Advise needed - stone walls

[shanewalsh]

Hi all,

First post so be gentle !!
:lol:
I'm looking at taking on a listed building and converting it to a resturant - its an old foundry building and very attractive as it is.

Question I have is - the walls are stone - about 2.5ft thick and to add to the feel of the place I would like to keep these stone walls exposed - however everyone I talk to tells me that with the new regulations the walls may have to be plastered to conserve energy........ which I would like not to have to do?

Does anyone know of a way that I could get round this - buiding is currently dry and walls in great condition - can they be sealed somehow?

Have a query in with the council to see if we can add solar panels and wind turbine to offset the energy used to keep it warn without plastering the walls but initial indication is that this will not be possible

Any advise greatfully received !!!

Cheers

 

[Nemesis]

I doubt plaster in itself would add much in the way of insulation, and conserve energy. I wouldn't seal the walls.

Good that you are willing to take on this building and re-use it. The exposed stone walls it could be argued form part of the industrial character and should be retained in any conversion.

Have you talked to the local authority conservation officer about this?

 

[shanewalsh]

Hi,

Not talked to the local authority conservation officer yet - wanted to find out my options first - however I like the idea of using the point about the building forming part of the industrial character and should be retained in any conversion.

I'll post a link to the building once the process advances a bit further.

Thanks

 

[AMc]

You will need to conform to Approved Document L2B: Conservation of fuel and power (Existing buildings other than dwellings) (2006 edition) - (download free)
.
What you are proposiing is something I have read about and depending on who you talk to this is a) a great idea or b) a massive cheat . I think it's in the middle :?

As you suggest it involves trading off CO2 emissions - your solid uninsulated walls will loose heat much faster than a modern cavity with insulation so you compensate elsewhere.

You insulate what you can above the minimum recommendations (not a bad plan anyway if you can afford it). So insulate the walls then plaster in the non public facing areas, toilets etc. and insulate the roof.

The contribution from 'greening' your space heating will far outweigh any contribution from a small solar panel or wind turbine. Space heating will be your major CO2 contributer so you specify a 'green' heating system i.e. a log/wood chip/wood pellet boiler which has a much lower carbon impact than gas, oil and esp. electricity.

As we burn fossil fuel CO2 trapped for millions of years is released into the atmosphere causing the atmosphere to hold in the sun's heat. Trees absorb CO2 as they grow and release it when wood is burned so the net contribution is only as much as the tree absorbed while it grew (+ transport and processing).

You will also use a lot of hot water so make sure that this is as 'green' as it can be (again from a wood burning source that is almost carbon neutral).

Try and find out about heat exchange systems that will use the heat expelled from the kitchen to prewarm the fresh air used to ventillate the building. This could cut your heating bills substantially and mean you can specify a smaller, cheaper heating system.

Specify energy efficient lighting throughout.

The wind turbine and solar panel will make little contribution to your overal CO2 footprint and may well only pay for themselves over their lifetime. They will however window dress the planning application as 'green' and they're much more visible 'green' measures than a wood pellet boiler which may help you with the planning application (but probably not building control).

Good luck and post a picture when you get a chance!

 

[Nemesis]

On a listed building there are exemptions to planning requirements which can be applied.

 

[andrew gayton]

agreed: there are relaxations for the Part L if the building is listed.

 

[Nemesis]

And indeed might be insisted on to retain the character and integrity of the building.

LBC will be required for changes not simply planning applications.

 

[andrew gayton]

your local c.o should be able to mediate between you and the b.c section to reach a mutually acceptable compromise that will ensure that the integrity of the building is not affected.............

 

[AMc]

Indeed - a balance between the conservation needs for the building and the energy efficiency of the conversion should be achievable.
I was suggesting heat exchange with the kitchen and a wood burning hot water and heating system is that they will have very little visual impact but will make a large contribution to meeting building control requirements.

Space heating in the original foundry won't have been a problem, a freezing drafty restaurant will go out of business quite fast even if the gas bills don't bankrupt you!

 

[Nemesis]

I suspect that there might be more pressing planning issues to contend with first however - such as the appropriateness of the change of use and indeed whether that will be possible.

Major things to ask before worrying about how to heat the place.

 

[Anys]

Get the local Tourist Board on your side ...?

 

[Nemesis]

I doubt that would sway the local authority if it requires change of use and that's outside the local plan etc. Change to food use is another sticky one too at times.

Best to have a quiet chat in the first instance with the CO to ask about possibilities.

 

[Anys]

Sometimes it seems as if the local Council here is run by the Tourist Board, so keen are they to develop tourism in this area, not always a good thing for listed/old buildings. A good horse to back but ask around first, talk to the planners and scrutinise the local press and planning archives to see what has been passed for change of use/development recently. Tactful lobbying of the local members of the Planning Committee can be worthwhile when your planning application is under way, it's what planning consultants undertake on your behalf and that can be costly.

 

[Nemesis]

Before doing anything drastic (such as part with money) check with planning and conservation to see if change of use is possible and if so what sort of restrictions there might be on such change.

It might be that the area is zoned only for industrial use, or only for dwellings, it might be that there are enough food outlets and another will be resisted, it might be that use for a restaurant with kitchens is considered too destructive a use for this building, it might be that parking isn't possible on site and it needs to be, many, many reasons to check all of this first.

I am aware of a case only this week where a couple have bought having been told specifically by planners that the building in question cannot be turned into a full time dwelling as it is against the local plan and the good of the wider area yet they still bought, and are mightily upset when their plans are being turned down.

I also know of somewhere locally where business use only is specified but someone keeps on putting in apps for residential having bought the place without considering such restrictions are in place and is getting a tad distressed to find the apps turned down.