building work

Home Deliveries

This time last year we were still up to our ears in building work. We were opening up the back of the house – replacing an old conservatory with a new kitchen-dining room. This project involved somewhat hair-raising deliveries of construction materials into our front garden. As you can see, access on our street is challenging for large trucks, and it gets worse beyond our house. The only way out is backwards.

Also during such operations, the entire carriageway was blocked. So I was mightily impressed by the high-techery involved in this particular delivery – all executed ‘remotely’ by the driver with a natty little gizmo hung round his neck. Watching him was anyway a welcome distraction from watching what was happening at the back of the house.

It was July when we turned the existing sitting-room cum galley kitchen…

…into this:

The big ‘knocking through’ event. The dust cloud was horrendous. And the steel beam insertion somewhat mind boggling.

At this stage, the structural work on the new kitchen beyond the opening was nearing completion, and the old galley kitchen was about to be re-worked and closed off to make a utility room with cloakroom.

Super builder Alan eased the transition by setting up a make-do sink plus the cooker in the new kitchen where we planned to camp out until the arrival of the kitchen units in mid-August. Meanwhile, all the new kitchen window and door spaces were encased in black plastic, while we also waited for the actual windows and double doors. It was all strangely cavernous. It was also raining a lot, and there were concerns over leakage.

Then came the lantern roof-light, doors and windows (the kitchen’s footprint was dictated by the space occupied by the erstwhile old conservatory – not ideal but do-able and the plans drawn up by Bishop’s Castle architectural designer Henry Beddoes):

And there was light:

And then came the solid wood kitchen drawers and cupboards made by local cabinet makers Shepherd Hills:

And yes, I know – it’s all very quirky, mostly evolved as we went along.

And after the kitchen, there was/is still more to do, especially the small terrace area at the back door. Outside views to follow.

#SimplyRed Day 7 Becky concludes the first week of SQUARES in fine style on the high seas. Three weeks left to post red themed photos; the header must be SQUARE.

#Squares

In An Autumn Light: The New Kitchen

Henry, who produced the structural design brief and plans for our kitchen extension came round on Wednesday to take photos of the finished ‘product’. This reminded me that I had not posted any photos so far, mainly because there are a few bits and pieces to finish off. But then this week we’ve had some glorious light through our roof lantern and this morning it spurred me into action.

But first, this is how it was just after we moved in:

The sitting room then had a galley kitchen (around the right hand corner) and the back door opened onto an oldish, large uPVC conservatory. The conservatory was pleasant enough in summer being shaded by the house and the hedge on the south-west, but its doors also faced north so it was pretty chilly in the winter.

Our plans for replacing it with a properly insulated room were constrained by the hedge and the position of the upstairs windows. We are also in the town’s Conservation Area. We thus had to stick to the original footprint although we could add a metre or so along the rear wall, taking in the exterior downstairs former kitchen window. When it came to the roof, we could have had a shallow lean-to option with roof lights, but decided the parapeted flat roof with lantern would give us the best light.

So: there were all sorts of compromises, including cost, and constraints over access at the rear of the house and to the front of the house for debris removal and deliveries. We also didn’t want to do anything that would be at total odds with this modest little 1920s town house.

It finally came to fruition thanks to weeks of conscientious in-put from builder-hero, Alan Morris, who project managed the whole thing. He was also responsible for some nifty brickwork, as well as taking pains to match, as far as was possible, the original brickwork.

Alan Morris conducting a spot of problem solving with Graham.

And the final result suits us very well.

Here are some reminders of what happened in between, starting with the conservatory as moving-in dumping ground:

And inside, it all went on around us:

The old kitchen:

Range cooker gone and original access to cloakroom restored. This is now the utility room, stud-walled and doored. The downstairs loo has been much smartened up and its parma violet and bottle green walls banished. Also discovered but covered up again was an old flue that probably served a laundry copper. Still some finishing off to do in this quarter.

New wall and door to the utility room on the right.

And the new kitchen – yes, I know, It is more than a touch quirky. For one thing, we didn’t domesticate the original outside wall, just washed the spiders off, and kept the window spaces too. Anyone who moves in after us can plaster board over them if they want to.

We left the window space by the back door open. A kitchen ‘hatch’ no less. It gives us instant access to the utility room sink. Ideal for chucking freshly dug spuds into it:

And of course there’s the aardvark:

Handmade units made by Shepherd Hills cabinet makers. The angles either side the cooker were tricky to deal with:

The ‘horrid hedge’, which I’m still tackling, has turned out to be just the place to hang some bird feeders. The sparrows and robin have found them, but the jackdaws haven’t (not yet anyway), and we have good mealtime views of passing birds.

And now, after all that, a good sit down beside the wood burner is called for:

There’s still a lot to do. Top of my list is that Graham needs to get rid of all his trailing cables. We don’t have TV but stream and screen things we want to watch via a laptop and projector. At present the system is mobile and makeshift, waiting for the moment when all the wiring will be hidden under the bedroom floor. There are signs that this might happen soon. Apart from this, much decorating is still required, and we still haven’t quite moved in. One day…

In the meantime, the Castle is a good place to be.

