the Help to Build
prospectus is another major milestone
for custom and self build (CSB) homes.
Help to Build is important because it
opens up the custom and self build route
as an option to those who have smaller
budgets and, in particular, smaller savings.
However, access to finance is just one part of the answer. the loan is repaid. From year six,
The key constraint for CSB is access to land with permission you will begin to pay interest on
to build. This challenge is being addressed in part through the the loan. This will start at 1.75%,
Right to Build legislation, which requires local authorities in and then rise by a minimum of 2%
England to ensure enough plots are permissioned to match
plus CPI (consumer price index)
the demand on the registers that they operate.
However, some local authorities have been too slow to inflation from year seven onwards.
respond to the legislation, and it is important that they do more, Importantly, the total amount
not least to respond to the increased demand following the you pay back is based on the
launch of this scheme. This is why the government’s response market value of your property at
to the Bacon Review and the ongoing funding to the Right to
the time you choose to repay the
Build Task force are important pieces in a wider plan.”
loan – not on the original amount
you borrowed. This figure will
Top right & inset: apply if you’ve taken a Help to Build equity loan within the include both the land and house (even if you didn’t borrow
Built on the plot previous two years. In general, you should be eligible if you: to purchase the plot). So, if the value of your home rises or
of an old double
● Are 18 years of age or older and have falls, the total amount you owe will change. Assuming the
garage in West
London, this the right to live in the UK. market continues to rise over time, most people are likely
project by ● Will live in the newly-built home to pay back more than they borrow.
Crawford as your only residence. “We recommend that everyone takes independent
Partnership ● Will be spending less than £600,000 financial advice at the point they finish their build and are
Architects
on the cost of the land and build. considering whether to draw down the equity loan, to help
(www.crawford
partnership.co.uk) ● Have a deposit of at least 5% and are able to decide if it’s right for them,” says James Warrender. “You
demonstrates secure a self build mortgage agreement from get that five-year no interest window, which could become
how innovative a Help to Build-registered lender. quite significant as interest rates rise. Customers could
design can create Homes England hopes the scheme will broaden access also pay back in full at the end of the fifth year, with no early
wonderful homes,
to owner-commissioned housing. “We want to make redemption fees. You do need to consider the difference in
even on compact
city sites. The building your own home an option that younger people can the uplift in value, but that’s a bit of a crystal ball question,
90m2 house was consider, and extend the market beyond the stereotypical and there’s nothing to stop people applying for the equity
built for £400,000 self builder who’s already on their second or third house and loan and making their decision when they finish their
has a huge deposit from their existing property,” says James builds.” The only exception is likely to be for customers on
Warrender. This could unlock greater innovation and better a very high loan-to-value, where the mortgage provider may
quality in first-timer housing, delivering homes that people enforce the loan to provide surety for both parties.
really want to live in and benefiting the market as a whole. Unlike with mortgages, you cannot repay the equity loan
in regular monthly sums. However, you can do so in part
Help to Build fees & (provided you pay at least 10% of the house’s market value)
repaying the Equity Loan or in full at any time. You must repay the equity loan in full
The Help to Build equity loan is interest-free for the first when you come to the end of the loan term, sell your home
five years, with a management fee of £1 per month until or finish paying off your standard repayment mortgage.

Build It September 2022

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
DREAMING OF BUILDING YOUR
PERFECT FOREVER HOME?
If you have been dreaming about building or commissioning your ideal
home and are wondering about how you could finance the project,
then you need to get in touch with us.

With a wealth of expertise in self and custom build mortgages, and

exclusive products from our panel of lenders, we can help you realise
your dream. Find out what we can do for you.

0345 223 4888

www.buildstore.co.uk

Your home may be repossessed if you do not keep up repayments on your mortgage.
For self and custom build mortgages we charge a fee of £295. £95 is payable on application and £200 on offer.
For all other mortgages we charge a fee of £195, which is payable on offer.

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
88 expert help

Want to add space and value

Home to your home? Our ready
reckoner, powered by the Build
extension It Estimating Service, will help
you gauge what size and style of

cost calculator extension will deliver the best

result for your budget

W
henever you take on a major home building
A high-quality oak frame
extension by Oakwrights project such as an extension, one of the
(www.oakwrights.co.uk) first things you’ll want to figure out is just
how much it’s likely to cost. Every build is
different, of course, so the answer will depend on a host
of considerations – including the size, number of storeys,
type of roof structure, the quality of materials and finishes
you want to specify, location and more.
The cost table and accompanying project advice in this
article, prepared by the experts at the Build It Estimating
Service, give you an insight into what you need to know
when planning your extension budget. To help start your
scheme off on the right foot, overleaf we’ve looked at five
popular routes to adding space and value:

● Single storey flat roof extension

● Single storey lean-to extension
● Two storey flat roof extension
● Two storey apex roof extension
● Loft conversion with dormer
LYDIA HARPER

All of these routes hold the potential to transform your

home and lifestyle. To make it easy for you to compare
costs, we’ve focused on 20m2 of extra floorplan for the
single storey extension and loft conversion schemes,
and twice that (40m2) for the double-storey projects.
QUICK GUIDE COST VARIATIONS BY REGION One thing you’ll notice is that, while the two-storey
Your exact extension costs will vary depending on where you’re additions offer twice as much living space, you’re netting
planning to build. You can expect to pay more in labour if you’re in a that extra floor area for much less than double the price.
city centre or similarly high-value area, for instance – but the financial In other words, this route can give you fantastic value for
returns may well be greater. To get a clear picture, the best option is
money. Ultimately, however, exactly which option suits
to source project-specific quotes from local builders and trades. But
you will depend on your budget, ceiling values in the area
here’s a rough guide to regional variations:
and what type of extension fits your site and needs.
It’s worth bearing in mind that many extensions can be
SOUTH WEST x102% SCOTLAND x105%
completed under permitted development rights – head
to www.self-build.co.uk/pd to find out whether your
SOUTH EAST x104% REST OF UK x100%
scheme counts. Larger projects or those in protected
areas will need formal planning permission.

