Broadwell, GLOS
Last Lap
May 2007
We have bought the carpet for the lounge and arranged for it to be fitted later this week. Outside, the landscaping team is transforming the bramble-patch behind the cottage into a low-maintenance garden which should give people great pleasure with minimal fuss. This has been a fascinating and absorbing project and we're happy that it's now complete.
Porch Completed
May 2007
As you can see in the photo, we have completed the porch over the front door of the cottage. The electrician and plumber have done their second fix, so the heating and hot water systems are now working. We have installed a new roof vent and connected it to the extractor fan in the bathroom. Our next steps will be to put a mirror up above the bathroom sink and to carpet the lounge.
The property market in this area is not ideal for selling right now, so we will begin looking for a tenant for the cottage very shortly. We don't anticipate having any trouble finding one, as 2-bedroom homes are still in short supply around here.
Exterior Paint
April 2007
The newly rendered walls have dried quickly in the April sunshine. As you can see in the photo, these have now been painted. As soon as the scaffolding has been taken down, the landscaping team can begin working in the back garden.
The plumber will be working in the cottage next week, doing his second fix.
Rendering at Last
April 2007
Fortune has smiled on us at last. A spell of more settled weather has enabled the team to put their scaffolding up and render the exterior walls: the side and back of the semi, and the section around the new door and windows in the front. We hope that the new surface will fade in time and blend in better with the rest of the front wall.
We have accepted a quote for landscaping the back garden and putting tarmac down on the rest of the car park. This will all be done by one contractor whose work we know and trust.
Wind, Rain or Shine
March 2007
The weather has continued to disrupt the rendering team's schedule of work and we are now expecting their scaffolding to be erected next Tuesday.
Fortunately, the elements have had no effect on our progress indoors. We have put up curtain rods in the bedrooms and mounted the shower above the bath. We have finished the last fiddly bits of tiling in the bathroom and built two little cupboards for extra storage in the boxing: one under the bathtub (at the end away from the shower) and the other in the panel behind the shower.
Downstairs, the last of the kitchen wall tiles are going up today. The cloakroom/utility room is also nearing completion: the toilet, basin, cupboard and worktop are all in place, with room for a washing machine under the worktop and a tumble dryer above.
The cottage is now ready for the electrician to do his second fix.
We have started building a porch above the new front door. Work will resume here once the external walls have been rendered.
Never A Dull Moment
March 2007
Wet weather on Monday forced the rendering team to postpone their scheduled start. They now hope to begin next week instead – we'll keep our fingers crossed! In the meantime, we are putting up the wall tiles in the kitchen and doing the last fiddly bits of tiling in the bathroom. There are several awkward little spaces to cover, so our tile-cutting machine has come into its own. We have briefed the electrician about what remains to be done, and have planned the tiny back garden with a contractor who gives excellent value for money. His team can do everything we need: raised flowerbeds, patio, fences and gate. If all goes well, they will begin the week after next.
Central Heating
March 2007
The boiler has now been installed in the utility room and all the radiators have been attached to the walls. The rendering team is due to begin work on the exterior walls of the cottage on Monday.
Winter Work
February 2007
We have capped the chimney and done further work on the new steps leading down to the front door from street level (see photo). We have also shown the cottage to a contractor who will give us a quote for rendering the external walls. This will be in addition to the three quotes that have already come in.
In the kitchen, we have coated the oak-block worktops with the same tough compound that we used on the idigbo staircase. This brings out the grain in the wood and provides a hard-wearing, waterproof finish.
The bathroom too is taking shape, with the wall tiles going up and the heating engineer scheduling his next visit. Since the snow 10 days ago (the heaviest around here since 1982) he's suddenly in great demand!
Kitchen, Bathroom and Outdoor Steps
February 2007
Our bank manager has visited the cottage to check on our progress. She saw our kitchen fitter working there and was impressed by his expertise and problem-solving skills. Upstairs, we have tiled the bathroom floor and are now tiling the walls and installing the suite.
The team is taking advantage of the dry weather to pour more concrete for the new steps in front of the cottage. These will be wide and shallow, providing very comfortable access into the kitchen from the car park or street – ideal for anyone who comes home with bags of groceries and other bulky items.
Kitchen Installation
January 2007
The kitchen fitter is hard at work, finding plenty of practice for his problem-solving skills. Like the rest of the cottage, the kitchen area has quirky dimensions and a notable scarcity of straight lines. When designing the kitchen, we chose oak-block worktops, a stainless steel sink and draining board, and oak cupboards. It's very satisfying seeing the various components come together, and the overall effect so far is most pleasing.
Up, Down, In, Out
January 2007
While the bathroom tiles are being laid upstairs, the oak kitchen units are being installed downstairs. Outdoors, work has begun on the access steps. These will be completed as soon as the weather permits the concreting to be done.
Quarry Tiles
January 2007
In keeping with the age and character of the cottage, we are laying quarry tiles in the hallway, kitchen and utility room. The kitchen and bathroom fitter has been on site for his preliminary briefing and is expecting to begin work next week when the kitchen units are delivered. By the time he has finished downstairs, the bathroom tiles should have been laid so that he can install the suite there.
Staircase Unveiled
December 2006
As you can see in the photo, the staircase is losing its shrouds now that the dustiest stage of our refurbishment programme is over. We have chosen to finish the staircase with Polyx oil instead of varnish. This protects the wood, brings the grain out beautifully, and is easy to maintain. If the timber gets scuffed at any point, more oil can be applied very quickly. No need to sand back etc as you would with a varnished surface.
Front Door
December 2006
The builders are working elsewhere and will return to our site in the new year. In the meantime, we are coating the front door (inside and out) with Light Oak Sadolin to protect the wood and highlight the grain.
Last Gasp for the Autumn
November 2006
Although the weather is turning wintry, work is proceeding on the old cottage. The last bit of wall from the old lean-to shed has now been removed, as you can see in the photo. We have measured the area between the street and the front door, and decided that four shallow steps will suffice.
The internal doors that we've chosen won't be available until the end of November, so the builders will move to another job temporarily and return in early December. They have finished assembling the staircase and we're pleased with the results. In time this will be oiled – better than varnish because it's easy to rub more oil in if the stairs get scuffed.
Groundwork Pending
November 2006
We have talked to the groundwork contractor about what needs to be done in the area around the front door. As he has already done a couple of jobs for us elsewhere, we know the quality of his work. His assignment here includes removing and crushing a thick slab of concrete, and digging a trench for a new section of stormwater drainpipe which will run into the inspection chamber in the car park. Once all that has been completed, our way will be clear to build steps from the street level down to the front door.
Indoors, the painting continues apace. The bathroom ceiling has been done and the kitchen walls will shortly follow suit – easier now than after the units are installed.
One of the Council's building inspectors has been on site to approve the step going up from the corridor into the back bedroom. Because of the quirky dimensions here, our team just wanted to make sure.
In keeping with the age and character of the cottage, the four internal doors (bedrooms, bathroom and cloakroom) will have black iron fittings. Choosing these last week was a most enjoyable task. In view of what they will add to the property, we decided that it was worth paying a bit more for quality and style.
Meter Box and Floorboards
October 2006
The electricity meter box was moved last Friday, as scheduled.
The oak floorboards are giving our team quite a challenge because the walls are far from straight in this old cottage. However, the finished result is so pleasing that we briefly considered having an oak floor in the bathroom as well (but decided that ceramic tiles would be more waterproof).
Oak Floors
October 2006
The oak floorboards arrived this week and are being installed upstairs. In addition, the cottage's walls and ceilings are gradually being painted. We hope our protracted meter-box saga will end tomorrow: the electricity supplier has promised to send an engineer to the property in order to move the meter box. Our own electrician has arranged to be on site at the time in case any questions arise requiring his assistance.
Plastering/Electrics
September 2006
Our team has been busily plastering upstairs this week. We're expecting the electrician to come in towards the end of next week to do his 2nd fix. Central Networks has confirmed that they will move the meter box in October.
Plastering
September 2006
The work of plastering and skimming the internal walls continues apace. The builders will spend some time at our Bishopswood cottage next week, re-rendering the front wall where it has been repaired, and will then return to Broadwell.
Dusty Days
September 2006
The new staircase is now in place at Broadwell, connecting the lounge with the first-floor corridor. Once the timber flooring has been installed upstairs, the staircase will be sanded and finished with the same compound that we use for the floors. However, for the moment the stairs are hidden under dust sheets to protect them while our team does the plastering and other dusty work.
Creeping/Leaping Forward
August 2006
The meter-box saga inches forward at Broadwell. Now that the gas meter has been moved to join the new box, we are keen for the electricity meter to follow suit. However, it needs to be moved by one of the electricity company's engineers at a time to be set by them, not us.
Fortunately, this delay is not slowing our team down. They have finished putting up the plasterboard on the internal walls and are now rendering them in preparation for plastering.
Up and Up
August 2006
The new staircase has been delivered and is being installed in our Broadwell cottage. We chose to have it all made in idigbo – an African hardwood that the joiner recommended because it wears well. In addition, we have moved the gas meter and put in the new window that you can see in the photo. This will give a view of the street from the front bedroom. The other bedroom will be above the lounge, facing the back garden. We plan to have hardwood floors upstairs, except for the bathroom which will be tiled.
Moving Meters
August 2006
The gas company has written to say that an engineer will visit our Broadwell site next week to move the meter. Similar arrangements are underway for the electricity meter but the date has yet to be set.
Walls and Windows
August 2006
Our Broadwell cottage is on the move. The plasterboard is going up fast, the windows and French doors are all in place, and we're starting to think about the garden. This is just a mess at present, with brambles growing in profusion. But there's a thick green hedge at the back and we can imagine adding flowerbeds and a patio – perfect for drinks or al fresco meals with friends.
As you can see in the photo on the right, the front of the cottage looks quite different now that the lean-to shed has been pulled down. In time, we will build a set of wide steps leading down from the street level to the front door.
Behind the scenes, we have been making enquiries about having the gas and electricity meters moved from the side of the cottage. This is not something that our team can do, and several marathon phone calls have been required to establish exactly who is able to perform this task. We hope for action soon.
Broadwell on the up
August 2006
The new staircase has been constructed. This will be delivered on site as soon as the builders are ready to install it. In the meantime they are plasterboarding the ceilings, erecting the frame for the French doors and putting in the new windows.
Builders Back on Site
July 2006
Now that the plumber and electricians have done their first fix at Broadwell, the builders can resume work on the cottage. Their next steps are to install the doors and windows, and plaster the internal walls.
The Gas Man Cometh
June 2006
We have met the gas man on our Broadwell site and discussed where the pipes need to be moved in order to join the new meter box. This is just one of the many challenges involved in downsizing an old cottage! All the basic structural work inside the property has now been done, so the builders have moved on to other projects and will return once the plumber and electricians have completed their first fix. The joiner responsible for building the new staircase is liaising with the builders, working out the best way to straighten the wall against which the first run of stairs will go.
Stairs and Drains at Broadwell
June 2006
We have had a follow-up conversation with the joiner who is building the staircase. Delivery is scheduled for mid-July. The electrician has started his first fix and the plumber has been on site for his first briefing. We have dug a new drainage ditch along the side of the cottage and installed pipework to carry rainwater into the main drainage system.
Windows, Wires and Pipes for Broadwell
June 2006
The windows for the cottage are on order and the electrician and plumber have scheduled their first fix. The joiner has been in to measure the stairwell and is now building the staircase. In order to accommodate its configuration where the top step will join the corridor upstairs, we have tweaked the bathroom design, moving the position of the door. The framing for the bathroom walls is now in place.
Staircase Design for Broadwell
May 2006
The old corner staircase has been removed. We have asked a local joiner to build a new one to go against the side wall between the utility room and the lounge. The dimensions are as quirky as one would expect in such an old building, but the joiner has been highly recommended and clearly thrives on this sort of challenge. The new staircase will be made of hardwood, as will the floors upstairs.
The electrician has been on site for a planning meeting. A stud wall needs to be built before he can do the first fix.
The question of council tax has arisen now that the property has been downsized. A valuation officer has inspected the building and agreed to lower the tax band.