When The Wall Came Down

I think this is where I left off with the building work updates: acrow props holding up a third of the rear house wall while two steel beams were put in place. The door you can see was the original back door. When we moved into The Gables almost a year ago it opened onto a large uPVC conservatory, which at 20 years old was a little weary, as ageing plastic structures tend to be.

The conservatory that is no more

We knew at once it had to be turned into a properly insulated room, ideally a new kitchen-dining-room. And so began the process of having a designer draw up plans and submit them to the local authority for planning permission. That took a few months.

But now the photos. The acrow prop view shows our main sitting-room, looking from front to back of house. (There’s a second smaller sitting-room across the front hallway). Originally, when the house was built in 1922, there was internal wall running behind cupboard, presumably with a door through to a run of two or three narrow rooms. We’re guessing scullery, pantry, W.C. and also boiler room for doing laundry. This last possibility we discovered only two days ago when builder Alan was investigating the plumbing in the downstairs loo of many surprising colours. In the corner (left) he found signs of a small flue that had been re-used for the pipework when the upstairs bathroom was installed. (Tell-tale soot in the cavity).

Anyway, at some point, in more recent times, the big sitting room was extended into the rear rooms to make an ‘L’ shape with a galley kitchen (running off to the right). The far end access to the W.C. was walled up in order to put in a big range cooker, and a new doorway to ablutions installed in the back corner of the smaller front sitting-room (not ideal!)

So: we’re knocking out part of the rear wall into the new kitchen extension, and reinstating a wall on the inside right to turn the (until last week) old kitchen into a utility room, and also restoring the door to the cloakroom and blocking up the sitting room access.

The big knock-through

In the meantime, while the internal wall goes up for the utility room, I have makeshift arrangements in the new kitchen. This is currently only a shell awaiting its lantern roof-light, window, French doors, oak floor and kitchen units which are being made by Shepherd Hills, a Mennonite community of craftsmen who have their workshop in the next village.

Utility room and downstairs cloakroom with restored doorway

As for the outside, the brickwork is done, but I’m not revealing all until the windows and doors go in. There are always drawbacks with flat-roof extensions, not least the look of them, hence the addition of a lantern roof-light to offset the plainness of the rectangle. It is a difficult space to make the most of, in reality not very big. Nor was there much room to manoeuvre due to the position of the upstairs windows. Most of all, we didn’t want to add anything too fussy to this modest little house.

Looking back to the winter, some of you may remember the wall of bricks, saved by builder Alan from the conservatory demolition. They are now incorporated in the new build.

I can also show you our other structure in progress, as in Graham’s shed. He’s building it from scratch, inspired, he tells me, by a Great Western Railway goods waggon. It will thus have a curved roof, and as he’s forgotten how he built the Sheinton Street shed which also had a curved roof, the process is involving much pondering, followed by phases of making and unmaking. You may notice that some of the hundred year old battens from the rebuilding of the house roof are being repurposed. Also four panes from the old conservatory are going into the window slots.

And as for the garden, well, after all the rain, it’s coming along rather vigorously in this interim phase of development (i.e. until the autumn when I might make more of plan that will involve finding homes for all the stuff presently in pots. At the moment I’m more interested in growing food. (On the plot: assorted tomatoes inside and outside the greenhouse, runner beans, Russian kale, perennial kale, onions, leeks, a few beetroot, Romanesco cauliflowers, cabbages and oak leaf lettuce).

I think I’ve finished digging up the lawn, but there’s still the Hedge of Horrors to sort out, with more chicken wire extraction required, plus the unravelling of weigela, privet, elder, sycamore, ash, holly, hawthorn, ivy and some devilishly prickly berberis.

But on the plus side, the sweet corn is growing purposefully in the front garden, as are the Charlotte potatoes amongst the toadflax and achillea.

And that’s it for now chez Farrell. I’m leaving you with a single very lovely rose that snook out of the crocosmia thicket this week. It’s scent is delicious and growing by Graham’s shed.

Happy days amid dust and debris.

Of Acrow Props And Potatoes: June Update

I hadn’t actually asked the question, as in how many stages are involved when it comes to demolishing a section of load-bearing house wall. I suppose I had wondered how the two steel beams (inside and out) would be inserted in the sitting-room-kitchen wall. And logically I would have assessed that this must be done before the actual wall, window and door were knocked out.

I also knew that this would not happen until the new kitchen extension was nearing completion (several weeks away). In other words I had not prepared myself for a double dust-storm event, mostly because the chaps, as in other half and builder Alan, had given me only scant (evening before) warning of the beam insertion process.

But the dust!

It was all I could say when I learned what was planned. Alan raised his eyebrows – part apology, part goes-with-the-territory. Plastic sheeting was duly taped, floor to ceiling, across the back of the sitting-room and across the ‘L’ of the kitchen. More sheets were thrown over all the furniture, doors that could be shut were shut, and then the hammering began – first the plaster, then the wall whose bricks, as bricks go, are strangely adamantine. It’s likely they were made just down the road, in the days when Bishops Castle had a brickworks.

