Advice on re-building bays on c1880 semi

[Emma G-O]

We have recently purchased a semi-detached house which was built c1890. The house is flat-fronted due to an 'economical' repair by the local authority following subsidence during the mid-70s which damaged the original bays. We understand the property was underpnned at that time too.

We would like to re-instate/restore the bays which should appear both at ground and first floor level at the front of the house. I have contacted our local planning office who have agreed to look at some informal plans prior to formal submission of building works and I intended to contact a structural engineer to advise further but am not sure if this is the correct next move?

Importantly, I have no idea of the likely cost and fear over inflated quotes. I wonder if anyone might know a typical ballpark for this type of building work and a checklist of things to ask when contacting builders? And of any good quality builders who might be interested in the work, in the bedfordshire area?

 

[Nemesis]

Can I suggest you hire an architect with some period building expertise?

It should not add hugely to the costs, could save in the long term, you will get plans drawn and he/she will see it all through planning etc, including overseeing builders (he/she will probably know of those who are suitable).

 

[Penners]

I agree with Nemesis. A structural engineer will be able to advise on the structural ramifications of your plans, but an architect can take on the whole thing - design, structure, applications, choice of builder, project management, etc. etc.

No reputable architect should allow you to be ripped off - quite the opposite, in fact. He/she may well save you money by ensuring that everything is planned properly from the outset.

 

[Nemesis]

An architect will have a structural engineer he/she can trut, if a report is required, also.

And if things go wrong, an architect has a bit of clout usually.

They can argue with the builders!

 

[Emma G-O]

Thanks for the advice. I had thought an architect might be useful but a friend said it wouldn't need a architect and that they would charge 10% of the total build cost as a minimum which did put me off somewhat.

Anyhow, I guess better to start at the top of tree so to speak and see how I get on.

 

[Nemesis]

An architect will draw detailed plans, know the building regs, be able to deal with planning issues, builders, material specifications, etc etc.

Worth every penny.

 

[chuckey]

This is a very expensive project, it would be cheaper to move into a similar house with a bay then to attempt to re-create a victorian 2 storey bay on unstable land.
You would be lucky to to get the victorian features, such as Ham stone lintels and properly made sash windows.
Where are you going to get matching imperial bricks and gauged(shaped) bricks for the corner of the bays?
If you can find a restoration Architect and builder, you will be in with a chance.
As a start you could see if you can have a copy of the details of the under pinning details. Your new foundations may have to be through bolted to them. Your architect and builder will be interested in what has been done, because the whole front of the house may have to be scaffolded to support it while a big hole is knocked its front.
Let us all know how it pans out.
Frank

 

[Nemesis]

Ignore him.

 

[Penners]

Where are you going to get matching imperial bricks and gauged(shaped) bricks for the corner of the bays?

http://www.brickcutters.com/

 

[chuckey]

Penners, very nice pictures, but I could not see any thing about about colour matching - Their website does not seem to work with my browser! All the same the cost of the bricks was not mentioned.
Frank

 

[Penners]

Frank - you're right, they have got a dodgy hyperlink on the "Gallery" button.

Bulmer Brick Cutters is part of the same organisation as Bulmer Brick & Tile, who have been handmaking bespoke bricks in Bulmer for yonks. I bought some from them myself, many years ago.

They're a highly respected organisation, and would certainly be as good as anyone (and better than most) at colour matching.

As to cost, it's understandable that they don't mention this. They're not producing "standard" products - everything is specially made to a particular specification, so without the spec they can't tell you the cost.

 

[Stephen]

An Architect experienced with older buildings will be abl to sort out all of these issues and provide initial sketches for pre-application discussion with the Council Planners.

The Architect will bring in an Engineer as and when necessary (probably for specific work on a lump sum fee basis).

Details of the past works will be necessary, but generally I would suggest forming a movement joint between the new bay and house so that if one moves it does not affect the other.

Bricks may have to be sourced, but it is not impossible. Whether these need cutting or any specials required will depend on the shape and design of the bay.

However, to do a good job will cost and you must ensure you get the right professionals and builders involved. 10% is probably low - the RIBA suggested rate for small domestic works is c.14%. Remember -you often get what you pay for and if you pay cheap you get cheap.

 

[Nemesis]

Plans and specifications will have to be drawn up anyhow, so it's simply not possible to do this without costs.

An architect can source all appropriate materials, will have contacts, and see this through planning etc.

 

[glayzell]

get a few different people to come out and have a loow, listen to them and make you mind up about those who know what they are talking about abd seem to have an interest in the building.

also, a word of advice, when it comes to buying your timber, money spent is money saved! Go for BCP, it will cost you more but will last longer.

 

[MdB]

Go for BCP ...

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[chuckey]

Why not have a word with all the demolition people in your area? You might be able to rescue a bayful of lintels, cut bricks, glazing etc. If the building is local, the bricks might be of the correct colour. Now that would be saving our heritage!
Frank

 

[skier-hughes]

Banana Cream Pie, This would be the one I went for.........
Bat Chain Puller What's this?
Blood Chemistry Profile Having just had a meeting with my local inspector I read this as Blood Chemistry Police, and thought bloomin eck what they going to control next!!

 

[Nemesis]

Demolition is not saving our heritage...

 

[Penners]

That's incontestable. But here's the dilemma.

Given that demolition happens (always has and always will, whether we like it or not), which is best?

1. Refuse the buy the salvaged materials, on the grounds that you're simply encouraging more demolition, in order to create more profit from more salvaged materials, or

2. Buy the salvaged materials on the grounds that it's better to recycle them than to dump them in a hole in the ground.

I just don't know....

 

[Moo]

Agreed. But surely if the alternative is being crushed and sold as hardcore it could truly be described as rescuing?