ABOUT THE BUILD IT ESTIMATING SERVICE

The Build It Estimating Service offers a detailed and user-friendly way to get an accurate
indicative cost for your self build or home extension project. This tailored service enables
you to take full control of your budget by providing you with a thorough report, including
live material and labour costs. So, you can calculate your budget down to the last roof
tile and check whether your builders’ quotes are fair.

Find out more and submit your plans for review at www.buildit.co.uk/estimate

Build It September 2022 9f7bab5c-145b-4f97-adf3-e65f07f8ff02

 HOW BUILD ROUTE AFFECTS COSTS

Build Route A: Main contractor – standard option (shown in table)

The figures in our benchmark cost table are based on a main contractor route, where
a general building firm manages the project to completion on your behalf, using a
standard contract. You can bring prices down by taking on more of the responsibility
yourself. Here are typical indicative savings for other popular build routes:

Build Route B: Builder plus subcontractors – potential saving 10%

You could reduce build costs by circa 10% by hiring a main contractor to complete Above: This kitchen extension features bifold doors, frameless picture
the structure to watertight stage only. At this point, you then take over from the windows and Velux (www.velux.co.uk) Integra white-painted rooflights
main contractor as a project manager and the remaining work is undertaken by
subcontractors (individual trades), whom you manage through to project completion.

Build Route C: Self project managed – potential saving 20%

By project managing the entire scheme yourself, including the main structural phase,
you could knock up to 20% off total build costs. This route doesn’t involve undertaking
any construction works yourself, but rather fully managing the subcontractors on a DIY
basis. So you are both client and building contractor, hiring trades and supplying plant,
machinery, tools and most of the materials. You will need to be confident that you can
keep the works on schedule to meet your budget.

BRUCE HEMMING
Build Route D: DIY – potential saving 25%
Undertaking a large proportion of the build on a DIY basis could enable you to reduce
project costs by as much as a quarter. This route assumes you’ll use trades for the key
structural and infrastructure works, but will carry out much of the second fix tasks,
landscaping, general labouring, decorating, tiling etc yourself. You will also be project
manager, buying most of the materials and supplying all tools, plant, scaffold etc. Above: This two-storey, 134m2 extension in Kent was designed by
Richard Gill Architects (www.richardgillarchitects.co.uk)

How to use the extension cost chart

We’ve put together a breakdown of benchmark costs for popular in a basic level of fit-out, such as standard second fix electrics
types of extension project. The prices in the table are indicative of (switches, sockets etc), plasterboard and final decoration.
what you can expect to pay to engage a main contractor to complete A number of big-ticket fit-out items are omitted from the table,
the works for each of our five extension scenarios. It is possible to including floor finishes, sanitaryware, the kitchen and landscaping.
reduce costs by undertaking some of the project management or This is simply because they represent massive variables depending
building works yourself – check out the box (above) for a quick guide. on your design tastes and specification choices. For instance, home
Most home extensions in the UK are built with cost-effective extenders could spend anything from £5,000 to £50,000+ on a new
cavity wall masonry, which is familiar to every trade out there, so kitchen. Other possible cost uplifts include clearing the site and any
our benchmark figures relate to this construction method. We’ve requirement to move drainage or other services.
assumed a standard quality and performance level for a bespoke Design fees would be in addition to the build costs quoted below.
home project (better than Building Regulations, but not high-end). These depend on the scale and nature of your project, and whether
These figures include allowances for all the infrastructure required you’re using an architect to draw up and submit your plans. Other
for each project type – including electric circuits, hot and cold water potential professional fees that may apply include surveys, structural
supplies and extending the central heating system. They also factor engineering, party wall agreements and project insurance.

Single storey Single storey Two storey Two storey

extension extension extension extension Loft conversion
with flat roof with lean-to roof with flat roof with apex roof with dormer

Extension size (floor area) 20m2 20m2 40m2 40m2 20m2

Materials cost £13,394 £15,420 £20,554 £23,892 £18,160

Labour cost £13,858 £14,720 £22,264 £23,736 £17,550

Plant cost £6,422 £6,624 £7,084 £7,176 £1,950

Scaffold & subcontract cost £676 £736 £1,518 £1,656 £2,340

Total cost (excl. VAT) £34,350 £37,500 £51,420 £56,460 £40,000

Cost per m 2
£1,718 £1,875 £1,286 £1,412 £2,000

Total cost (incl. VAT) £41,220 £45,000 £61,704 £67,752 £48,000

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 Bespoke Oak Frame Buildings
Homes | Extensions | Garden Rooms | Garages
01686 688 000 | info@welshoakframe.com | welshoakframe.com

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 SPECIAL
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N S IO N
+ E XTE FR E E
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9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 expert help 93

Self build & custom

build mortgages
Looking to fund your bespoke home project? Each month we round up the best deals from
leading lenders and update you on what you need to know to secure the right finance
Advance Stage Payment Mortgages Arrears Stage Payment Mortgages Get In Touch
Created by and exclusive to BuildStore, These mortages release funds after each For advice on funding options for your self
these mortgages provide guaranteed stage stage of building works is completed. To or custom build project, speak to the experts
payments based on your costs before each trigger the payments, a valuation must take at BuildStore by calling 0345 223 4647 or
phase of the build. This offers certainty in your place that shows an uplift in value. BuildStore’s visit www.buildstore.co.uk
budget and peace of mind that you can plan exclusive mortgages can offer increased These products are chosen for illustrative purposes,
and were available at the time of going to press.
for and pay your bills on time. borrowing of up to 85% of your costs.

