Planning Permission Poster

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Since that post I have been asked for some more information about using the Coroline Corrugated Bituminous Roofing Sheet, so I thought that I would try and write this post sooner rather than later.

Fortunately when I did the second of the projects I used the Coroline Corrugated Bituminous Roofing Sheet for, I took some good pictures that showed how I put the roof together.

I had a prefabricated garage that I used as a workshop at another property which I was renting so I wanted to move it to our current property to give added space in the garage. This was originally a stand-alone building, but I wanted to add it to the back of our garage. This would mean that I only needed 3 walls which gave a larger area, but obviously this in turn would mean that the roof that came with the building would not fit.

The original building had a flat roof, but as I was building a new roof I thought that I would create a pitched roof to match the Garage.

This is where the Coroline really came into the picture. I had known about it from another project I worked on, and I knew that they did several colours. One of which was the deep red which would match in with the tiles on the garage roof.

The first step was to erect the walls, this was a process of bolting the first section of the front and back walls to the brick wall of the garage. I used Shield Anchor bolts to achieve this.

Shield Anchor Bolt

These slot into the relevant sized hole and then expand when tightened to create a strong binding. They are not the cheapest but I only needed three on each side.

Once the first panel of each side was fixed I could then begin coupling the rest together and form the rest of the walls.

Walls Erected

I filled the gaps between the panels with a black mastic to make a waterproof seal. I then fitted the door and window frame and the base was complete.

Filling the gaps with Mastic

As I already said, I had to create a new roof as the shape was now different. I started by creating a wooden ‘pan’ around the top of the walls. This was easier said than done as the panels are made of concrete so I burnt out several drill bits doing this but eventually I got it secure.

I then created the roof rafters, a simple A frame construction made from CLS timber.

A Frame Rafters

I then secured the A frames to the wooden pan around the top of the walls and connected the top of the A frames together with a beam.

Securing the A Frames to the top of the walls

The structure of the roof was then finished. I then added an interior wall construction to divide the space up. One side would be for garden storage and would be accessed through the door on the extension and the rest would be storage for wood and other materials and this space would be accessed via a new door that I would cut out of the back of the garage.

Finished roof construction

It was then time to start creating the actual roof. I covered it with sterling board which both gave rigidity to the rood and would eventually support the Coroline Corrugated Bituminous Roofing Sheet.

Covering the roof with sterling board

Sterling board from the inside

Once that was done I could cover with the Coroline Corrugated Bituminous Roofing Sheets and the Coroline hip tiles. Unfortunately the weather broke and I ended doing this in the rain, but at this point in time I could not really leave the construction so I carried on and got it covered and water tight. The first sheets closest to the garage I actually cut a groove into the wall so that they would actually slot into the wall by an inch or so. I could then bed them in with some mortar to create a water tight join between the buildings.

Covering the roof with Coroline Corrugated Bituminous Roofing Sheet.

The Coroline sheets are very easy to fix, you buy some Coroline fixing nails which come with a cap which when hammered in and you close the top of the cap create a water proof fixing.

Coroline Fixing Nails

Make sure that you overlap the Coroline sheets, they are 1000mm wide but they only cover 900mm so make sure that you take this into account with your calculations.

The length of my roof was longer than the 2000mm length of the coroline sheets so I had to have two rows. Install the bottom row first and then any additional rows will overlap the bottom row so that water will flow off the roof.

If you need to cut the Coroline as I had to use an old panel saw as the bitumen sticks to the saw and it will not be good for much once you have used it. I did manage to clean some off using some petrol on a rag but it is better if you can use an old saw.

Following that I had to cut the door way through into the garage, a nice and dirty job! However before I went ahead and cut the bricks I needed to support the rest of the wall so I installed a wooden RSJ.

Installing a wooden support above where the door would be

Cutting the door opening with a bricksaw

After some additional finishing, adding guttering, glazing the window, and painting the prefabricated concrete panels the garage extension was finished.

Finished Garage Extension

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I will try and dig out some of the pictures of the other two roofs that I used this Coroline corrugated bitumen sheets, as I would thoroughly recommend it to anyone needing a roofing material for a similar application.

I decided to use the Coroline corrugated bitumen, this time for the shed roof so that it will fit in with the garage and the garage extension, the shed does not really need the protection that this material will give, but the cost difference between this and a roof of felt is fairly small and Coroline will look a great deal better.

I have also patched up some areas that had been damaged by squirrels and have treated the timber to give it a fresh look.I have added some fascia boarding under the new roof just to finish it off, I will paint this black again to fit in with the garage.

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Orangery Kitchen Extension Rear Elevation

I am rather busy at the moment working at another of our properties, getting it ready for sale, but when I get some time I want to re-work the project plan as we now know the maximum time that the planning application process will take as the Planning committee have to give a decision within 8 weeks of receiving the application.

As I have said before, if the plans are drawn up, and the go-ahead comes early all we need to do is pull the whole project forward the relevant time, but it is critical that I know this plan as there are lead times on ordering certain items, underfloor heating, kitchen units, hardwood floor etc.

Finally some good news on the project!

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3. Planning Enquiry Frustrations As you will know we are planning some work on our kitchen, this involves an extension to the property and therefore we have got into...
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This is good news, although, we were hoping that they might come back and say it did not need any planning permission, this is positive.

What is more the planning committee and planning department is legally bound to resolve the planning application within 8 weeks and not the 12 weeks we thought it would be, so as such there is still a possibility we will be able to get the kitchen extension and orangery done this year.

It may mean that we are starting the project and the build in the first week of October at the latest but at least that will mean that the build part of the project can be completed before the end of October thus hopefully avoiding any of the really bad weather or critically the frosts which could cause problems for footings and new brickwork.

This will mean that the schedule is very tight to get the project done before Christmas, however, I will re-jig the project plan with these dates in mind and see where it leaves us.

It maybe that we get approval sooner than the 8 weeks and if so we can just bring everything in the project plan forward, but my project plan will be worst case scenario.

We have already instructed our planner to go ahead and submit the final application to the Planning Office as soon as possible, so we await news that it has been submitted

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As it was not at all clear if the work would need planning we took the decision that we would make a planning enquiry. This is a facility offered by the council where you can send them a sketch plan and measurements of what you are planning to do and they will look at it within your situation and give you advice as to if it requires planning and if it does what their thoughts on the likelihood of it being accepted would be when the full planning application went through.

The planning office promise to get an answer to this enquiry within two weeks of of its receipt. Which we considered to be worthwhile. In actual fact the area of the new extension that will be outside the 3 meter from the original house rule would be very small. The extension mostly replaces what is already there rather than creates new. The only part outside the 3 meter rule is a corner area about 1m square. And as such we were hoping that they would come back with the pragmatic approach that it did not need planning.

All that was five weeks ago and we are still awaiting an answer. The person dealing with our enquiry has been on holiday, out on site and too busy with applications. We have been promised a letter several times. The latest being the end of this week so we will see what happens.

This is causing us a great deal of problems. If we do need to go through a full planning application which it is looking it it will do, this process will take between 8 and 12 weeks and as such will take the project into the winter months and the unsettled weather.  This will ultimately mean that we will have to delay this project until next year which will then end up costing us considerably more money due to the raise in VAT to 20%.

I also know that our planner, builder and orangery fitters are all crying out for work in the current climate, this form of delay only serves to damage the local economy. If the new coalition government wants to look at ways of triggering the economy sorting these sorts of issues cutting out the delays and forcing the planning departments to stick to the deadlines that they publish would mean that everyone knows where they are and can plan for these projects.

As you can see I am getting very frustrated by this. We are currently in a limbo where we have a great deal of work that we need to do but effectively can not do any of it.

