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Nemesis
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Em - it's grade II Listed. I'd have a wee chat with the local authority Conservation Officer... and if you haven't really thought about it, I'd have a read up of the sort of restrictions buying a listed building brings.
The general idea is that you adapt to the building, and if you really think the ceilings are too low, then consider maybe not buying?
The general idea is that you adapt to the building, and if you really think the ceilings are too low, then consider maybe not buying?
We are quite happy with it as we are only relative 'short' people but were just wondering about the lowering as we have heard others talk about it.
We are in touch with the listing people in the area but just wondered it it was something that people did a lot and how easy it is?
thanks for your reply
We are in touch with the listing people in the area but just wondered it it was something that people did a lot and how easy it is?
thanks for your reply
Nemesis
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Well no, it's not something anyone with some sympathy for historic buildings does a lot, it seems the building has been standing since 1750 without anyone thinking that this sort of major disruption is necessary?
If you aren't going to have to duck to walk around,why would you want to think about doing this?
No, underpinning isn't simple, or always desirable, and lowering floors will mean all manner of other difficulties - such as external ground levels, which could bring damp problems, walls, doorways - the disruption would be major and you may not get Listed Building Consent.
If you aren't going to have to duck to walk around,why would you want to think about doing this?
No, underpinning isn't simple, or always desirable, and lowering floors will mean all manner of other difficulties - such as external ground levels, which could bring damp problems, walls, doorways - the disruption would be major and you may not get Listed Building Consent.
Schoolmarm
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I also don't agree with butchering old cottages.
What we found though was that after we removed the lino tiles, the ashphalt layer and the felt underneath, we had a good inch more which felt loads better.
What we found though was that after we removed the lino tiles, the ashphalt layer and the felt underneath, we had a good inch more which felt loads better.
Penners
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Our first repair/renovation project was over 30 years ago. It was a 15th century timberframe cottage, with pamment floors downstairs. The ground floor ceilings were quite low, and when we applied for LBC to carry out various works, consent was granted on condition that we lifted the pamments, dug out 6in of subsoil, then re-laid the pamments again.
Needless to say, this digging out did not excavate below the evel of the foundations.
Needless to say, this digging out did not excavate below the evel of the foundations.
Nemesis
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Not, however, what would be considered sound conservation these days!
Yes it is at times done, but if it ain't broke why try to fix it?
(The doorway into my study is five feet three inches high. I am five feet two inches high. No problem for me, although the OH at times doesn't duck low enough.)
Yes it is at times done, but if it ain't broke why try to fix it?
(The doorway into my study is five feet three inches high. I am five feet two inches high. No problem for me, although the OH at times doesn't duck low enough.)
Nemesis
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It also sounds like a zealous attempt to make an old building suit building regs height - it used to happen.
Did the building actually have foundations?
Ours has boulders. Any sort of modern underpinning would raise issues - practical ones of actually trying to excavate, and also the desirability of trying to underpin a building which moves with the seasons is something to question.
Did the building actually have foundations?
Ours has boulders. Any sort of modern underpinning would raise issues - practical ones of actually trying to excavate, and also the desirability of trying to underpin a building which moves with the seasons is something to question.
Apologies if you've already seen this.
Just recollected a new development is having to be demolished and rebuilt to a reduced height.
http://news.bbc.co.uk/1/hi/england/cornwall/7121459.stm
Sort of the other way around from what we're discussing here. Still can't get things right in the high tech, computerized 21st century. I feel sorry for the neighbours....
Just recollected a new development is having to be demolished and rebuilt to a reduced height.
http://news.bbc.co.uk/1/hi/england/cornwall/7121459.stm
Sort of the other way around from what we're discussing here. Still can't get things right in the high tech, computerized 21st century. I feel sorry for the neighbours....
Penners
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The C15th building was originally built as a three-bay hall house (fabulous king-post roof structure). At some point it had then been converted into three one-up/one-down cottages. At some later date, the end that we bought (two of the three cottages) had been combined into one by creating a door in the party wall. All the walls (party wall included) stood on brick plinths, two courses above ground and four below. There were no skirtings - just the brick plinth surmounted by a sole plate.Ian Bond said:
So digging out was simply a matter of lifting the pamments, and then wielding a mattock.
The subsoil was full of oyster shells and a right old mixture of bones - mainly rabbit and pigeon plus a few other things that I didn't care to identify. Also lots of broken clay pipe stems.
I suspect that the pamments had been laid straight on top of the original beaten earth floor (bedded in sand). This was probably why the ceilings were as low as they were.
When we bought our bit, the whole building had a closing order on it, being deemed uninhabitable. A builder had bought it before us, hoping to demolish it, but (thank goodness) its listing had prevented him from doing this.
Caravan in the back garden for four years (!) and Bob's yer uncle!
Thanks for that Penners.
Sounds like a labour of love, with a *lot* of labour. Simply wielding the mattock!!! That's a lot of muck to shift - and it's not as though you could employ the traditional method of chucking it all under the floorboards. There's a new tradition round these parts. I won't say too much about it, other than the Wheely bins seem to be getting heavier lately. Much heavier.
Pipe stems seem to get everywhere (and bones) too.
It sounds fabulous, particularly the king post roof. I hope the new owners appreciate the efforts that they've been spared
Sounds like a labour of love, with a *lot* of labour. Simply wielding the mattock!!! That's a lot of muck to shift - and it's not as though you could employ the traditional method of chucking it all under the floorboards. There's a new tradition round these parts. I won't say too much about it, other than the Wheely bins seem to be getting heavier lately. Much heavier.
Pipe stems seem to get everywhere (and bones) too.
It sounds fabulous, particularly the king post roof. I hope the new owners appreciate the efforts that they've been spared
Penners
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It was indeed. The oak frame was of extremely high quality, although without any fancy mouldings. The only heartbreaking thing was that, when the chimney was inserted (probably Tudor), one of the four beautifully shaped king post windbraces had been partly cut away to make room for the brickwork.Ian Bond said:
I agonised about whether to try and modify the line of the chimney brickwork and make good that windbrace, but it was a devil/deep blue sea situation - in order to restore the windbrace I would have to lose some of the Tudor chimney.
In the end I decided to leave things as they were.
Penners
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Yup - cowboy builders aren't exclusively a modern phenomenon!Ian Bond said: