Start on site on Prospect road Moseley. The gods have been kind and given us soft red sand to dig out and extend and existing basement. At the moment it is too small to park a car – that is all going to change.
A basement project is a little bit different than a normal up in the air scheme and it starts with the foundations. For a regular house extension we dig a trench where we want the new walls to go and fill it with concrete. For a basement the foundations have to go under the existing house. The first time you see a 100 year old brick wall floating in the air above a hole it can be a bit alarming, but for the builder it means moving a lot of muck from way down there to up here. The ground is always different and for this builder we can be very happy that it is clean dry sand.
P.S. The photo of the little sunny bench – this is where the doors will go!
Site progress at Eastlands Road. The scheme is for a little extension and internal alterations to bring much goodness to this compact family home. By going out just 3.5m under larger permitted development we are moving out of the tiny kitchen and into a garden facing kitchen dining room. The existing dining room will become the full time home office / part time guest bedroom / formal dining which will gain glazed pocket doors (that slide away into a false wall) to give a borrowed view into the garden through the new room. The old kitchen becomes a utility / laundry room and a separate larder. This takes two space hungry functions out of the kitchen so that it does not need to be big to be great. Our lovely (really lovely) builder is working to suit the client’s school holiday cycle and has split the work into phases, taking out a bulky redundant chimney from bedroom 3 and the old kitchen during the autumn term break so that the children can be away during the dusty work.
This week I went out to see two local enquiries, both looking for loft rooms. Whenever I go out to look at an enquiry I have to look into the future to see how the design ideas will progress – what can we achieve, which will be the problems that I can solve and what can’t I fix? Making a loft room is a complex design problem and there is a lot to be resolved – the stairs, the joist plan, the roof structure, the steel. What I need to discover on my first visit is the problems that cannot be overcome – the foundation problems in the hierarchy.
On site, once I have talked to the client to see if they have a clear idea of what they want, they have a realistic budget and I think I can help them, I have two things that I know will make or break the project. Here they are so you can check them yourself if you would like to know.
1. The headroom
Go into the loft and measure the height from the top of the ceiling joist that you are carefully balancing on to the underside of the ridge board. This is the surprisingly thin board that form the apex of your roof and that the rafters are fixed to. You are looking for 2.7m. If you have this, you have the best chance for a good loft room. I have done loft rooms with much much less than this – right down to 2.1m and there is a way to do it, but it involves a lot of compromise and it is not always possible. Maybe you are looking at buying a house with the idea to have a loft room – check in the loft now. If you can stand up straight in the middle that is not enough. You want to be able to stand up and not be able to touch the ridge board. I went out to see an enquiry last year and the client was convinced that they had good potential for a loft room. They were already using the loft, which was very large, as a storage space and a den, which could be reached with a loft ladder. They had 2.2m to the ridge, which is very low and a loft room was not possible. Here is why. We need 2.0m headroom above the landing at the top of the stairs for building control. Some building control items can show some flex, not this. The insulation layer to the underside of the existing roof will be about 200mm thick, which will take us down to 2.0m, but the existing ceiling joists are only 75 or 100mm deep. They are not strong enough to take the normal loads of a habitable room – a bed, wardrobe, book case. The new floor joists will be about 200 thick with the floorboards on, leaving us only 1.9m if we can fit them in between the existing joists. In a house with high ceilings in the first floor bedrooms we can put the new floor in at a lower level and steal some height from the bedrooms below. For this client the first floor ceilings were already very low, only 2.1m, so we had nowhere to go.
2. Means of escape
If your home is on fire, you need a safe route to escape. What a makes a safe route is set out in the building regulations and you can look it up for yourself right here. Firstly you will need smoke alarms to the current approved standard – not a design obstacle at all. The hard part is finding the escape route. This needs to be a protected route from the bedroom door to the outside that passes through no other room except a hallway. If you live in a 100 year old terraced house, you might not even have a hallway, going through one or even two rooms before you can can get from the stair to the street. That’s fine for a first floor bedroom – because the building regulations say you can jump out of the window – but for a loft room, it’s a big no. There is an alternative, which is very commonly used in the local typology, which is alternative direction of escape. If you have a house where the stairs come down between the kitchen and the dining room, you can get out through the kitchen or through the living rooms. The idea is that you turn your back on the fire and go the other way. If your home has the stairs running side to side across the house, so you enter the second living room to get to the stairs, you have a problem. You are coming down the stairs, in a fire and you don’t go into the hallway and out, you don’t have an alternative, but you have to go through living room 2, which might be on fire.