KEY FOR TABLE: ★ BuildStore Exclusive Product | SB Self Build Mortgage | CB Custom Build Mortgage | LTV Loan to Value

Mortgage Payment LTV LTV End Interest 1st Stage

Lender Type Schedule Contact Land Value Rate Payment

Bath BS ★ SB & CB Advance 0345 223 4647 95% 80% 4.50% DPP & Building Regs

Buckinghamshire BS ★ SB & CB Advance 0345 223 4647 80% 80% 4.49% DPP & Building Regs

Darlington BS ★ SB & CB Advance 0345 223 4647 85% 80% 4.84% DPP & Building Regs

Furness BS ★ SB & CB Advance 0345 223 4647 80% 80% 3.89% DPP & Building Regs

Furness BS (Green Build) ★ SB & CB Advance 0345 223 4647 80% 80% 4.39% DPP & Building Regs

Mansfield BS ★ SB & CB Advance 0345 223 4647 85% 80% 4.83% DPP & Building Regs

Tipton & Coseley BS ★ SB & CB Advance 0345 223 4647 85% 75% 5.14% DPP & Building Regs

Vernon BS ★ SB & CB Advance 0345 223 4647 85% 80% 4.55% DPP & Building Regs

Buckinghamshire BS ★ SB & CB Arrears 0345 223 4647 80% 80% 4.09% Foundations

Chorley BS ★ SB &CB Arrears 0345 223 4647 85% 80% 4.25% Foundations

Darlington BS ★ SB & CB Arrears 0345 223 4647 85% 80% 4.64% Foundations

Furness BS ★ SB & CB Arrears 0345 223 4647 80% 80% 3.69% Foundations

Furness BS (Green Build) ★ SB & CB Arrears 0345 223 4647 80% 80% 3.79% Foundations

Hinckley & Rugby BS ★ SB & CB Arrears 0345 223 4647 85% 75% 3.99% Foundations

Loughborough BS ★ SB & CB Arrears 0345 223 4647 80% 80% 4.00% Foundations

Mansfield BS ★ SB & CB Arrears 0345 223 4647 80% 80% 4.53% Foundations

Newcastle BS ★ SB & CB Arrears 0345 223 4647 90% 90% 5.49% Foundations

Stafford Railway BS ★ SB & CB Arrears 0345 223 4647 85% 75% 4.24% Foundations

Tipton & Coseley BS ★ SB & CB Arrears 0345 223 4647 85% 75% 4.64% Foundations

Vernon BS ★ SB & CB Arrears 0345 223 4647 85% 80% 4.39% Foundations

Beverley BS SB Arrears 01482 881510 n/a 80% 3.74% Wall Plate

Earl Shilton BS SB Arrears 01455 844422 75% 75% 5.19% Flexible

Ecology BS SB Arrears 01535 650770 80% 80% 4.65% Flexible

Hanley BS SB Arrears 01782 255000 60% 60% 3.25% Foundations

Melton Mowbray BS SB Arrears 01664 414141 n/a 50% 3.49% Foundations

Saffron BS SB & CB Arrears 0333 015 2970 80% 80% 4.69% Flexible

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
 BEGINNER’S GUIDE TO

finding land
The first step in your self build journey is
tracking down a viable building site. Keep
yourself ahead of the competition with
Build It’s top plot hunting tips

T
Above: Gorgeous racking down the right plot for your project is a little Explore the area Walk around the locale to identify empty
plots do exist – but more complex than purchasing an existing house. land between houses, garden plots or disused garages – all
if you have grand
The good news is 13,000 people successfully build of which could offer potential build opportunities. If you spot
designs on that
dream rural setting, their own home each year – but if you want the best a site that you think could have scope to be developed, then
bear in mind that possible chance of identifying a viable site, it’s worth getting approach the owner and let them know you are interested.
it’s incredibly rare to grips with the process first. Here’s what you need to know. If the owner isn’t obvious and you can’t find out via the Land
to get planning Registry, try speaking to the neighbour.
consent for a
completely new
LAND FINDING ROUTES
house in the Few self builders simply stumble on a great plot by chance Talk to locals Head to pubs and shops in the area you’re
countryside. and end up building on it. Identifying the right opportunity can considering to meet residents, as they may be able to tell
Demolish and take considerable time and effort, so it pays to adopt a multi- you about opportunities not yet listed. Professionals such as
rebuild may be pronged approach. So what are the best land hunting routes? architects, building surveyors or planning consultants in the
a better route
region may be a useful source of leads, too – and you might
Use your contacts Don’t underestimate the power of want to use their services further down the line.
networking. Tell your friends and co-workers that you are
looking for a plot. They may have heard of someone selling in Speak to business owners Local farmers, breweries,
your preferred area, for instance, or even have a large garden universities and other organisations may have surplus land
they’d be willing to split at the right price. Social media can be they want to sell (or would consider selling). Many do so via
a big benefit here, spreading the word even quicker. estate agents, but there’s no harm approaching them directly.

