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Renovation & building SELF BUILD + RENOVATION + EXTENSION + CONVERSION + IMPROVEMENT 63 54 OLD HOUSE TO ECO HOUSE 68 Period property expert Alan Tierney takes a close look at how energy efficient heritage buildings really are 59 SELF BUILD CALCULATOR Get a feel for what your home project might cost with Build It’s guide 63 LANDSCAPE WALLING Discover how prefab wall technology could be a great solution for your garden 65 MODERN MASONRY Rebecca Foster investigates the latest blockwork solutions that are helping to enhance this traditional build method 68 EXTENSIONS: HOW TO BUDGET Georgina Crothers explores the ins and outs of setting and sticking to a budget when extending your home 75 AIR SOURCE HEAT PUMPS Find out about how this renewable heating technology works and if it could be a great solution for your home »MORE ONLINE GET MORE ESSENTIAL PROJECT ADVICE AT SELF-BUILD.CO.UK/BUILD-IT 65 www.self-build.co.uk

54 renovation & building OLD HOUSE TO ECO HOUSE Part 1 How bad are old buildings? In the first of a three-part mini-series advantages that give them the potential to perform much exploring how to improve the efficiency of better than many of their modern counterparts. In fact, period properties, Alan Tierney investigates several studies have shown that buildings from the what you need to know about the baseline 1960s and 1970s are the worst performing. eco performance of heritage homes My own house has solid walls that are up to 1m thick. Above: Alan Old houses get something of a bad press when They are built of stone, earth mortar and cob (a mixture of is currently it comes to energy performance – but do they clay subsoil and straw). It’s important to realise that stone renovating his deserve their reputation and how easy is it to walls are not solid stone (as modern assessments tend own house; a upgrade them during a renovation? In this short to assume); instead the masonry is separated by mortar, grade II* listed series of articles, I’m going to look at this question in irregular air gaps and all sorts of accumulated organic cottage in Devon detail, referring back to my own house – which is just material. Contrary to what you might expect, this means coming towards the end of a major project. In this issue, that heat is conducted pretty slowly through the wall. I’m covering the basics of old buildings and their thermal performance. I’ll be following that up in the next two The large amount of material in the structure gives the editions with specific measures to upgrade the fabric house very high thermal mass. This means heat is stored and guide to optimising energy use. in the fabric when it is warm and slowly released when it is cooler. As a result, the temperature remains very stable How bad are old buildings in eco terms? and can be maintained by low level background heating. The answer is not nearly as bad as many people think. Although we tend to think most about the energy There is a widespread view that they are cold, hard to required to heat our houses in winter, the impact of high heat, expensive to run and energy hungry. But this does temperatures in summer is an increasingly important not need to be the case. Period properties have many consideration. Many modern buildings need to be actively cooled in hot weather – but the thermal mass of an old house maintains a comfortable temperature. The nature of the building materials that were used before the early 20th century (such as lime and clay) also has a noticeable effect on comfort. There are quite Build It March 2023

renovation & building 55 complex mechanisms at play in the way they manage humidity and temperature. A house with these kinds of materials, particularly as the internal finishes, simply feels more comfortable to live in. The impact can actually be demonstrated by thermal imaging cameras. The importance of embodied energy In the past, houses were built from low impact materials, sourced very locally and put together by largely manual processes. This means that the energy involved in their construction (known as embodied energy) was very low. Modern building practices generally require far higher embodied energy, from manufacture and transport. Furthermore, old houses, by their sheer longevity, have repaid their energy debt many times over. This gives them a big eco headstart over newer houses, which must be much more efficient in use to make up the difference – especially given their dramatically shorter lifespan. So what goes wrong? If you are taking on a renovation project, you are almost bound to find that your starting point is in fact a house that’s cold, draughty, uncomfortable and hard to heat. Nothing like the positive image I have just described! The key point is that this is not because of the inherent characteristics of the building. In fact, it will be the result of wear and tear, lack of maintenance and harmful modern interventions. If your project is anything like mine, there’s a good chance the house will have been empty for some time and have no effective heating system. The two biggest problems in all such houses are damp and lack of airtightness. Nearly all neglected old buildings are damp to an extent (sometimes considerably so). This Top: Some parts of is bad for the fabric of the building and the health of its our cottage were in occupants, and also fundamentally makes it cold. Wet such disrepair walls, whatever they are built from, conduct heat readily. prior to the This effectively reverses all the benefits of thermal mass renovations, they and buffering – cold, wet walls tend to suck heat out of were effectively the interior. So what are the key causes of these issues? open to the elements Culprit 1 Rainwater goods Above: In my Inadequate rainwater goods are the most common cause project, I’ve fitted of wet walls. They might be damaged, missing, leaking, new aluminium box too small, poor quality, badly designed, empty at the base gutters to ensure of walls or, most likely, a combination of these. effective collection of rainwater In all my time as a historic building consultant, I have seldom visited a house with properly working rainwater Left: Inappropriate goods. Always, when there has been damp, this has been cement render is a part of the problem. Unless you were actually to monitor being from internal it, the sheer volume of water poured into the fabric of walls to enable a building this way is very hard to comprehend. So, it’s the building essential to sort rainwater goods out as a starting point fabric to perform or all other energy improvement work will be pointless. as intended To make matters worse, the use of impermeable modern materials and poor detailing in modern alterations www.self-build.co.uk

56 renovation & building Top right: Damp can interfere with the ability of the walls to dry out. This trapped in walls will lead to a cumulative affect of the fabric getting wetter makes them cold and wetter, and therefore colder and colder. and drastically reduces thermal Culprit 2 Poor airtightness performance A lot of heat in poorly maintained old buildings is lost Above: Some through air leakage. In my house there were numerous window frames ill-fitting windows and doors; some were badly decayed to were so rotten, the extent of having holes in them. There is a lot of focus air was leaking on heat transfer through windows and doors, but much between the frame more energy is lost by leakage around them than through and the glass them. This is not just between the glazing and the frames, but between frames and the surrounding structure, too. Right: Air leakage through the middle We also had some parts of the building (mostly mid- of a rotten door 20th century additions) that were in such poor condition they were effectively open to the elements. All that draughtiness obviously has an impact on the temperature. was stripped from the walls and suddenly the room was It also significantly influences comfort because we comfortable; nobody felt cold despite it still being an feel colder and less comfortable in moving air. unheated room in January! The importance of comfort in thermal performance Improving comfort & efficiency is often overlooked but it can be a big factor in energy use. A stable environment with good thermal comfort It won’t be surprising to hear that much of the key to will need less heating and so be much more efficient. improving the eco performance of an old house lies in recovering its inherent beneficial characteristics. Culprit 3 Inappropriate repairs However, that alone won’t be sufficient to get to the level most of us want to achieve – the secret to that lies in a Many old houses have been replastered with modern careful balance between reinstatement and upgrading plaster or even cement render, losing their beneficial to improve airtightness, insulation and energy use. I’ll internal lime or clay finish. The ground floor of my house look at how to achieve that in the rest of this series. was a prime example, with up to 150mm of very hard render on all the walls. As already mentioned, this tends ALAN TIERNEY to trap moisture in the walls, making them cold. Alan is a period property and It also has an important effect on comfort because conservation specialist. He ran it eliminates the humidity and temperature buffering of an historic building consultancy, the earlier finishes. This is hard to explain but is very offering hands-on advice to noticeable in practice. The most dramatic demonstration heritage homeowners, but is I experienced was on a major renovation some years ago now focused on renovating his where we held site meetings in the old kitchen. It was grade II* listed home. winter and everyone was shivering despite several layers. From one weekly meeting to the next, the cement render Build It March 2023

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renovation & building 59 SELF DAVE BURTON Want to know how much it costs BUILD COST to build your own home? Our CALCULATOR ready reckoner, powered by the Rick and Angie Cross built their high- spec, 130m2 eco home for £265,000 Build It Estimating Service, will QUICK GUIDE COST VARIATIONS BY REGION help you gauge what size, style Your exact self build project costs will vary depending on where you’re and quality of house you can planning to build. You can expect to pay more in labour if you’re in a city centre or similarly high-value area, for instance – but the financial achieve on your project budget returns may well be greater. To get a clear picture, the best option is to source project-specific quotes from local builders and trades. But One of the first things you’ll want to figure out here’s a rough guide to regional variations: on your new build journey is just how much it’s likely to cost. Every self build is different, SOUTH WEST x102% SCOTLAND x105% of course, so the answer will depend on a SOUTH EAST x104% REST OF UK x100% host of considerations – including the size of the house, number of storeys, quality of materials and finishes you want to specify, location and more. One key benefit of building a bespoke home is your project will be zero rated for VAT – so you can get much more for your money compared to buying a new house on the open market. The self build cost table and accompanying project advice in this article, prepared by the experts at the Build It Estimating Service, will give you an insight into what you need to know when planning your project budget. To help start your scheme off on the right foot, we’ve looked at five different sizes of new build home, along with a variety of single-storey, dormer and full house types: ● Two bedroom bungalow (90m2 internal area) ● Three bedroom bungalow (100m2) ● Three bedroom house (160m ) ● Four bedroom house (200m2) ● Five bedroom house (280m2) You’ll notice that the larger the house, the lower the construction cost per square metre of usable floor area. So you can achieve better value with a bigger home – provided your budget will stretch to that size of property. This is down to economies of scale: you’ll need basically the same amount of foundation and roof on a two-storey 200m2 home as you would on a 100m2 bungalow, for example. Ultimately, exactly which option suits you will depend on your budget, ceiling values in the area (check out local listings and speak to estate agents) and what type of project fits your site and needs. Factors such as sloping ground can have a major impact on your build costs, too, and should be reflected in the value of the plot (land costs are excluded from the figures in our calculator). The figures in these indicative cost tables were calculated in June 2022, and will be updated in the near future. GET A MORE DETAILED PROJECT ESTIMATE The Build It Estimating Service offers a detailed and user-friendly way to get an accurate indicative cost for your self build or home extension project. This tailored service enables you to take full control of your budget by providing you with a thorough report, including live material and labour costs – so you can calculate your budget down to the last roof tile and check whether your builder’s quotes are fair. Find out more and submit your plans for review at www.buildit.co.uk/estimate www.self-build.co.uk

60 renovation & building HOW BUILD ROUTE AFFECTS COSTS QUICK GUIDE QUALITY & COSTS Build Route A: Main contractor – standard option The core elements of a building project are relatively The figures in our benchmark cost table are based on a main contractor route, where straightforward to estimate. The cost of constructing a general building firm manages the project to completion on your behalf, using a a house shell in brick and block cavity walling with a standard contract. You can bring prices down by taking on more of the responsibility simple trussed roof, for instance, can be ballparked yourself. Here are typical indicative savings for other popular build routes: based on structural plans and known, measured rates. Build Route B: Builder plus subcontractors – potential saving 10% Things change quickly, however, when you start You could potentially reduce build costs by circa 10% by hiring a main contractor to add in complicated bespoke architecture or move to complete the structure to watertight stage. At this point you take over from the away from standard materials. For example, you might main contractor as a project manager and the remaining work is undertaken by spend £15,000-£20,000 on standard electrics, while subcontractors (individual trades), whom you manage through to project completion. a fully-integrated, slifestyle-enhancing smart home setup is likely to cost at least twice that – but could Build Route C: Self project managed – potential saving 20% offer value for money and the convenience you want. By project managing the entire scheme yourself, including the main structural phase, you could knock up to 20% off total build costs. This route doesn’t involve undertaking In order to get an accurate picture of how different any construction works yourself, but rather fully managing the subcontractors on a DIY specification choices will affect your build costs, you basis. So you are both client and building contractor, hiring trades and supplying plant, will need to source individual, like-for-like quotes. But machinery, tools and most of the materials. You will need to be confident that you can here’s a rough guide to the potential uplift you might keep the works on schedule to meet your budget. expect over and above the figures in our cost chart: Build Route D: DIY – potential saving 25% Build Complexity Fit-Out Quality Undertaking a large proportion of the build on a DIY basis could enable you to reduce Straightforward x1.00 Standard x1.00 project costs by as much as a quarter. This route assumes you’ll use trades for the key Slightly unusual x1.10 Mid-range x1.05 structural and infrastructure works, but will carry out much of the second fix tasks, Highly complex x1.15 High spec x1.10 landscaping, general labouring, decorating, tiling etc yourself. You will also be project Luxury x1.15 manager, buying most of the materials and supplying all tools, plant, scaffold etc. Using the self build cost chart in a basic level of internal fit-out, such as second fix electrics (switches, sockets etc), plasterboard and final decoration. We’ve put together a breakdown of benchmark costs for five sizes of self build, set across one, one-and-a-half, two or two-and-a-half A number of big-ticket fit-out items are omitted from the table, storeys. The prices are indicative of what you can expect to pay to including floor finishes, sanitaryware, kitchen fit-out and landscaping. engage a main contractor to complete the works. It is possible to This is simply because they represent massive variables depending reduce costs by undertaking some of the project management or on your design tastes and specification choices. For instance, self building works yourself – check out the box (above) for a quick guide. builders could spend anything from £5,000 to £50,000+ on a new kitchen. Other possible cost uplifts include clearing the site, complex We’ve assumed a standard quality and performance level for a foundations and any requirement to move drainage or other services. bespoke home project (better than Building Regulations, but not high-end). The costs given here are based on cavity wall masonry Design fees would be in addition to the build costs quoted below. construction, but the online version of our calculator allows you to These depend on the nature of your project and what level of service select from a range of other common construction options, including you opt for with your designer. Other fees that may apply include timber frame, insulating concrete formwork and oak frame. surveys, structural engineering and project insurance. These figures include allowances for all the infrastructure required Visit www.self-build.co.uk/calculator for an intuitive, for each project type – including electric circuits, hot and cold water supplies and installing the central heating system. They also factor fully interactive version of our self build cost calculator. House size (floor area) Two bedroom Three bedroom Three bedroom Four bedroom Five bedroom Materials cost bungalow dormer bungalow house house house Labour cost 90m2 160m2 200m2 280m2 Plant cost £78,590 100m2 Scaffold & subcontract cost £56,910 £94,550 £112,370 £137,770 £198,990 Total cost (excluding VAT) £25,670 £68,470 £74,910 £91,840 £116,860 Total cost per m2 £4,530 £23,620 £29,850 £31,020 £31,790 £165,700 £5,060 £5,970 £5,970 £1,841 £191,700 £223,100 £266,600 £6,360 £1,917 £1,394 £1,333 £354,000 £1,264 Note: These indicative costs exclude a number of big-ticket variables, such as land, kitchen, sanitaryware, floor finishes & landscaping Build It March 2023