There are four solutions to this problem. The most beautiful is to have an escape window into the alleyway from the bottom of the stairs. My local authority building control won’t accept this – you can jump out of a bedroom window but not from 1 metre above ground level – but my independent building control service will, so I use them in this situation. It’s a good solution and in my opinion safer than going through the room. If you don’t have an alleyway on that side, you are stuck.
The next three solutions are not so sweet. You can use a mains fed domestic sprinkler system. This is also independent inspector only. You can take out your ground floor stairs and replace them with another pattern that give two directions of escape. I have done this and it worked – but it needed a client with a lot of determination! The third option is the double landing. It is hard to explain and hideous to conceive. It also comes from the local authority. What disturbs me most about this solution is that as soon as the building control officer has signed it off, the builder will be back to rip it out. Here’s the scheme: you form a flat landing on about stair five, break out door height openings in the wall on both sides and put an enclosed landing and four steps into each room, giving you two directions of escape. Don’t do this – move house.
So, back to my two enquiries. Mrs M has 3.0m of headroom and existing stairs with two directions of escape – we are go! Mr H has 2.2m of headroom and the project has been abandoned. There are a lot of other considerations for the design of a loft room such as where to put the stairs, whether to have a dormer, the planning permission, building regulations and of course, your party wall notices, but these two considerations should be at the top of your mind before you start on the project.
Since 2013 the council have decided not to retain this and other pools in the city. Already neglected the building suffers from a lack of maintenance and the structure is past due for repair. A local group campaigns for it’s preservation and active use. Personally I would like to see proposals that avoid adaption to generic sports standards and instead seek to promote it’s unique qualities as a destination for character bathing. Many parts if the building including the bathing rooms, where men and women could take a bath, are disused. The building is linked to it’s sister building, a library, and harks back to an age of public buildings for health, education and improvement for the public. On our age of mean individualism there seem to be no political institutions who can support this kind of project. Hats off to you Edwardians!
Here’s the web page with the map. If you are between Cannon Hill Park and Church Road, Park Hill and Moor Green Lane, then there is a good chance that you are in Moseley Conservation Area. If you want work done under permitted development in this area, there are restrictions – you can email the council to find out what they are at firstname.lastname@example.org – or you can ask me to do it for you. Most of the frontages are restricted but you might be able to get permitted development work done to the sides and rear of your house if they are not seen from the street. You can still get work done to the front – you will just need to obtain planning permission.
The loft room is progressing well now that we have the structure sorted out. Thanks to Stirchley steels for fabricating and for coming on site to install.
I am looking at a basement scheme for a client. Don’t get me wrong, it’s a scheme with a lot of potential – 30m2 of it to be precise, but if you are thinking of a basement scheme the first question you need to answer is “how much will this cost?”. To help find out the answer I have drawn up a sketch scheme and me and the builder will go round on Tuesday after school to have a look. Compared to going up, going down is very expensive and the first cost to establish is what will it cost to move the muck? I am guessing about £250 per cubic meter. We need to move about 26m3, so that should be about £6.5K. Sounds like a lot of money for a man with a barrow and a skip – but there’s a little bit more to it than that. The experts will explain it all to me next week. *For those watching at home, don’t forget the cost of the build as well!
Birmingham is a city with a lot of city street feel. Every city, and many city districts, have their own city street feel. In much Kings Heath we have narrow streets of bay fronted brick terraces hard to back of footpath or with tiny front gardens. Or we have big gabled semis with arts and crafts features fronted with big old street trees. It is not just the houses that form the street feeling but the road, the footpath and the way the houses relate to it – the footpath materials, trees, grass verges, gardens and garden boundaries or no gardens. Most streets have a rule or pattern. Every so often we get a street that is a bit different or even very different. I went to see an enquiry on Green Road B13 a few months ago and I took some photographs as the street changes from one thing to another. In fact, Green road is nothing like a city street. It starts at the top like a passage between the back gardens of the big houses on Wake Green Road, works it’s way down past an eclectic collection of houses, some set back from the street, some at strange angles, down to a ford across the river Cole with a footbridge that is neither country nor town. Municipal street furniture sits beside rural views across fields. Especially interesting is the relation between houses and highways. Sometimes there is a footpath, sometimes none. There is a stretch with large lawns beside the highway which residents use for parking in between. Some houses have created interesting terraces that demarcate private from public, others have walls to screen out the street. A witches cottage with a street lamp behind a white picket fence, a 20’s house hidden behind trees. There is overgrown foliage, a line of cobbles, or a brick wall built around a tree from another time. Magic.