Raising the roof?

[macman]

We are currently considering a one and a half storey cottage.

The current footprint is 8m x 4m, with living/ kitchen on ground floor, and 2 bedrooms upstairs. The bedrooms have 0.5m square windows located small distance from the floor, and just below the roof.

Moving from a modern 3 bed house, and having 2 kids this is obviously not going to be big enough.

We have been given some indication that planning permission for an extension is likely to be granted, but having sketched up some layouts, I am really struggling to gain enough upstairs space.

Raising the roof is one possibility, but as the village is a conservation area this may be tricky.

Anyone else struggled with this sort of thing and has any imaginitive sokutions I'd love to hear them

Thanks in advance

Simon

 

[Mark]

Go talk to the planners, the parish council and the neighbours.

Is it terraced/detached ? how will it impact surrounding properties? our conservation area seems to allow anything except something which is really, really, really glaringly foul and visible from the street. So all sorts of rubish happens out the back.

How steep is the roof slope ? Could you lift the roof at the back and then take that into an extension?

You might make pp being granted a condition of purchase.

 

[sarahj]

Our (end of 'terrace' - each house different size) cottage was originally very similar to yours. We bought it in December but in 1982 it had had an extension put on the back - the full width of the house. This extension gave a bedroom and a bathroom upstairs with the landing going along the back of both bedrooms (which were originally one) and then at the end turning through an opening through the original wall to the bathroom and bedroom. Downstairs the living room opened through a doorway under the stairs into the new kitchen/diner.

Unfortunately, the extension was a flat roof, and we are now considering whether to have a pitched roof put on which would be very similar to both the new and old extensions on the houses in our area. We are both GII listed and National Park. We are considering making the loft into 'useful' storage, putting a staircase up there (doubling over the original staircase) from the small bedroom thus giving my daughter additional space for her 'stuff'.

 

[Michelle]

Although this might sound mean-spirited, how about passing on that cottage and looking for a bigger house? Although it's difficult to speculate without knowing the cottage you're considering, so many cottages are spoilt completely by extensions etc. and so often it's preferable for little cottages to stay as little cottages, otherwise the character and charm that drew you to the house may well be ruined. Possibly.

 

[biffvernon]

Possibly.

More than possibly.

 

[Nemesis]

I agree. Far too small for a family in these days (OK in the past it may have housed many more but...) and better to leave it for someone who would value it for what it is. Indeed, in all probability permisson for raising the roofline would not be granted in a conservation area. It may be there is room to extend sympathetically but - why not seek something large enough to begin with, which is in need of rescue? It may be cheaper too in the end.

Where historic buildings are concerned, in general it's better to try to adapt yourself to the building than the building be spoiled to adapt to you.

 

[macman]

This property is definitely in need of rescue

It hasn't been lived in for 6+ years. It has a small (2.5m x 2.5m) single brick extension. The roof looks like it will need replacing, as do all the floor joists. Heating is provided by 4 fireplaces.

The big attraction is the amount of land it comes with (nearly 2 acres), and it is reasonable priced due to anti-developer covenants.

Unfortnately it is sealed bid which needs to be in very shortly, so I am rushing around a little to try and get my head round options.

I know it needs extending, and TBH I can't see anyone buying it without that being on their agenda too. My real issue how to increase the useable living area, whilst minimising the footprint.

Si

PS thanks for all the replies so far!

 

[Nemesis]

Leave it as it is - apart from the repair - and add on by building another building joined by a 'corridor?'

 

[macman]

Leave it as it is - apart from the repair - and add on by building another building joined by a 'corridor?'

That is an option, but I think it would run the risk of looking hotch-potch

I've always fancied a subterraneanhouse, maybe I just build the additional rooms underground and connect it via a tunnel

 

[Nemesis]

This is Causeway House - Landmark Trust - Vindolanda Northumberland. Although there is a bedroom above the byre, the byre is left as it was. In order to gain services such as kitchen and bathroom (this is listed and important as a surviving ling thatch) a single extension has been added - you can see just see it at the side and rear - at right angles. Looks very good indeed.


[Open Image]

http://www.landmarktrust.org.uk/

 

[Michelle]

This property is definitely in need of rescue... The roof looks like it will need replacing, as do all the floor joists...I know it needs extending, and TBH I can't see anyone buying it without that being on their agenda too. My real issue how to increase the useable living area, whilst minimising the footprint.