Build It September 2022 9f7bab5c-145b-4f97-adf3-e65f07f8ff02

 expert help 95

Sign up for your Right to Build Councils are now Register with agents Many building plots are still sold
obliged to maintain official self build registers, thanks to the through traditional estate and land agents. Monitor the
government’s Right to Build legislation. You can record your books of both types, as some may have overlooked the
interest in obtaining a plot and state the type of project you planning potential of properties they’re selling (eg for a
are keen to pursue. If 200 people sign up, the council is then demolish and rebuild opportunity). The personal approach
supposed to permission 200 viable sites within a three-year can pay dividends with this route, too – if they know you,
period. You aren’t guaranteed land, but the legislation should they’re much more likely to give you a heads up when
see the availability of build-ready plots improve dramatically. something’s coming onto the market.
FURTHER READING
www.self-build.co.uk/right-to-build TYPES OF BUILDING PLOT
Bespoke homes can be constructed on a range of sites, and
Visit the council’s website Local authorities list current knowing about the opportunities can help you spot land with
planning applications online, usually under the ‘planning’ or potential for your project. Here are some of the key options:
‘housing’ sections – with details of the scheme, who has
applied and when. If you find a likely-looking opportunity and Brownfield sites This is basically previously-developed
can get in touch with the owner before they get consent, land that is or once was occupied by a permanent structure.
you’ll be in a strong position to secure a purchase. Government policy supports the provision of new housing in
such locations, so councils tend to look favourably on plans
Use plot finding databases BuildStore’s Plotsearch that have the potential to improve these plots. Plus on a
(www.plotsearch.co.uk) lists thousands of sites with planning practical level, services are likely to be in place already.
consent across the UK. Happily, it’s also free to use. As well
as giving you the chance to find a good plot, this resource Demolish & replace A type of brownfield opportunity
helps you get a feel for land prices and availability in different where you could knock down an existing building, such as
areas. You can also see which estate agents are active in an old bungalow or former non-residential structure, and
your region. Turn to page 99 for a taster of what’s on offer. construct a new (usually bigger and more attractive) home
in its place. It’s often more cost-effective than tackling a
Check out property auctions Many good quality plots renovation, as VAT can be reclaimed on a new build project.
change hands this way. Auction houses such as Clive
Emson, Allsop and Savills sell a variety of sites, so get on Infill plots There’s no formal definition of this type of site,
their mailing lists for catalogues. Remember that you will but many councils take it to mean a small gap between an
need to have finance in place – once the hammer goes otherwise built-up frontage or group of houses. Infilling is
down, the contract is triggered and a deposit is due. usually allowed within settlements’ development boundaries
FURTHER READING – and sometimes outside of these. Gaining consent will
www.self-build.co.uk/auctions be more difficult in zones such as conservation areas.

CLOSER LOOK: PLOTS WITH POTENTIAL

These sites are a small selection of those assessed by land and planning expert, Mike Dade, on behalf of Build It
magazine’s readers. Check out www.self-build.co.uk/mike-dade for more of his detailed plot investigations.

This fenced-off former garden is level, A secluded piece of woodland in West Two budding self builders discovered this
clear and would provide good privacy for Sussex available for just £15,000. This overgrown potential infill site by searching for
new housing. It currently benefits from plot’s particulars show an attractive-looking empty spaces in their hometown on Google
two planning consents: one for a chalet contemporary dwelling set amongst the Maps. It’s tucked behind high street shops,
bungalow; the other for a pair of semi- trees and confirm it has the owner’s consent with a frontage to a side road – so it could
detached homes. The former only has a to construct a house or other buildings. have real potential for development. But its
few months left to run, so if the purchaser The trouble is, owner’s consent means elevated position and retaining wall could
wanted to go for a single dwelling, they may nothing without formal planning permission present some challenges for any building
need to get works underway (eg by digging – and the fact the vendor hasn’t sought this work. Ground conditions, particularly in terms
a foundation trench) to keep the permission themselves, and bagged the uplift in value, of stability, will need to be investigated and
alive, and then apply to amend the design. suggests there’s little chance of achieving it. accounted for prior to making any offer.
FULL STORY FULL STORY FULL STORY
www.self-build.co.uk/garden-site www.self-build.co.uk/woodland-bargain www.self-build.co.uk/infill-potential

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
96 expert help

can be developed); or full (consent for a particular design).