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advertising feature 63 Benefits of modern landscape walling solutions Prefab technology is now coming to the garden. Glatthaar Keller’s Anthony Spinney explains how precast walling could deliver a speedy, stylish and cost-effective route to enhancing your self build project W hen planning your self wall’s job is more than just aesthetic; you a high-quality finish, yet behind Top: For build, it’s important to it also needs to be up to the job of is a wall system that rapidly delivers this project, look at the relationship managing ground movement. a completed product using a fraction of Glatthaar’s between the building the effort compared to building a precast Starwalls and its surroundings. The house and Good building plots can be difficult drystone or brick wall on site. Almost system has been garden should interact, providing a to find and they don’t come cheap, any type of frost-resistant natural used to step the flow between spaces. Get it wrong, so including a basement living space stone can be used. Once completed, steeply sloping and your home will sit awkwardly could help you maximise your site’s the elements are transported to site garden and in its surroundings; but get it right, potential. At Glatthaar Keller, we work and fixed to concrete footings, create raised and the outdoor zone becomes an with many clients who have designed before backfilling the soil. flower beds extension to your home’s living areas. a basement into their projects; as well as some who find they need Starwalls has a wide range of Above: Starwalls Landscaping budgets to excavate deeper due to unstable garden applications, such as retaining provide a super- ground, which makes a basement walls, slope reinforcement, free- strong retaining Understandably, many self builders a cost-effective solution. In both standing noise barriers, wind blockers wall, ideal for use up their contingency budget cases, good ground management or privacy screens. It’s quicker and enabling work on completing the house itself. This enables better access – for instance easier to install than other solutions, tricky plots, along can mean there’s nothing left for the via a lowered courtyard – and brings supporting a quick build programme. with a pleasing gardens. Ringfencing a landscaping the opportunity for better natural Starwalls is particularly cost-effective decorative finish budget at the start won’t necessarily daylight, optimising the basement. for walls over 10m in length – at which save you money, but it will ensure you point labour and time savings start to have the funds available when you Choosing a wall solution outstrip the upfront prefabrication need them and give you the best costs. Manufactured in large sections chance of being able to enjoy your Building in blockwork is one traditional with minimal joins, precast walling is finished home to its fullest. approach to retaining walls. This gives also much stronger than block or some stabilising characteristics and is stone examples – so it’s ideal where One of the first aspects to look at good for smaller applications – though the goal is to stabilise and retain land. is where the house would best sit on the mortar joins are weak points in the the plot. If areas need privacy from the wall. Reinforced concrete is a robust Anthony Spinney is UK technical sales manager for street or neighbouring properties, or solution, but it’s not as aesthetically Glatthaar Keller. Having spent many years living and you want to avoid an unsightly view, pleasing. If you don’t require the working in Germany, he joined the Glatthaar team at the then you might need to include retaining element and simply want a beginning of its expansion into the UK and has built up screening in your budget. decorative finish, then a brick or flint a wealth of experience and knowledge designing and wall might fit the bill – but if it’s going constructing prefabricated elements for landscaping Furthermore, if the structure of to be a large wall, this will take a lot of and self build projects. Glatthaar Keller is one of the your plot needs changing due to labour and can be time-consuming. UK’s leading prefabricated basement and ground bearing uneven ground or stability issues, the slab providers, and has expanded its services to include landscaping costs will be significant – There’s now a modern solution that prefabricated retaining walls. Call 01932 344454 or so it’s important to understand these pairs reinforced concrete’s strength visit www.glatthaar.co.uk for more information. up front when pricing your project. The with the aesthetic qualities of natural initial survey and design phase should stone: Glatthaar Starwalls. These are indicate whether retaining walls precast concrete elements that can (physical barriers that hold back earth) be clad with stone during production, are required to prevent movement avoiding the need for in-situ cladding during the project or after completion. or brickwork, or left as bare concrete in various textures and finishes. Do I need retaining walls? With Starwalls, the stones are firmly If your plot is on a slope, then it will be fixed and enclosed by the concrete, crucial to stabilise the land and plan and the joints are grouted for a natural garden areas. Here, the retaining look. So, the last few centimetres give www.self-build.co.uk

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renovation & building 65 MODERN MASONRY Rebecca Foster investigates the latest solutions for building with blockwork T here’s a host of reasons why traditional brick and something modern masonry methods seek to address. Top: The owner block remains the most popular build method for The high embodied energy associated with concrete has of this house new homes in the UK. For starters, it’s tried and also come under scrutiny in recent years, especially from used H+H’s tested, materials are widely available with little self builders seeking out the most sustainable solutions. thin joint system to no lead time, and there’s a ready supply of builders to help the home who are skilled and experienced in constructing high Build speed meet Passivhaus quality masonry homes. What’s more, it can offer a standards, and cost-effective route to creating a bespoke house. Conventional cavity walls can be slow to construct, as then faced the the cement-based mortar between each course of blocks blockwork with Yet, self builders have always been ahead of the curve needs time to cure. Plus, the process is weather sensitive, a timber facade when it comes to seeking out innovative ways to construct relying on dry conditions to progress. Though it’s not new their homes. For many people, the ability to go a step to the market, per se, thin joint masonry addresses the Below: Juwo beyond with thermal performance is an increasingly issue of speed by using larger blocks and a different Evolved SmartWall important priority, especially as the cost of energy type of jointing mortar that’s more like glue. “Traditional offers impressive continues to soar. So, despite masonry’s popularity, a blockwork uses a sand and cement mortar which gives structural growing number of solutions are entering the market a relatively thick joint between the blocks – around 7mm. performance that as an alternative to the traditional cavity wall setup. This takes a while to set, which limits how many courses of can cope with blocks you can lay in one day,” says Jenny Smith-Andrews, large openings and The basics head of marketing at H+H UK. “You’ll need to stop after open-plan living. around six courses (halfway up a wall) and leave the mortar Using the system First up, let’s get to grips with what a conventional to set overnight before starting again the next day.” gives you the masonry system comprises. Typically, it’s an inner layer choice of installing of blockwork, built up in courses, with an outer skin of H+H’s thin joint system uses an adhesive called Celfix, timber or concrete brickwork. A space is left between the two leafs so which provides a much slimmer joint – around 2-3mm. This floor structures insulation can be installed in the middle. Lightweight, sets to full strength swiftly, making it possible to lay up to easy to handle blocks made from aerated concrete have full wall height in a single day, therefore speeding up the dominated the UK’s construction sector since the 1980s. entire construction process. Over the course of a whole But to understand how modern alternatives are breaking project, this can trim weeks off your build programme, new ground, it’s important to drill down into some of the making thin joint masonry more comparable to the speed potential issues a traditional system presents. offered by some timber frame solutions – especially as blocks are readily available and you won’t have the 10 to If you pack enough insulation into the cavity, you can 12-week lead time you’d achieve pretty much any thermal performance you want need for prefab panels. with brick and block – an important factor to think about in light of the ever-tightening thermal performance values Juwo Evolved required by Building Regs. With a cavity wall system, the SmartWall operates in a drawback is that you’ll generally require slightly thicker similar way. “The system walls to reach the same levels of efficiency you could hit utilises a thin joint mortar with other methods, such as timber frame or structural to bond the blocks on insulated panels. For many self builders – especially the horizontal plane only, those working with a tight plot – the downside to this is a which eliminates the reduced internal living area. Compared to prefabricated curing times for mortar methods of construction, conventional blockwork also with traditional masonry,” tends to trail behind in terms of on site build speed, too – says Sue Dewhirst, www.self-build.co.uk