Broadwell Access, Front and Back
May 2006
The front of the original semi continues to take shape. Our progress is punctuated by regular conversations with the builders about the best way to create a comfortable home without jeopardising the structural integrity of the building. Like many old houses, this cottage's original walls are a hotchpotch of stone, brick, mortar and bits of wood – whatever came to hand seems to have found a niche somewhere! So our work on these walls is proceeding with due care.
The lean-to shed at the front of the house will remain in situ for the moment. Once it has been removed, there will be quite a height difference between the street and the front door. We will have several wide steps here. Wheelchair access will be through the back of the house, where a pair of French doors will open into the lounge from the garden.
Progress at Broadwell
May 2006
Work continues on transforming the original semi into a home. This week, we have been working on the fabric of the building.
We've created a space for the front door by knocking a hole through the lean-to shed at the front of the house. As you can see from the photo on the right, there is a substantial height difference for us to deal with.
The walls have also received some attention. We've strengthened the front and side walls by reinforcing the chimney, shuttering and pouring concrete. In the picture, you can see the new walls that have been built inside the house to provide a utility and cloakroom. This has had the added advantage of strengthening the bulging external wall along the side.
At the front of the house, we have installed the lintels for the front door and kitchen window.
Ground Floor Taking Shape
May 2006
We have built internal walls to divide the ground floor of the original semi into kitchen, utility room and lounge.
Pouring Concrete at Broadwell
April 2006
The original building on our Broadwell site has been stripped right down to essentials and is gradually taking shape as a 2-bedroom home. We have knocked a hole in the back wall for the french doors which will open from the lounge into the tiny back garden. The original floor of the house was very uneven, so we have poured 3.5 cubic metres of concrete to achieve a smooth surface.
At some point fairly soon, we will need to remove the old corner staircase and replace it with a new one which will stand half-way along the side of the house, between the lounge and utility room. We have been referred to a local joiner who specialises in this kind of creation.
Sale Completes! (2 of 3)
February 2006
The sale of the second new semi completed today.
Broadwell Completion (1 of 3)
January 2006
The sale of the first new semi completed today.
Completion Date Set for Broadwell
January 2006
We have exchanged contracts for the first of the 2 new semis. The sale is due to complete by 31st January.
Broadwell Exchange
January 2006
We expect to exchange contracts in the next week and complete both sales in February.
Sale
November 2005
We're pleased to report that both the new semis have sold subject to contract to local young people. The houses, now named 'Bluebell Cottage' and 'Fuschia Cottage' were snapped up by local first-time buyers. We're really pleased about this as we believe in serving the local market whenever possible. It's satisfying to know that the houses will be in good hands and will help fill a need for housing in the area.
We could write a book about the things we've learnt while building these houses. But, dear reader, fear not - we're far too busy with property projects!
Tiles 'n Turf
November 2005
Getting the back gardens into shape with their little patios and turf, and tiling bathroom walls - those finishing touches do take time! The houses are on the market and we've had several viewings.
Broadwell Nearing Completion
October 2005
The site is awash with tradespeople. Just to get to the front door you have to dodge a man packing down hot asphalt on the newly dropped footpath, skip across the surfacing on the new driveways, and push past the barrier of noise (or is it music?) from the plumber's boombox.
Once inside you see all manner of pipes being connected, kitchen cabinets being hung on the walls, baths, basins and toilets being put in place, tiles going onto floors – it's all most gratifying as it signals the imminent completion of the building project.
Next it's to market and in today's property climate these neat little semis could be just the thing!
Work Proceeds
September 2005
Work stopped for a couple of weeks in August. I suppose even builders deserve a holiday sometime in the summer. But it's good to see some activity again at the houses.
Inside the walls have all been lined. At last we can get a real feel for the rooms and layout. The bedrooms all seem workable and downstairs the kitchen and living room spaces will make for a pleasant liveable home.
Next stage is the decorating and second fix.
Not everything is going according to plan, however. We're having to wait longer than expected for the electricity company to complete the connections so that the off road parking spaces can be put in. Fortunately there are things to do in the meantime.
No More Scaffolding
August 2005
Now that the scaffolding has been taken away, it's easier to see how the new dwellings fit in to the general streetscape.
Much of the remaining work will now be done inside the houses -- fitting kitchens and bathrooms, hanging doors and general decoration.