And so here we are, a week on, still dusting; an activity that will doubtless segue into demolition phase II sometime in August.

But at least the acrow props have gone now and the furniture is back where it was, also a critical factor in a small house where we presently have more stuff than rooms to put it.

We’ve also been receiving deliveries – the front garden now looking like a builders’ yard.

One half has been commandeered for supplies, it being the most accessible space for unloading. But I’ve hung onto a small corner and put in some Gigantes butter beans and two yellow courgette plants, tucked in between the insulation boards and the front door. Well, can’t miss the planting season, can I. And that border is particularly sunny. I popped in some Korean mint (Agastache) too.

As to the bed on the other side of the front path, I staked a claim back in April, so the roofers wouldn’t bury it in waste tiles. I’ve put in three small rows of potatoes – Rocket and Charlotte, which have sprouted well. There’s also the beginning of a herbaceous border under the sitting-room window: a lone delphinium accompanying some young alcalthaea plants (a cross between mallow and hollyhock), knautia and verbascum, blue geraniums and achillea, a purple toadflax with has turned out to be pale pink.

Meanwhile out in the back garden, the lawn has been continuing to disappear. Most of the turves are in the compost bin which is now full. I’m now stacking the rest, leaving them to rot down.

The more I dig, the bolder the blackbirds become, nipping in around my feet. I watched one carefully gather a stash of worms on the lawn whence they could not easily escape. When the bird had a good beak full, off it went, doubtless to feed a fresh brood of nestlings.

Much like the house, the garden is chaotic. Somewhere there’s a plan. For now, I’m simply pleased to have all kinds of kale, spinach and lettuce busily thriving. We’ve even had a handful of early purple sprouting. There are field beans forming at the top of the garden where the Romanesco caulis are growing ever more gigantic leaves, though no sign of flowers. There are tomato plants inside and outside the greenhouse. Strawberries are plumping up alongside cabbages, spring onions and Moroccan Cress, and the Emergo runner beans are looking pleasingly robust, though not yet climbing their sticks. In the interim, I have some rocket (arugula) growing mid-row. It needs thinning out.

The horrid hedge still needs much work. I now see it’s full of sycamore and ash trees, some quite substantial, while the actual original hedge of holly, hawthorn, weigela and privet has been much mutilated by years of being squashed behind chicken wire and under great boughs of ivy. But that’s a job for autumn. I anyway think we’ll need a man with a chainsaw to cut it down to size so the lower quarters can regenerate. I’ve planted foxgloves to brighten up the bare patches.

So here we are in June with thoughts of summer, thoughts being the operative word. For although the gardens around the town say it is summer, the weather says otherwise. All this week builder Alan has been complaining of the cold, resorting to his winter windproof jacket. We’ve been going around wrapped up in sweaters, lighting the wood burner each evening. And for sure we’ve had some sunshine, but the wind has an icy edge, and it’s hard to escape it. Still, the spuds are looking good, and apart from the dust, there is much to be happy about.

There Goes Our Roof…

Yesterday, the specialist asbestos tile removing guys exposed the bones of our hundred year old roof. Today, all the wooden battens came down. We now have huge piles fore and aft, and Graham is painstakingly de-nailing and cutting them into kindling. (Some of you won’t be surprised.)

We were lucky with the weather, at least until late afternoon. And then the builders had to step on it. They only just managed to secure a tarpaulin sheet before the downpour happened. Today, they have worked doggedly through rain and perishing wind. (N.B. Global warming in NOT happening in Bishops Castle. Nor are we having any lamb weather to see out the March roaring lion).

But we do have new battens for old. They’re holding down the roofing felt (there was none in the original roof). And of course plenty of insulation has gone in too. The only downside is all the hammering is not suiting the fragile plasterwork in bathroom and bedroom ceilings. Much mortary fall out and a few cracks in some quarters (Another job then).

And here we have sight of the next big job. Once the roof is done and the scaffolding down, it’s demolition conservatory time; this to be replaced by a properly insulated kitchen, built on the same footprint (single storey), but extending further along the back wall. Half of the rear house wall (furthest away from the present door) will be taken down, a supporting beam installed, so the new kitchen opens into our existing sitting room with its L-shaped galley kitchen. The latter will then become a utility room, and open into an existing cloakroom (window just visible behind the blue fence, which also needs to go).

Meanwhile, our excellent builders have cleaned up all the surviving Welsh slate tiles from the front roof, and begun to rehang them. The gables, which were very fragile and uninsulated, have been reconstituted and will have leaded side panels. (Pity about the plastic windows. They’re early UPVC, and beginning to fail, so their days are also numbered).

So there you have it: the Farrell plans for domestic chaos for months to come, and I haven’t even mentioned the work needed in the rest of the place. Because, after all, it is a modest little house, and until we have the new kitchen, we are in log-jam mode with the rest of it. A tad frustrating, but at least we have the trusty log burner to huddle round on these cold spring evenings, and by day, all the front windows face the morning sun, should it care to shine. And so, muddle and all, it feels like a happy house. Upwards and onwards…

Tish Farrell

Writer on the Edge