66 renovation & building Below: The Juwo director at Juwo Evolved SmartWall. “A team of two would CASE STUDY THIN JOINT MASONRY IN ACTION Evolved SmartWall expect to lay 40-45m2 of SmartWall a day compared to system is made approximately 18-20m2 of traditional blockwork.” The owner of this four-bedroom house in Berkshire was from quarried clay drawn to the familiar, solid feel of masonry and its thermal that has been fired, To make the most of thin-joint’s speed, many self mass advantages of delivering a predictable heating and establishing a builders choose to complete the internal blockwork leaf cooling cycle. Another of the main drivers behind the vapour open and get the roof on, taking them to weathertight stage, project was the desire to create a highly efficient home. building system before starting the outer layer. This means internal trades that results in can get to work quicker. “The external brickwork can be H+H’s Ra build thin-joint aircrete method was chosen a healthy living completed in its own time,” says Jenny from H+H. to fulfil these objectives. The property is constructed with environment 100mm standard grade Celcon blocks, manufactured Not all builders are familiar with the specifics of thin from up to 80% recycled material. A layer of brickwork joint, so it’s worth organising an on site demonstration forms the outer leaf of the cavity walling system. Celotex from your supplier to ensure your build team get to grips insulation was inserted into the 100m cavity, delivering a with the method. “We can provide basic training for a U-value of 0.18W/m2K. 100mm Celcon blocks were also few hours, but the system is so simple to follow that chosen for the beam and block floors, offering good levels experienced bricklayers are not required,” says Sue. of sound insulation between storeys. Thermal performance Utilising thin-joint for the scheme allowed the masonry shell to be made weathertight swiftly, enabling internal As Building Regulations tighten up in the government’s trades to start sooner than they would have been able to drive to reduce carbon emissions to net-zero by 2050, if a conventional blockwork system had been used. cutting U-values (a measure of heat loss, where lower numbers indicate superior thermal performance) down Sustainability is more important than ever. The latest round of updates saw the required performance values reduced to a One of the main criticisms levelled at standard blockwork notional maximum 0.18W/m2K for the walls of new is the amount of embodied energy involved in a concrete homes (but in practice most builds will need to go lower). system. However, the concrete industry has done a lot to improve its manufacturing processes in the last decade. It’s not that a conventional cavity wall system can’t Plus, if your goal is to enhance your build’s sustainability deliver excellent thermal performance – it’s just that a credentials, some products – including H+H aircrete traditional setup has to be quite thick to do so. Plus, for blocks – contain a high proportion of recycled content. a wall built using conventional masonry, the sand and cement mortar paste typically comprises around 7.5% If your green aspirations are towards the use of natural of the surface. Mortar is highly conductive, creating the materials, then opting for clay blocks is a good option. potential for heat to leak through the joints. Opting for SmartWall is one such example. Similar solutions such as thin joint masonry over a traditional setup provides Wienerberger’s Porotherm blocks have been popular on another way of addressing potential heat loss, as the the continent for decades and are gaining traction in the bedding layer is much thinner and only makes up around UK. The hollow core of the clay Porotherm units means 1% of the wall, which means a more airtight result. they can be used for the inner or outer skin of a cavity wall, or as part of a solid, monolithic construction. Other modern options offer thermal advantages, too. “SmartWall is a monolithic system, so there’s no cavity, wall Companies like 3Homee are offering sustainable ties or additional insulation required to meet the Regs,” upgrades to regular blockwork, too. Their system, 3E, says Sue. A single layer is capable of meeting current uses building elements that are formed from perlite – a Building Regulations for thermal performance, or even natural, sustainable material that’s free from chemicals Passivhaus standards, depending on the type of blocks and plastics. The method is breathable, too, so it’s ideal if you specify. “You only have to lay one product rather than establishing a healthy internal living environment is one of having a system made up of multiple layers to achieve the your key goals. The system does away with the need to same thermal and structural performance,” says Sue. use any mortar or bonding agents – it’s possible to simply click the components together on site, which means it can be used regardless of the weather conditions. No additional insulation is required, either. CONTACTS 3Homee 01904 863410 www.3homee.co.uk H+H 01732 886444 www.hhcelcon.co.uk Juwo Evolved SmartWall 0808 254 0500 www.juwo-smartwall.co.uk Porotherm 0161 491 8200 www.wienerberger.co.uk Build It March 2023

The JUWO Evolved SmartWall™ “S” range of blocks have been U-Value manufactured specifically to meet the new Building Regulation standard as well as the upcoming Future Homes requirement - 0.18 making construction of external walls as easy and simple as possible by building with a single block. W/m2K EXTENSIONS NEW BUILD • Perfect for every new-build construction project • Single dwelling to multi-unit development • Time saving - faster build time - highly cost-effective • Meets the new Building Regulations simply by using internal/external insulation • NEW internal or external THERMObenessere insulating render Single solid wall construc on. • No cavities, no wall ties or expensive insulation options Wide range of block sizes. • Find out more at juwo-smartwall.co.uk/downloads Thin bed mortar technology Breathing wall construc on. Completely vapour permeable Easily cut to size No cavi es, no wall es, no cavi insula on needed • Easy-to-build and flexible solution for home extension projects • Services can easily be chased in to the block - maintain an airtight surface around external walls • Meets the new Building Regulations simply by using internal/external insulating render • Brick slips, stone slips and timber cladding can all be used as façades • Information covering all details - from design & engineering to the full range of blocks available to download from our website at juwo-smartwall.co.uk/downloads www.juwo-smartwall.co.uk 0808 2540 500 [email protected]











