NEED TO KNOW PLOT BUYER’S CHECKLIST
Beware any site that doesn’t have a current approval. Land
Think you might have indentified a viable site for your self build project? is worth considerably more once consent has been granted,
Our quick-fire plot buyer’s checklist will help you decide: so if the deal looks too good to be true, it probably is.
Am I ready to act quickly? It’s important to have your funds and/or
Basic potential
borrowing lined up and legal representation ready to go so that your offer
looks enticing to the vendor (if you’re buying at auction, this is essential). Once you’ve spotted a likely-looking opportunity, there are
two key questions to ask before delving in further. Can the
Is planning permission in place? The outline or full consent shouldn’t house you want to build be comfortably accommodated on
be about to expire, as this could put your dream home project in jeopardy.
the plot (eg in terms of size, local property values and the
Any conditions attached to the permission must be acceptable to you.
like)? And does the existing planning consent allow for that
Are there any fees? Double check whether you will be liable for a Section house, or could it be amended to suit? If you can say yes to
106 charge or any other financial contributions to the council as a condition both of those, then it’s worth a bit more research.
of the planning permission. These could increase your project costs In terms of site suitability, you need to check for issues
markedly, and may need to be accounted for in your offer.
that could increase construction costs (which should be
Am I getting all the land? Ensure the plot area that’s for sale is exactly factored into any offer for the land), make it difficult to get
the same as that indicated on the current planning permission – otherwise the right kind of design for your household, or affect the
you could run into trouble with ransom strips and other issues. viability of a project. Some of the most notorious budget-
Can I change the consent? The majority of self builders will want to tweak busters include steep slopes, difficult access to services
the design to some degree, so think about whether you want to revise the (electricity, gas, water etc) or obstacles such as trees, existing
existing planning permission and if these amendments are realistic. structures and overhead cables. But these issues may not
Are there any other obstacles? Check whether the plot has a right be insurmountable, and with good design some can even be
of access to the public highway and ascertain if any legal issues, such as turned to your advantage. A sloping plot is likely to offer great
restrictive covenants (binding conditions written into a property’s deeds), views and the potential for a basement, for instance, and you
might bring extra costs or prevent you building. won’t face much competition from developers.
For more advice log on to www.self-build.co.uk/plot-checklist From a planning perspective, check how long is left on
the consent. If it’s less than about six months and you need
to redesign the house or sort out any conditions the planners
Gardens Contrary to ‘backland development’ and ‘garden- have put on the permission (such as approval for materials),
grabbing’ headlines, planners still pass garden schemes – this could be problematic. It might sound obvious, but you
especially in places considered to be built-up. You may even should also scrutinise the plot boundaries to ensure you’re
be lucky enough to have a large space that could work as a buying all of the land included in the approved plans.
viable site already; or know a friend willing to provide one.
Detailed assessment
Edge-of-settlement Depending on the maps marked If early-stage investigations seem positive, you can move
out in Local Plans, this kind of site might fall within built-up on to a more in-depth appraisal of exactly how suitable the
area boundaries or it might not. Generally, policies will allow site is in terms of planning potential and build costs. This will
development within this zone – but control it very strictly take in things like access, trees, ground conditions, drainage
outside. This undeveloped land is known as greenfield, and legal considerations. Build It’s invaluable resource
and will typically only offer housing to serve the needs of at www.self-build.co.uk/plot-checklist can help
agriculture, replacement dwellings and some infill. structure this part of the process. If you come up against
anything you’re not sure about, seek advice from suitable
Serviced plots A fairly new option on the market, this term professionals. That might mean speaking to your local council
refers to land that’s ready to build on – with utilities, highway about planning matters or engaging a solicitor on the legals.
access and possibly other infrastructure already in place, as A planning consultant, architect or specialist design-and-
well as at least outline planning consent. This route offers the build company may also be able to point you in the right
Right: This benefit of more certainty over early-stage costs. direction or help you undertake a full viability assessment.
brownfield infill FURTHER READING
plot features three www.self-build.co.uk/serviced-plots
lock-up garages,
set between a pair
of semi-detached WHAT MAKES A GOOD PLOT?
houses. It comes Picture the perfect piece of land and it will probably be in a
with outline pleasant area, affordable, completely level, easy to access
planning for a new and have good ground conditions, no obstructions and no
house and could
be an excellent
planning issues that might hamper your dream home plans.
opportunity – Trouble is, that plot doesn’t exist (or at least if it did, a big
provided the right developer probably snapped it up ages ago). In practice, even
design can be the best site will require you to make a few compromises. So
achieved and a it’s crucial to assess contenders properly to check you can
site contamination
investigation
get as close as possible to your goals at a cost that stacks up.
doesn’t reveal any Plots generally come with planning permission in place:
major hidden costs either outline (which is a fairly loose affirmation that the site

Build It September 2022 9f7bab5c-145b-4f97-adf3-e65f07f8ff02

Would you accept a snagging list on a new car?
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 expert help 99

Land

FOR
It’s FREE to subscribe to PlotSearch – the
UK’s premier land finding resource with
over 3,000 genuine building opportunities,
all with planning permission guaranteed.
The plots collated here are a hand-picked selection, but you can find
plenty more in the online database. To find out more and to subscribe
call 0345 223 4499 or visit the website at www.plotsearch.co.uk SALE
Location Location
Scottish Borders Devon
Price Price
£150,000 £170,000
Plot Plot
156637 156677

Plot five of this small This site comes with

development in the detailed planning
quaint Borders town consent for a three-
of Melrose is for sale bed house with an
with outline planning upside-down layout
permission to build a that maximises far-
detached dwelling. Situated between the Eildon reaching countryside views. The land is just off
Hills and River Tweed, it’s a picturesque location, a country lane that provides access to the village
with a surrounding populous of less than 3,500 Agent centre nearby. There are schools and a small
residents. Motorway access and rail links makes Macpherson shop, plus regular bus services to Barnstaple Agent
this an easily accessible place to live. Property and Lynton. Exmoor National Park lies to the east. Stags

Location Location
Clwyd Berkshire
Price Price
£149,950 £600,000
Plot Plot
156653 156636