When we exchanged contracts on our cottage we honestly felt as though we'd saved it at that point. There was a lot of interest and other offers, and our first viewing was a block viewing with many other potential purchasers. As I wandered round this little cottage I had to listen to the other viewers complaining about the small rooms, planning huge extensions, wanting to pull down perfectly sound ceilings because they were wonky, knocking rooms into one, removing the original staircase for being 'dangerous' (it's just a bit steep), and so it went on. We aren't extending. There's plenty of room to extend but we're happy with a sitting room, kitchen and 2 bedrooms. When we need a bigger house we will simply buy a bigger one. Personally I would love a small cottage with 2 acres!

 

[Michelle]

This is Causeway House - Landmark Trust - Vindolanda Northumberland. Although there is a bedroom above the byre, the byre is left as it was. In order to gain services such as kitchen and bathroom (this is listed and important as a surviving ling thatch) a single extension has been added - you can see just see it at the side and rear - at right angles. Looks very good indeed.

That's beautiful - a lovely example.

 

[Michelle]

I've always fancied a subterraneanhouse, maybe I just build the additional rooms underground and connect it via a tunnel

Only just spotted this comment - got to hand it to you, macman, that's pretty funny!

 

[Nemesis]

The original kitchen is intact - it's also the sitting room, with range. There was no bathroom. a new kitchen and bathroom were required to make it habitable for holiday guests. It's a lovely building, simply and beautifully repaired, although the thatch is at the moment in need of repair.

It was covered with corru and left empty for years.

 

[dmcquade]

Hi,

It was quite common practice in Ireland to "raise and slate" small cottages over 100 years ago - the goverment gave grants to do this. There are many fine examples of this practice still around today.

All the best.

David

 

[Nemesis]

It would be good to consider, however, that these days enlightened people treat historic buildings, particularly those in conservation areas, with a little more sensitivity to the original building.


http://www.buildingconservation.com/articles/legislation/legislation.htm


Currently HM Gov is giving out millions to demolish period properties in Pathfinder areas. Not good.

http://www.savebritainsheritage.org

http://www.fightforourhomes.org

 

[macman]

Having had a builder round, it is not looking good

None of the walls have cavities, and some of the original building has been rebuilt at some point with 4" brickwork.

The roof is rotten.

The entire place is so damp at some point in the past the exterior walls have been boarded then renderered over (suggestion is in an attempt to rectify the damp issues)

His opinion is: "The house is too far gone and should be condemned! If you buy it buy it as a building plot"

Decisions decisions

 

[Nemesis]

Find someone with some ideas about period buildings - not a builder! Hardly an expert by the sound of things!

Try a surveyor with period property expertise!

Of course there is no cavity - when was it built? When were cavity walls introduced as standard?

How much has been rebuilt as four inch brickwork? Where is it? What is the rest of the building built with?

And the damp is probably caused by boarding and rendering - the poor building isn't able to breathe!

How long has it been empty with a leaking roof? And no heating?

How rotten is rotten? What is the roof covering?

Of course it can be repaired! Never heard anything so silly!

And demolition in a CA is NOT an easy option. There are laws about that!


http://www.periodproperty.co.uk/article011.htm

http://www.bricksandbrass.co.uk/buying/needsurv.htm

http://www.buildingconservation.com/articles/mortgage/mortgage.htm

 

[macman]

True, but the builder in question is a family friend he happens to live in an even older property of similar size that does have 4" walls in places, needed serious underpinning etc etc.

I actually saw it before he did the work, and trust me I thought he was mad at the time. If he says is recommending a complete rebuild i'd be inclined to agree.

The demolition of properties in this particular village doesn't seem to be too much of an issue judging by the 2 on the opposite side of the road that have been demolished over the last year to make way for 7 new builds.

I do like the style of the property, as it is. But it was never originally designed to look that way, what exactly am I conserving ? (Answer: A botched repair that's done more harm than good.)

Through some digging I have found out that the surrounded fields have been brought by a property developer, the only access route was by demolishing the property entirely, and building a road. The villagers effecteviley campaigned against this, hence some of the covenants on the sale. But it does indicae that someone with much more development know how has managed to get an indication on the possibility of demoilition.

 

[Nemesis]

Well if he is such an expert why worry about the lack of cavity walls? I wouldn't put any faith in a builder's opinion, family friend or not, I'm afraid. I'd get someone with expertise in the conservation of period buildings.

Hands up all on this forum who have houses without cavity walls?

Have a look at Gervase's house - before and after!

http://www.horganandwebb.com/

Demolition in a Conservation Area depends on a number of factors - but if the building is deemed to make a 'positve contribution' to the CA the presumption (PPG 15) is to RETAIN.

That's the whole point of a CA!

Have you asked the local authority Conservation Officer about the place, and if demolition is likely to be resisted? English Heritage too will have to be consulted (depends on size really) if anyone wants to demolish.