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90 renovation & building SELF BUILDING A NEW RECTORY PART 2 THE BUILD PHASE Ryan and Emily Breslin are currently on site with their first self build project – a rectory-style Self builders Ryan and Emily Breslin have home on an acre plot in a picturesque Cotswold opened up their site to give us a unique village. Last month, we looked at the design insight into the ins and outs of creating a process and some of the key decisions they made prior bespoke home. is month, we explore their to starting the works in earnest (you can catch up online choices and learnings from the main build at www.self-build.co.uk/breslin). In this second update and first-fix stages of their project from our site visit to the couple’s project, we get into the nitty gritty of the main construction phase. IN BRIEF Ryan and Emily Breslin Cotswolds Specifying the basement SELF BUILDERS Self build LOCATION 515m2 As part of their final planning application, Emily and Ryan PROJECT £630,000 included a full 160m2 basement, adding a considerable HOUSE SIZE August 2020 amount of space to their forever home. Not only does it PLOT COST £1,200,000 host the all-important plant room – the beating heart of BOUGHT September 2021 a modern house – but also a utility, games room, wine BUILD BUDGET cellar, home cinema and ensuite guest bedroom. WORK BEGAN Many self builders succumb to expensive on site changes, and this is one of the biggest causes of going over budget. Indeed, Ryan admits installing a sophisticated climate-control system for the wine cellar was something of a last-minute indulgence. He’d initially assumed the MVHR system would be able to provide sufficient climate control for the wine, but discovered the experts don’t consider this ideal. The basement walls were constructed with Nudura’s 8” (203mm) core ICF blocks, filled with Sika waterproof concrete. These deliver a U-value (a measure of thermal performance, where lower numbers indicate better insulation) of 0.16 W/m2K within an overall wall thickness of 337mm (before finishes). The outside of the ICF is finished with a stick-on Nudura membrane. Combined with the Sika concrete, this specification meets the insurance requirement for two types of waterproofing protection. City Remedial is providing the waterproofing warranty, which is a requirement to supplement the main house’s 10-year structural warranty. Ryan also specified a Passive Purple membrane, which is normally installed externally when acting as primary waterpoofing. In this case, it’s been spray-applied to the inside of the ICF “as one last product to make it bullet-proof,” says Ryan. Completing the superstructure Structural insulated panels (SIPs) were selected for the above-ground walls. “We were attracted by the speed SIPs panels can be installed and their impressive thermal performance, which meant the stone-clad wall could be narrower than if we’d used ICF,” says Ryan. He was also keen on the fact the SIPs walls would be fabricated in the factory and installed by the same team. DigiDesign, the local firm Ryan and Emily engaged for the technical Build It March 2023

renovation & building 91 Top: The basement Above: The design combines Breslins chose waterproof SIPs for the main concrete with a house shell, peel-and-stick attracted by its membrane ability to deliver a highly-insulated Above: The and airtight spray-applied superstructure Passive Purple within a thin wall membrane and roof profile Left: The MVHR Left: The SIPs ducts encroach roof has allowed into the floorplan in for vaulted ceilings the main bedroom internally, which to navigate a steel will add extra post, but will be wow factor hidden behind cabinets drawing phase, used the Passivhaus Planning Package The alterations included some workarounds. For (PHPP) tool to specify 200mm-thick SIPs, which are instance, in the master bedroom’s ensuite, there’s a boosted by 50mm of external Celotex insulation. There’s strange bulge at floor level to allow the MVHR ducts to then a 50mm cavity to the 100mm-thick Cotswold stone go around a steel girder. While this will easily get hidden facade, for a total wall thickness of 400mm (plus internal at second fix stage when the bathroom cabinets are plasterboarding) at a U-value of 0.15 W/m2K. fitted, such tweaks will chip away at the budget. SIPs Eco Panels started their install on 9th May 2022, In theory, such issues can be avoided at the design and the house shell – including a watertight SIPs roof – stage, but it’s challenging to get everything spot-on was completed on 16th June. Whilst this may not have before you start work on site. Doing so takes real been the breakneck house-in-a-week job seen on TV, it’s patience at the design stage, a super-methodical still impressively quick given the package includes all the iterative approach – not to mention being prepared external and internal walls, floors and roof – reinforcing to spend more on design fees in the hope of saving one of the key selling points of SIPs systems. money on-site later. For some Build It readers, factors such as mortgage or rental fees on your current home It wasn’t all plain sailing, though. “I wasn’t quite prepared may also start to push you towards getting the works for the substantial amount of snagging work required to underway before every detail is specified. get the internal walls into shape,” says Ryan. “There were some slight errors in the internal wall panel design, which Concrete stair meant the position of openings had to be altered. Many self builders opt for feature timber staircases, “We also needed to make changes to allow the MVHR which look fantastic but typically need to be fitted at the (mechanical ventilation and heat recovery) pipes and end of the project in order to protect them from damage other services to pass hidden around the house.” In total, during the works. Ryan and Emily, however, have gone this involved nearly three months of work for an on-site for a striking concrete flight, which sits in a light shaft carpenter, which was a major cost overrun. www.self-build.co.uk