For sale with detailed Detailed planning

planning, this plot permission has been
presents an opportunity granted for a five-
to build a four-bedroom bedroom detached
detached dwelling within abode on a prime
easy reach of the coast. residential street near
Located close to Colwyn Bay and Llandudno, Reading. As well as close proximity to the
there are plenty of amenities on offer from both university campuses, the plot is within easy reach
seaside towns. The A55 dual carriageway is of the main town centre. The railway station is Agent
easily accessible and provides a great transport Agent 1.5 miles away for direct trains to London. The Haslams
link to Chester and the motorways beyond. Fletcher & Poole nearby M4 motorway offers further travel links. Estate Agents

Location Location
Cornwall Highlands
Price Price
£900,000 £130,000
Plot Plot
156656 156618

This plot comes with Outline planning

detailed planning permission has been
consent to build a obtained to build a
detached dwelling detached dwelling
in one of Truro’s most on this secluded 0.75
desirable locations. In acre site. A property
addition to the far-reaching outlook, the site could enjoy superb views of the surrounding
is a short walk to the Kenwyn city centre and Scottish area of natural beauty, with a chance
beautiful cathedral. There’s plenty of facilities to build a split-level home. It’s set in Scammadale,
in town, too, as well as opportunities to pursue Agent a rural Highland settlement. The West Highland Agent
cultural activities in a rapidly expanding city. David Ball town Oban is 10 miles to the north. Dawsons

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
SOURCING
SUPPLIERS
FOR YOUR
DREAM HOME?
MAKE SURE YOU
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campaigns to remove the barriers to more people
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A FULL LIST OF MEMBERS CAN BE FOUND AT:

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9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 expert help 101

Ask the Essential advice on your problems with building,

EXPERTS budgeting, DIY & planning from the most

experienced names in the self build industry

DESIGN

PLANNING
Julia Riddle is a planning consultant
How can I alter the floorplans
with over 13 years’ experience in
advising on self builds and other types
of my existing home?
of residential development. She runs
Castle Planning (www.castleplanning.uk)
I am renovating an old property with very thick walls. As
and has been involved in writing guidance it stands, it’s classed as a one-bedroom house with two
on custom and self build to inform the reception rooms. There is a small central hallway off the
national planning approach.
entrance where you can turn either left or right.
To the left there are two rooms that are accessed
FINANCE through each other. On the right of the hallway, there
Rachel Pyne is director of financial services
at BuildStore (www.buildstore.co.uk). She is a room that leads through to the toilet and kitchen. Is
has worked in self build finance for over 10 there a way to make this a two-bedroom property with
years and deals with a diverse portfolio of
lenders across the whole market, as well
separate access to the bedrooms?
as on exclusive self build and renovation Without seeing a plan of your building and its garden area this
mortgage products.
is difficult to address. However, I will make some assumptions
in my answer. Firstly, I guess this is a bungalow? If so, you could
move the toilet and kitchen into one of the reception rooms, with
SUSTAINABILITY
Nigel Griffiths is director of the Sustainable the bedroom off this area to save walking through a bedroom into
Traditional Buildings Alliance (www.stbauk. another. That is assuming the kitchen and toilet area is large
org) and a consultant working mainly on
energy efficiency policy and evaluation. He is
enough to create a new bedroom and that there are windows.
the author of the Haynes Eco House Manual. Also, if the property is deep enough you could introduce a
corridor to separate the two joint rooms, but I’m not sure what
the window arrangement is like. Walls can be removed using
steelwork, but get a designer on board to help to develop a
sensible layout before you start work on site.
PROJECT MANAGEMENT
Chris Bates is the editor of Build It
magazine and project managed Build It’s
real-life Self Build Education House from
conception to completion. Find out more
and book your visit to the Education House
at www.buildit.co.uk/ourhouse

PERIOD PROPERTIES
Alan Tierney is a period property and
conservation specialist. He ran an historic
building consultancy, offering hands-on
advice to heritage homeowners, but is
now focused on renovating yet another
property: Old Barnstaple House.

DESIGN
Opinder Liddar is a director at Lapd
Architects (www.lapdarchitects.co.uk).
The practice specialises in residential
projects from extensions to new builds,
making him the ideal person to answer PROPOSED
all your home design questions. WC Utility
By removing a little-
Hallway Dining Kitchen
Living room Playroom used conservatory,
Build It expert and
VAT RECLAIM architect Julian
Kathy Tisdale runs Self Build VAT Reclaims Owen transformed
(www.selfbuildvatreclaims.com), providing EXISTING this awkward layout
a professional VAT reclaim service which
enables self builders and converters to WC
into a cottage that’s
Utility
focus on their project. Music well-suited for
room Hallway Kitchen
Living room modern living
Tack room

Conservatory

9f7bab5c-145b-4f97-adf3-e65f07f8ff02 www.self-build.co.uk
102 expert help

PLANNING

Can I erect privacy panels?