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Out planned came back to us today so say that she had been in contact with the planning office to see if they had got a chance to see out inquiry. Their first thought was that we did need planning permission for the work, but then after consideration there maybe some question as to what is classed as the original wall of the property and as such they are going to raise again in the planning team to see what the position is.

So all in all no real concrete news as such, but soundings that there could potentially be some good news. Either way I still have it written into the project plan that we will have 12 weeks worth of planning to go through, if we do not then this is a bonus and will mean that we can start the process earlier, although as I have said before I have quite a substantial amount of work to do before we can actually start.

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CAD Drawing of the Orangery

We had our builder round last night to discuss a few things regarding our kitchen extension/orangery project. We needed to clarify some things and change some aspects of the design to ensure it is exactly what we want.

It was a very constructive meeting and we gave him the go-ahead to refer the project to his planner who will contact us and take us through the planning application process.

This is a big step for us, one that we should have taken several weeks ago, however, delays in getting quotes back from suppliers and work commitments have meant that things have got a little delayed. This is a problem for us as the planning application process could take up to 12 weeks meaning that the build might be starting in the first week of September.

Hopefully this will mean that we can get the building work done during September and fingers crossed the weather will hold out for us. Any later and the weather could become more changeable which would impact the build.

This is all assuming of course that the planning application a. takes 12 weeks and b. is passed, but we will face either of those if they happen to arise.

I am now in the process of updating my project plan, when things get a little more progressed I will update the chosen suppliers as to the expected time for delivery.

This starts the ball rolling, keeping everything in check will take a great deal of time and effort but the end result will be well worthwhile.

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Currently our kitchen is showing its age, and is simply not functional. We could simply change the units and rearrange things in there a little to try and make things work a little better, however, whatever we do will never actually make a great kitchen simply due to the size and shape of the room. You will never get the work triangle that so many people talk about and you can never get any decent length of continuous work surface.

What we are looking at doing is removing an inner wall between the kitchen and part of the backroom/dining room, removing the half width conservatory and extending out fill width to where the conservatory currently comes to.

We will then have an orangery roof and some large bi-fold doors which will open up the kitchen and dining room to the garden, bringing in light to the kitchen.

Here are some pictures from my CAD designs to give an idea of the results.

The problem we have is that although the distance from the end of the current kitchen and where we want to extend to is within the allowable 3m for planning, the rules seem to state that the measurement is taken from the furthest original wall which will mean that we will be coming out around 5m. Although this should not be a problem as really we are only replacing what is already there with one unified building, it will need full planning permission which of course takes time.

I am told that East Yorkshire Council currently look at 2-3 months for the planning process, this means that we really do need to get on with the project and get it moving. I have drawn up a project plan and gantt chart with all the work listed from packing up the kitchen to re-packing the new units, however the dates on this plan are currently very subjective as we have a great deal of unknowns.

As I said in my last post we are waiting for suppliers to come back with quotes before we can really start to bottom things out in terms of the plan and the possibilities, but with my estimates we are looking at the end of August for the completion of the project. I am sure that this will slip as weeks are going by and we are not actually getting anything underway, but hopefully once we have all the information for us to look at we can start to push to the plan.

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We have had several visits from representatives of the three companies, all bringing their builders round to have a look at the project, which when all said and done amounts to the building of two walls, manufacturing and fitting an orangery roof and fitting some bi-fold doors, not the most complicated build that there has ever been.

I have been chasing quotes from those companies for several weeks now and the frustration is beginning to show. Without those quotes we can not progress any finance, planning applications or further the plans in any way.

I intend to chase them all tomorrow and give them a deadline of the end of the week for their quotes, meaning that this weekend we can look at the feasibility of the project with real facts and figures to look at.

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While changing the kitchen tap I found a newspaper packing the kitchen unit, after taking this out I found it was printed in 1986, making the kitchen 24 years old! It is not as bad as it sounds, the units have dated well and are in very good condition for 24 year old units so they must have been good quality, however, that confirmed that it was time to start a fresh.