92 renovation & building Above: Installing beneath a large fixed horizontal rooflight. The stair unfurls The Breslins have also fitted an external staircase a concrete down multiple storeys all the way into the basement. that leads down into the sunken patio area outside the staircase, the basement’s guest bedroom. As well as being an attractive core of which was The concrete core for the staircase was cast in-situ feature, this provides an emergency escape route from completed for for a surprisingly reasonable £8,000. It already forms the basement. It also means there’s another safe access £8,000, means an impressive centrepiece at the heart of their home, route for trades during the build process. there’s a safe flight but when the final surface is applied at the end of the that can be used build, it should be spectacular. Having a proper staircase Glazing solutions by trades without so early in the build certainly makes it easier and safer risk of damage for all the trades to operate, but it’s not always possible. Given that Ryan owns a window supply and fitting If you want to avoid ladders, one option is to invest in company with access to most major brands of windows, Top right: Working a cheap temporary flight – some kit stairs can be we were intrigued to find out what he and Emily chose on the metal-frame purchased for as little as a few hundred pounds. to install in their own house. The answer is Internorm’s ceiling structure HF410 windows to the ground floor and the company’s around the stair’s HV450 windows (with integrated solar blinds) to the first light well floor. The couple specified a bronze anodised external finish and the warmth of oak internally. Right: The flight leads all the way The glazed doors are Solarlux CERO 3 triple-glazed down into the sliders with a floating corner return and bronze anodised basement storey finish inside and out. The rooflights are double-glazed from a less well-known manufacturer, First Glass Roofs. RYAN & EMILY’S TOP TIPS… The U-values achieved are 0.7 W/m2K for the windows and 1.0 W/m2K for the glazed doors and fixed rooflights – 1The internal SIPs walls didn’t deliver the finished product representing a very good level of energy efficiency. we expected. We might choose a different internal wall construction if we were starting again. Interestingly, Ryan decided not to fit the Internorm windows from the outside of the building (as is standard). 2 It takes a huge amount of time to project manage a complex “I felt that their wide, European-style frames would look build like this, and to stay ahead of the trades so that the too heavy in the house,” he says. “Instead, the windows construction work can progress smoothly. At times, Ryan were fitted from the inside, so they sit behind the stone wishes he had either taken a sabbatical from work or hired skin. This effectively masks 45mm of the window a professional project manager. frame and makes it look slimmer.” The joint between the stone and the window frame is sealed with a 3 Try to think creatively about how you install products – fitting Compriband expanding foam strip. the windows from the inside may have involved more labour, but it’s worth it for the finished look we’ll achieve. Non-standard details like this can have significant knock-on effects unless all trades are fully aware from the start. “In our case, the house had already been made temporarily watertight while the windows were being manufactured,” says Ryan. “However, the interior window reveals and plastering could not be undertaken until after the glazing had been fitted from the inside.” Plasterers in particular tend to be in high demand, so it’s important to make sure you’re all on the same page in terms of how their work fits into your build programme. Build It March 2023

Far left: Externally, part of the window frames will be masked by the cladding for a slimmer aesthetic Left: Installing the windows from the inside meant the reveals couldn’t be completed on the plasterers’ first run – but they were back on site to complete the job when we visited Keeping the neighbours on-side SUPPLIERS Ryan and Emily are trying hard to stay on good terms PLANNING DESIGN with their neighbours, but some unfortunate and Charlie Luxton Design unforeseeable incidents have challenged relations. www.charlieluxtondesign.com Groundworkers dug through a mains cable, for instance, which meant a power cut for 27 houses in the village. A BUILDING REGS ETC concrete pump breakdown then led to concrete spraying DigiDesign www.digidesignco.com over the house next door, including their newly painted windows. Fortunately, they were quickly resolved, but they PLANNING CONSULTANT must have caused real stress and anger to all affected. Howard Cole (Mark Chadwick) www.howardcole.net A more predictable source of angst, and one which appears to be all too common on building sites, came STRUCTURAL ENGINEER in the form of the scaffolders, who blocked neighbours’ Sayeed Ali www.sa-cse.net drives, parked on the grass and generally weren’t very considerate to others. This seems to be a frequent SIPS BUILDING SYSTEM theme with scaffolders; so be warned! & POSIJOIST FIRST FLOOR SIPs Eco Panels The journey continues Above: Ryan and www.sipsecopanels.co.uk Emily specified There will always a few bumps along the way to creating integrated solar BUILDER a bespoke home, but it’s encouraging how most self blinds for the first L&H Building Services 01295 266173 builders seem to manage to forgive and forget many of floor Internorm them when the project is complete and they’re living in a HV450 windows WATERPROOFING SPECIALIST home they love. As we go to print, Ryan and Emily are still City Remedial www.cityremedial.com near the end of a complex, stressful build, but it’s clear they will end up with a wonderful home, and we are sure they SMART HOME will feel it has all been very worth it. We hope to be invited Visual Control Systems back once they have finished so we can share the result www.visualcontrolsystems.co.uk of their toils, and their learnings, with Build It readers. Follow Emily’s live diary of the project ROOF TILES on Instagram: @therectoryrenovation Cardinal Slates www.cardinalslates.co.uk PROJECT TIMELINE SO FAR August 2020 ROOFER May 2021 Gary Pearce 01296 670881 SITE PURCHASED September 2021 PLANNING PERMISSION GRANTED March 2022 COTSWOLD STONE BROKE GROUND May-June 2022 Building Stone www.buildingstone.co.uk ICF BASEMENT INSTALLED & CONCRETED September 2022 SIP SUPERSTRUCTURE ERECTED September 2022 GLAZING FIRST FIX COMPLETED 15th September 2022 Cherwell Windows WINDOWS INSTALLED ON FIRST FLOOR www.cherwellwindows.co.uk BUILD IT’S SITE VISIT GSHP, UFH & PLUMBING & WINE CELLAR TEMP CONTROL M2 Mechanical www.m2mechanical.co.uk MVHR CVC Systems www.cvcsystems.co.uk KITCHEN McEvoy & Rowley 01628 777022 www.mcevoyandrowley.com AIRTIGHTNESS MEMBRANE Passive Purple 01223 208174 www.passivepurple.com GROUNDWORKS Inmotion 01488 469987 www.inmotionuk.co.uk ELECTRICS CC Electrics 07809 741236 www.ccelectrics.com www.self-build.co.uk

94 expert help ISTOCK.COM / THOMAS FAULL e growing impact of bat surveys on self builders Awareness of the human impact on wildlife does and should influence planning development and how we build in the UK, but it can lead to complications for self builders and renovators. Architect Opinder Liddar outlines what you should expect Above: Whether Human development has, in the past, paid and you’re breaking the law if you deliberately capture, you’re tackling little regard to biodiversity and protection injure or kill them. You also aren’t allowed to damage or a self build, of habitats, which has led to a massive and destroy a breeding or resting place, obstruct access to renovation or even unacceptable decline in numbers of species. their resting or sheltering places or recklessly disturb a small extension, So, these days planning departments have strict rules a bat while it’s in a structure or place of shelter or you might be protection. Therefore, it’s important to have regard to the relevant rules and consider the impact on wildlife, required to pay for on how to protect wildlife, affecting the design and including bats, that your project may have. specialist surveys construction of new homes. When protected species are likely to be on your to investigate There are common sense measures that everyone can development land, you’ll probably have to pay significant whether bats could sums to provide the surveys and reports required. This be impacted by easily adopt and incorporate into building plans so that will impact on project timescales, too, and the resulting your project wildlife habitat provision can be significantly increased. delays can also increase build costs. Here, I’m looking at what you need to be aware of and Do I need wildlife surveys? what measures you should undertake to ensure that you Planning officers and committees are given a wealth of guidance about how to deal with planning applications and the wildlife around you can co-exist when realising that may affect a protected species. The rules apply equally whether the project involves redeveloping a whole your dream home building project. city block, self building a bespoke home from scratch or even just adding a small home extension. You will need What species are protected? to employ an ecologist if protected species are likely to Badgers, bats, birds, dormice, great crested newts, natterjack toads, otters, reptiles, water voles and white clawed crayfish are amongst the species that are at present protected under legislation in England. Bats are a common concern for self build projects. There are 18 different types of the creature in the UK Build It March 2023