My neighbour has cut down our screening plants on
his side of the fence, resulting in us being completely
overlooked when we are either out in our garden or
in the ground floor rear-facing rooms. As a result, I
frequently keep the curtains shut.
The fence (which is my neighbour’s) is also in very
poor repair, and unsightly (eg wire tied around the posts
to keep the panels up, multiple holes in the fencing etc).
I want to put some panels up in our garden so that I
don’t have to look at the fence and to get some privacy.
How close could I go to the boundary? And is there a
height restriction I should be aware of?
Privacy screens can be erected in your garden, as long as they
are within the boundaries of your own site and ownership,
subject to particular height restrictions. This can usually
be done under permitted development (PD) rights, but you
should always double check whether you can use PD and there
is no reason why this would not be applicable. Provided that
there are no other restrictions, such as the property being listed,
Composite fencing from Durapost (www.durapost.com) can
be installed on a DIY-basis for an attractive privacy solution
screens can be erected up to 1m-tall fronting a highway and up
to 2m in height elsewhere, measured from the ground level.

VAT RECLAIM

Why doesn’t fitted bedroom

furniture qualify for zero-rated VAT?
I’ve noticed that when building a new house, you can claim
for fitted kitchens but not fitted bedroom furniture. Not all
bedrooms have flatpack or standalone wardrobes, so if the
rule applies for kitchen joinery, why not fitted furniture in
the bedroom? Isn’t it basically the same thing?
This has been an ongoing issue for many years. An officer at the
DIY VAT section once explained to me that the VAT 431 Scheme
puts self builders on the same level as someone buying a property
on the open market; when you move out, you would take the
white goods, carpets and furniture. So a kitchen would be left,
but nothing else. I was told at the time that fitted furniture was
an extravagance and therefore not eligible. However, basic storage
is eligible, as set out in section 13.5.2 (What articles are not
furniture but are building materials?) of HMRC’s publication
708 Building and Construction. Here’s an excerpt that aims
to clarify what fitted furniture counts for a zero rating:
“Examples of articles that are not furniture and are building Above: Fitted bedroom furniture such as this wardrobe from Sharps (www.
sharps.co.uk) can be a great solution, but may not always be zero-rated VAT
materials for VAT purposes, include:
(a) Basic storage facilities formed by becoming part of the fabric ● The side and back use three walls of the room (such as across
of the building, such as airing cupboards and under stair storage the end of a wall), or two walls and a stub wall. But wardrobes
(b) Items that provide storage capacity as an incidental result installed in the corner of a room where one side is a closing end
of their primary function, such as shelves formed as a result of panel are furniture and are not building materials
constructing simple box work over pipes, and basin supports ● On opening the wardrobe you should see the building’s walls.
which contain a simple cupboard beneath, and These would normally be either bare or painted plaster. Units
(c) Basic wardrobes installed on their own with all the that contain internal panelling, typically as part of a modular
following characteristics: or carcass system, are furniture and are not building materials
● The wardrobe encloses a space bordered by the walls, ceiling The wardrobe should feature no more than a single shelf
and floor. But units whose design includes, for example, an running the full length of the wardrobe, a rail for hanging clothes
element to bridge over a bed or create a dressing table are and a closing door(s). Those with internal divisions, drawers, shoe
furniture and are not building materials racks or other features are furniture and not building materials.”

Send all your self build, renovation and conversion questions to

ANY QUESTIONS? buildit@castlemedia.co.uk or visit www.self-build.co.uk/question
Please note all correspondence may be published in the magazine

Build It September 2022

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
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 in focus 105

InFocus
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 in focus 107

Turning your vision into a premium A Better Way to Build Using

quality home Structural Insulated Panels
Frame Technologies specialises in beautiful bespoke Thomas Carter is a SIPs Delivery partner,
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Building on success
Turner Timber Frames are constantly striving to provide the highest quality timber frame homes,
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Managing Director Malcolm Turner says “At TTF we have worked hard over the last thirty
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it has enabled the business to grow year on year and recently achieved the STA Assure Gold
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Service and Support
We have found whether a self-builder or developer, TTF’s team of timber experts are on hand.
Turner Timber Frames give personal, responsive support from a dedicated team. Working
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Whatever your requirements, TTF can provide the right solution, and are able to guide you.
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With extensive stock, an expansive facility and a dedicated team, they have the capacity to
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When it comes to any form of building, it pays to be precise! This is where TTF come into their
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From the timber used and the advanced design of every component, to the precision
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Tel: 01482 218945 Web: www.turnertimber.co.uk

Build It 3D Home Designer

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Web: www.buildit.co.uk/3Dsoftware

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 BUILD IT’S EDUCATION HOUSE
GALLERY

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OPEN
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 113

next month...
October issue on sale 19th August

REAL-LIFE HOMES
Take a look inside this timber frame self
build in the Highlands with stunning
views overlooking the sea

SOLAR
THERMAL BUILDING WITH
Is this renewable OAK FRAME
form of heating Discover how to get a brand
your hot water new home packed with
still worth the heritage charm and natural
investment? character from the get-go

PLUS WOW-FACTOR ON A BUDGET, FUTUREPROOFING, AVOIDING OVERHEATING & MORE

The Build It team

EDITORIAL ADVERTISING SALES PUBLISHING All the content in Build It is governed by
IMAGES: JOHN PAUL / VIESSMANN / WELSH OAK FRAME