I mentioned in an earlier post that we are having problems with our boiler. These were going to be solved in the kitchen plans, currently the boiler is on the kitchen wall, which does not make any sense when we are struggling for storage space. Although we have not decided that we will have to do the boiler sooner than our kitchen plans allow, we are still taking the decision that it should be moved out of the kitchen to provide the extra space for an additional wall unit.

As I mentioned, simply replacing old units for new units just will not provide us with any significant advantage, so we decided to look at taking a wall out between the kitchen and dining room to open it up into a kitchen diner, and then extending the conservatory ac cross the whole of the back of the house and opening up the wall into the conservatory so that it was all effectively a single room. We had plans drawn up for this and we feel that this really does work well. It will give the kitchen dining room (which we hardly use currently) and conservatory a new lease of life and effectively make them the centre of the home.

In addition we love to entertain and have dinner parties. Currently I am cut off from guests while cooking, in this new scenario guests could be seated in the conservatory or dining area while I was cooking meaning we could all talk and relax in the better living space.

This is all very well in theory, however, in practice there are several problems to overcome. In my experience (although limited in terms of building, I do have quite allot of experience in house renovation and development) I do not this this is a big job. The wall that is to be removed is not load bearing, a couple of walls will need to be built and as such footings put in place and we would like a large opening door system on the conservatory, the roof on the kitchen will be removed and replaced with a sloping roof with sky lights in it. In terms of the building that will be it. In my opinion this is something in the region of 3-4 weeks work, however, a builder has quoted 12-16 weeks and £60k which is simply not practice for us, nor can we afford such a figure, especially bearing in mind that this was simply for the building work, no electrical, plumbing, internal finishing or kitchen units.

Once we add on the extras, and any inevitable slippage or things that we have not considered I would expect that figure to be around the £100k mark. Although this will put a great deal of value onto the property, I doubt that it will put £100k onto it.

We are therefore at rather a standstill on the project, unsure where to go and how to proceed. The only solution I can think of is that I do much of the work myself, or find a builder who does not think that I was born yesterday.

I maybe of course underestimating the scale of the work involved, however, I would have to be drastically underestimating it to get to where the builders think it is.

This is all very frustrating as I wanted to get on with these plans this summer, and as such need to get rolling with the planning department and building reg applications.

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Although we have long term plans for the kitchen we have put those on hold for the moment due to money grabbing builders who seem to think we are made of money and want a gold lined extension building! We were going to replace the boiler when we did the kitchen but with things as they are we have had to re-think. I will post more about what our plans are regarding the kitchen in the near future.

Currently the boiler is on the kitchen wall, and as we are struggling for space in the kitchen it makes sense to try and fine another location for it. The downstairs toilet seems to be the obvious solution.

The downstairs toilet is very dated and showing its age, however, for not much cost I will be able to replace it and update it, however, in order to get the boiler in as well I will be blocking up the window, which we never use anyway keeping the blind down all the time. This being so it will be a larger job than it should be, something that I will have to do over several weekends. I intend to get the window bricked up next weekend, this will mean having the window out, maybe even the toilet and sink out to give me access.

I will also be taking down the ceiling, firstly because it is artexed and I hate artex and also because I am hoping that I can grab an inch or so to allow extra room for the boiler.

The first problem I have is finding a compact cloakroom suite, maybe even corner basin and corner toilet.

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The main two wasy in which mice enter a propertyare firstly through holes and gaps round pipes whcih can simply be filled with expanding foam, and secondly through air bricks. Covering the air bricks with fine meshing is a very simple solution.

You can see below a picture of how I covered the ones on our property. I bought some fencing mesh from Homebase and cut it into strips with tin snips. Then secured this over the air bricks using 6 screws, into drilled and plugged holes.

I put a washer behind each screw so that the head was larger than the mesh, thus trapping it tightly against the wall.

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