expert help 95 ALISON WHITE When Ian and Caroline Urquhart self built on a stunning rural plot overlooking Loch Ness, they faced no planning objections to their proposals, but there was a hold-up when two rare bat populations were identified on the site. It took about six months to sort out the required surveys and sensitively relocate the protected species to the satisfaction of the conservationists, at a cost of around £3,000, before work could begin in earnest. “Once the house was built we found out that some of the bats were roosting under the eaves, and not in the bat boxes we were obliged to put up for them as part of the conditions on our planning permission,” says Caroline. be on your site. These specialist consultants are no How to tell if you have bats longer only for larger projects, as the rules now apply to minor schemes, too. Often, they must provide detailed Planning guidance states that any building reports as part of a planning application, which can cost works taking place where roosts are likely need £1,000s in total, so homeowners are required to make a to be surveyed by a qualified professional. Bats significant investment before they can find out whether like to be in the following: they can actually go ahead with the build. ● Spaces with little or no disturbance Requirements to obtain specialist advice used to be from artificial lighting. made through planning conditions, attached to planning application approval notices, but this is no longer the ● Close to woodland or water. case. It was once open to an exercise of discretion on a case-by-case basis, but is now often applied equally ● Buildings with uneven roof tiles to all projects of all sizes, no matter what the individual and large roof timbers. circumstances. What’s more, the guidance is now applied before you can put in a submission for planning. ● Structures with cracks, crevices and small openings. This blanket approach, in my eyes, has the potential to become counterproductive and can lead to unscrupulous ● Roofs that warm in the sun, with actions before planning applications are made. If there is a large open space for flying. a risk that specialist advice will be required or other costs incurred, I suspect that some developers will remove ● Buildings with hanging tiles or timber the issue before it becomes a problem, for example, by cladding on south-facing walls, and which felling trees before a planning application is submitted. have not been used for several years. Bat surveys Only a specialist survey will determine the presence of bats and these reports have to The local planning authority’s ecology officer is often the be done at specific times of the year. Putting person who will determine whether bat roosts are likely, in a planning application without considering but alerts from neighbours can also trigger the need for whether you need a bat survey is risky and could an ecologist’s survey. Pipistrelle bats can be as small as dramatically increase timeframes and costs. www.self-build.co.uk

96 expert help KATY DONALDSON Nick and Sue Price bought a self build plot with planning permission to knock down and rebuild, but decided to resubmit plans for a design more suited to what they wanted. However, after the new application was made, they were told they needed to carry out ecological and bat surveys. It transpired that this step had, unfortunately, been overlooked previously. “The bat assessment was very thorough,” says Nick. “They even sent two representatives to conduct an overnight watch in the pouring rain!” The couple were then told they couldn’t demolish the existing bungalow between October and March, as there was a possibility that bats might roost there during that period. As it turned out, no bats were found, but the prices were several thousand pounds out of pocket. Below: Access the tip of your thumb, so these winged creatures can planners requested more time to determine an application points incorporated occupy a very small space, meaning a suitable opening and, long after the consultation period should have ended, into the roof of this for a bat could exist on any building. then asked for a bat survey. This meant that instead of barn conversion being able to get on creating their dream home, the self allow the creatures Once asked to provide a bat survey, the associated builders have had to face a nine-to-ten-month delay to gain entry to this process will probably extend the time before a planning before being able to start the work. part of the roof void application can be made. Bat surveys can only be carried out between April and September, so you might have to Once surveys are done and you’ve got planning approval, wait half a year before the ecologist can start work. The you’ll want to get cracking. However, if bats are present and report usually takes a week or so to produce. Recently, the project affects the creatures, you will need to get a bat we were advised that three surveys are needed for one licence from Natural England to be able to carry out the works. This will involve your ecologist providing method application during statements and precise details of the works involved. this timeframe to Natural England say that licences will be provided within be sure about 30 days, if they decide to grant one – but there are often the level of bat delays. And finally, even once you have your licence, there activity. So, you are only certain windows in which works can take place. could find that Usually, you can’t carry out works when the bats are most you cannot active (summer) or hibernating (winter). Demolition can only submit your take place when bats are active but not during maternity application for periods, which may be in the early summertime. many months. Take into consideration when bat surveys can happen, Furthermore, how long the planning authority can take to determine your in a recent self planning application, discharging your planning conditions, build project getting your Natural England licence and having a builder we’ve worked on, ready to start at the right time of year, you can see how council staffing your project timeline and cost is likely to be impacted. issues meant the Build It March 2023

expert help 97 So, what are the solutions? Upcoming planning policy changes: biodiversity net gain Ask your designer to look at introducing space for bats Under the Environment Act 2021, The most recent State of Nature within the soffits and fascias of your new house or all planning permissions granted report, published in 2019 by the extension. It’s easy to make this provision without it in England (with a few exemptions) National Biodiversity Network, impacting on the thermal envelope of your home. On will have to deliver at least 10% suggests there has been a 13% some schemes where a larger presence of bats has biodiversity net gain from an as decline in the average abundance been found, we have been asked to provide a larger roof yet unconfirmed date, expected to of wildlife in the UK since the void for them to inhabit by including a small hole to the be in November 2023. Biodiversity 1970s. This is despite legislation outside within one section of the roof. Alternatively, create net gain (BNG) is an approach and policy to protect biodiversity space in outbuildings like sheds or garages. Just ensure to development, and/or land and wildlife. But will the increase that you keep these areas separate from your living management, that aims to leave the in legislation improve this? space, so you and your wildlife will happily co-exist. natural environment in a measurably better state than it was beforehand. I can see that more consultants More often than not, schemes where bat surveys are are going to be required, at a not required result in a recommendation to add a bat box. The word ‘biodiversity’ refers to insignificant cost, to attest to However, getting to this end point has usually cost the all living organisms, including the requirements of these new applicant a few thousand pounds. In my eyes, this money animals, insects, plants, bacteria regulations. So, might simpler could be better spent providing 30 to 100 boxes in the and fungi. Biodiversity net gain is measures be used? For instance, surrounding area. I’ve seen too many local authority intended to deliver measurable could applicants not put forward reports reaching the same conclusion, hence I feel that improvements for biodiversity by their own suggestions for increasing there are more proactive ways the energy and money creating or enhancing habitats in biodiversity based upon guidance? that goes into them could be used to make a difference. association with development. This These could then be reviewed by the can be achieved on-site, off-site or local authority’s ecologist, who would The protection of species is entirely appropriate, and through a combination of measures. be familiar with wildlife in that area. it is often possible to anticipate what good practice will be in any given set of circumstances through use of protected species, Above: Bat experience and common sense. In times gone by, I these things need to be boxes, such would have been able to talk to a planning officer, before addressed. As ecologists as this design a planning application was made, and openly discuss argue with developers by Garden design options for sites. A constructive dialogue would over the minimum Trading (www. evolve, leading ultimately to a successful scheme. measures to be taken, gardentrading. can we not simplify the co.uk), often need National planning policies now expressly encourage approach so that greater to be added to a dialogue and pre-application discussions with the local provision is made by the new building to authority. However, in a lot of cases I’m finding that many numbers of people offer a retreat for planners are increasingly reluctant to talk about what building or extending the creatures is achievable and focus instead on a long list of issues their own homes? that the applicant (the self builder) needs to address before a full submission can be considered. We need to As you develop your develop a more appropriate arena for assessing planning own proposals, please do applications so that, once security of an approval has been look at simple steps you can incorporate into your given, clients feel happy to provide further information. project, such as those I’ve suggested in this article. Whilst the legislation to protect our wildlife is needed, I recommend that anyone carrying out any building the solutions are relatively simple to implement. I believe work should include bat and bird boxes. If you are interpretation of the rules needs to be addressed so it is proposing a flat roof, incorporate a green sedum or fair for everybody who just wants to get on and improve wildflower garden as the finish. These are relatively low their own habitat, as well as the wildlife cohabiting with maintenance and provide additional habitat. It’s fairly them. That said, to ensure a successful project, specialist simple to set aside areas of your garden for meadow early-stage advice about protected species must be flowers or grassland; even a few m2 per development sought from experts for each development. would cumulatively make a difference. OPINDER LIDDAR Conclusions Opinder Liddar is a Build I think it’s great that sustainability and biodiversity are It Award-winning designer now at the centre of development. At Lapd Architects, and a director at Lapd we’ve been incorporating measures to protect the Architects. He specialises environment and use natural resources responsibly in self build homes and since we started in 2005. We’ve been surprised some renovation projects, and others have not been doing the same, and concerned is a regular expert at Build It about how some developers try every means they can Live. For more information to avoid these important factors. about Lapd Architects call 01865 407722 or visit www.lapdarchitects.co.uk The issues discussed here are an example of how the planning system seems increasingly geared to make things harder for self builders, unless they have very deep pockets. It means that housing development is not a level playing field and, in the interests of everyone, including www.self-build.co.uk