In a couple of weeks, we'll bring in the landscapers and put down the parking area.
First Staircase In
August 2005
The staircases are now being installed. Up until now, the only way to get upstairs was by climbing a ladder.
The staircases have been tailor made for this project. That costs more than using a conventional straight-run staircase, but allows more usable space upstairs.
Every project has some hiccups and the staircases have taken some adjustment to fit in. So it's great to see them finally going into the house.
The Roof is On!
July 2005
We have a weathertight building. With the roof tilers finished and the external painting done, the outside of the house is close to completion.
Meanwhile inside, plumbers and electricians have been working on the first fix.
Framers are completing the wall frames, so now we can get more of an idea of what the inside will be like.
Roof Trusses Up
June 2005
Now we can see the roofline of the building and it's beginning to be easier to imagine how the finished semis will fit into the general streetscape. All the joists are in for the upper floor and walls are at full height. The builders are filling in spaces to bring everything up to the right level so that roofing can begin. The tiles have been delivered and some have already made their way up onto the scaffolding, so we expect to see them going on within the next few days.
... And Up
June 2005
The walls are now up to the second storey. It won't be long before the builders are ready to put the roof on.
The Walls Go Up
May 2005
Now we can see rapid progress. This part of the build is probably the most spectacular. The builders will take the walls up to joist level within a few days. After that, they'll put up scaffolding so that they can proceed onto the second storey.
These semis are of concrete block construction, with an insulating block forming the inside part of the cavity wall. Additional insulation will be installed within the cavity. The houses should maintain a very comfortable temperature.
Within two weeks, the builders will be putting up the roof trusses and soon after that, the house will be waterproof.
Foundations in at Broadwell
May 2005
After a slow start the men and machines got to work and dug trenches, pumped in concrete, and built the foundation walls.
A day or two after this picture was taken, the floor slab was poured and the site was ready for building to begin.
Demolition & Refurbishment
March 2005
Part of the building has been dismantled and we have started refurbishing the remainder as a two bedroom cottage.
Work Starts At Our Broadwell Development Site
February 2005
The digger started clearing the ground for our new development today. Next week should see part of the existing building dismantled and the site being prepared for foundations. This first stage of the work is expected to take up to two weeks.
First priority was to dig out several precious shrubs and plants which will be stored on-site and planted back as part of the landscaping after the new houses are built.
Next week the extension to the original dwelling will be carefully taken down. We'll save any floor and roof timbers that are in good condition. The walls are concrete blocks, and these will not be re-used. However, we are planning to re-cycle the bricks from the wall on the front boundary of the property.
After that the site will be leveled and the rubble removed, ready for the foundations.
Building should commence towards the end of March.
Clearing & Demolition at Campbell
February 2005
Development has started! Clearing the ground is now underway at this property. If the weather holds, we expect demolition to begin later this week. The builders are scheduled to start in the latter half of march. We are delighted that this development is on the move.
Planning Permission Granted
December 2004
We are delighted to announce that full planning permission has been granted on this property. This means that we're on track to start construction in the new year.
Gaining planning permission has increased the value of the land by roughly £20,000 (or 14%).
The next step is to go to tender and submit detailed plans for building regulations.
Plans Submitted to Council
November 2004
The plans have gone to the local council for consideration by the planning department.
Clearing
September 2004
We have tidied the garden and emptied the house and shed. The architect's drawings are now with the planning consultant who will apply for planning permission on our behalf.
Planning
August 2004
We have discussed the architect's sketches with him and a planning consultant who knows the area very well. Our preferred option, subject to planning permission, is to demolish part of the present building, refurbish the remaining section as a 2-bedroom semi, and build a new pair of semis to the side. This will leave space for parking and a small garden for each house. Once the architect has drawn the plans, the consultant will submit them to the local council.
Purchase Complete
July 2004
The purchase of this property has now completed and we are exploring the possibilities with an architect and the local council.
Possible Acquisition
May 2004
We have had an offer accepted this property in Coleford that has the potential for conversion into two 2-bedroom cottages. 2-bedroom properties are in short supply in this area, so we are confident that this will do well. Our initial discussions with the planning office suggest that they will not cause any problems.