Editor Chris Bates Sales director Managing director Calum Taylor copyright and may not be reproduced without
Deputy editor & supplements Nick Gillam 020 3627 3245 Finance director Katherine Taylor the editor’s written permission. Every effort is
editor Emily Smith Advertising manager Marketing director Claire Drakeford made to feature only reputable companies
Features editor Anamika Talwaria Josh Lyle 020 3627 3263 Accounts 020 3627 3253 and products, but readers should make their
Magazine art Justin Marshall Gallery/specify sales own enquiries. Information published in Build
Published by Castle Media Ltd
Contributors Jane Crittenden, Rebecca George Waller 020 3553 2376 It is intended to provide general guidance only,
Head office: Castle Media Ltd,
Foster, Anna-Marie DeSouza, Jen Grimble, Francesca Worman 020 3627 3251 and the publishers do not accept liability for
Peasemore House, Newbury,
Opinder Liddar, Martin Gaine Berkshire, RG20 7JH any loss or damage arising from use of this
SUBSCRIPTIONS information. Opinions made by contributors
01442 820580 Tel: 020 3627 3240 are not necessarily those of Build It. Although
BUSINESS DEVELOPMENT buildit@webscribe.co.uk Fax: 0872 331 5207 Build It welcomes contributed matter,
Business development director Address: Build It, c/o Webscribe, Unit 4, www.self-build.co.uk including unsolicited text and photographs,
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114

ARCHITECT’SVIEW
ARCHITECT’S
The directors at
Fresh Architects
share the inside track
on updating your
home’s facade

Find out how to give

an existing house a The before (inset) and after images of a property by the sea. Fresh
Architects stripped back the broken cement render, constructed an
extension and covered it in a fresh coat of silicone render to help keep
contemporary twist the house looking fresh under the harsh coastal environment

I
f you’re updating an existing home, the chances are that Golden rules for cladding updates
the facade is something traditional – such as brick, cement It’s crucial to consider the location and general environment of
render or even tile hangings. So, any modernisation needs your property when deciding on your facade finishes. For example,
to take into account the original finish, as well as the existing silicone render is ideal for coastal environments – it’s through-
street scene. Typically, you’ll need to apply for planning permission coloured, low-maintenance and the grain size helps with water
as the permitted development rights (PD) in this area are quite run-off. If you want a more textured finish, like timber or metal, you
open to interpretation – so we’d always suggest getting a Lawful would need to ensure this is properly specified (and treated, if
Development Certificate if you make any changes under PD rules. necessary) so that it’s rust-resistant, for example.
This is why it’s important that both you and your designer have a
Why modernise at all? good understanding of both the site and the materials you want to
Certain finishes require updating simply through the passage of use. This will help when it comes to winning planning (if required)
time. Cement render can break away and hanging tiles can start and will allow you to link the facade back to the original context of
to fall off so, apart from the aesthetic appeal of your home, these the house. For example, one house we are working on features
cosmetic issues can actually affect the building fabric. black mock-Tudor beams on the principal elevation. The owners
Then, of course, there’s the fact that some homeowners just are keen to juxtapose the traditional front with a modern rear
want something a bit different. This has to be done within the extension. So, we’ve pitched a combination of render and charred
stipulations of planning, though, (more on that later) so bear in timber – in the Japanese Shou-Sugi-Ban style. The dark tones
mind that a truly ‘out-there’ facade design might not make the cut. of the burnt wood
boards complement
Which materials are best? the Tudor-look beams
Silicone render and treated timber cladding tend to be popular at the front of the
options for both modern new builds and renovation projects. house. But this
As silicone is a flexible material, it moves with the house, so it’s modern material is
less likely to break or crack in the same way that cement-based highly rot-, water- and
renders or pebbledash finishes might. Likewise, modern, treated fire-resistant, as well
timber boards tend to be more durable than their older cousins. as being very durable
It’s best to strip off the existing finish where you can. Removing and attractive.
cement-based renders can be time and labour-intensive, but it’s Keeping a small,
worth doing so you can ensure that the house structure is still simple palette is key This 3D render shows how an extension clad in
suitable. A render is only as good as its substrate, so if you layer to the success of your charred timber would link with a traditional frontage
silicone straight on top of broken cement, it’s likely to be unstable. modernisation project.
Plus, you may be exacerbating issues with damp, etc. If you use too many materials, there’s a chance that the whole
house will appear cluttered. Instead, look at the facade as a whole
Planning restrictions and think about where you might keep or restore original finishes,
As a general rule, any changes that impact the street scene will as well as where to add new, modern solutions. Balance the
require formal planning permission. Under PD rights, you may symmetry of the house, and don’t forget how both daylight and
be able to make changes that are in-keeping with the original, artificial illumination will change the way the facade looks.
but this is open to interpretation, so it’s best to get advice if you’re
unsure. If you decide your work can be carried out under permitted
development, applying for a Lawful Development Certificate will George Frost and Maria Sevillano are directors at Worthing-
based Fresh Architects. The practice specialises in residential
give you certainty that the council agrees it’s within the rules.
builds. For more information or to discuss a project, call 07703
Generally, you’ll be able to spruce up the rear without much 682107 or 07393 913140 or visit www.fresharchitects.co.uk
issue. Some extensions can also be completed under PD rules.

Build It September 2022

9f7bab5c-145b-4f97-adf3-e65f07f8ff02
 The National Self Build
& Renovation Show
helping you build your dream
September 23rd-24th

» 67,000 sq ft exhibition space » Theatres with free seminars

» Over 200 exhibitor displays » Real life case studies
» Home improvements and extensions » Guided educational tours
» Energy efficiency advice » FREE parking

National Self Build & Renovation Centre

More info & FREE tickets at nsbrc.co.uk (£12pp on the day)

Fri & Sat: 9am - 5pm. Free Parking. Swindon M4 Junction 16
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9f7bab5c-145b-4f97-adf3-e65f07f8ff02