expert help 99 How to appeal a planning refusal Planning expert Martin Gaine ISTOCK.COM SCYTHER5 looks at what it takes to appeal of your development, are those criticisms specific and Below: Elements accurate, or are they vague and general? of the design of a planning decision and what this two-storey You may discover that there are, on reflection, some extension had you can expect from the process issues with your plans and that you would be best to to be changed consider a new, revised application. If, on the other hand, in order to achieve It might surprise you to learn that around 65,000 you disagree with the officer’s report, you should appeal. planning consent. planning applications are refused in England every The upstairs year, representing about 12% of all applications The appeal process windows needed submitted. Some are refused for good reason, be to be made bigger it that the plans don’t comply with local policies or they Appeals in England and Wales are decided by the so they could have a negative impact on neighbours. However, some Planning Inspectorate, a government body based in be used as fire applications are refused unfairly, and these can be Bristol. When you appeal, an independent inspector escapes, and the challenged by submitting a planning appeal. (with no connection to your local council) is appointed owners had to to assess your case and make a decision. You, the submit colour As a planning consultant, I find that clients can be person appealing, are known as the appellant. samples of timber reluctant to appeal, afraid that the inspector making the cladding to be decision will automatically back the council or that doing As well as appealing a refusal of planning permission, approved by so will harm relations with the case officer. In fact, the you can appeal a lawful development certificate or an the council appeal process is straightforward and mostly pain-free. enforcement notice, as well as the conditions imposed The decisions are made by independent inspectors who on a grant of planning permission. If you have submittedTOM HARGREAVES have no connection to your council and case officers do an application and the council has not made a decision not take it personally when their decisions are reviewed. in time (usually within eight weeks), this can also be If you are not satisfied that the local authority made the appealed. The latter is a growing part of my workload, right decision on your planning application, you should as councils have struggled since the pandemic to not hesitate to test it at appeal. make decisions to the usual deadlines. If your application has Deciding whether you have a case been languishing in a planning department for months, it might be It is important not to rush into an appeal, no matter how time to take it off the council’s hands. angry or frustrated you are by the council’s decision. You should first try to understand their reasoning. Start Appeals are submitted online, with the officer’s report, a document written by the case and the vast majority are decided officer that assesses the proposal in some detail. You will through the written representations already have received the decision notice, which will list procedure, whereby the inspector one or more brief reasons for refusal, but the officer’s reads written arguments made by report provides much more background and detail. It both sides and then reaches a should be available to download from your application decision. Only a small number of page on the council’s website; if it is not, be sure to ask larger or more complicated cases for a copy, as this is public information. require a hearing or a public inquiry. The inspector will also carry out a The officer’s report should explain in full the council’s brief site visit, where they simply turn position. If they have got it wrong, you’ll find your first clues here. Have they understood your proposed development correctly? Do they seem to have a good sense of the site and the area around it, including what has been built nearby? If they take issue with the design www.self-build.co.uk

100 expert help SARAH GRIGGS MY TOP TIPS FOR A SUCCESSFUL APPEAL Above: The plans up and take a quick look at the site and surrounding area. ● Don’t be afraid of appealing! Appeals are an for this neo- This is not an opportunity to discuss the case with them. essential tool in the planning toolkit. Case officers are Georgian dwelling human and inevitably make mistakes. Sometimes it’s in Cambridge were How long do appeals take and simply a matter of a difference of opinion. In fact, some initially rejected on what is the success rate? more complicated or controversial schemes may only the grounds that ever get through at appeal. it was too large. You must submit your appeal within 12 weeks of getting The owners had your refusal in the case of extensions or alterations to a ● Make sure you understand why the application submitted a design single house, or within six months for non-householder was refused. Don’t assume you know what the that was much appeals. You can expect a final decision in around five council’s concerns were or speculate about what they bigger than they months, but some cases take longer. There is no fee due might have been – pay close attention to what the thought they’d get to the council or the inspectorate for appealing (except reasons for refusal say and read the officer’s report. permission for. in some planning enforcement appeals). When they ● Read the council’s policies – they are the starting appealed the Around a third of appeals are successful overall. This point for all planning decisions. Research other local decision, they might seem like a low proportion, but I tell clients not to applications, too. If something similar was approved won, ending up focus on the headline figure. It includes a lot of appeals nearby and in similar circumstances, it may provide with a reasonably for applications that were justly refused and never had a a justification for your own proposal. sized property good chance of success. If your case is well conceived (ie you have reason to believe the council’s decision was ● Take care to prepare a good quality appeal wrong) and well argued, you are likely to win. statement. Be dispassionate – don’t rant or get angry, and try to limit your arguments to the main issues. It is common to appeal and to resubmit a new planning application in parallel. The new planning application ● Don’t give up! An unsuccessful appeal is not the end can respond to the council’s concerns and propose of the road. Planning is a marathon rather than a sprint, amendments to the refused scheme. If that application and every decision takes you closer to the finish line. If is approved, it gives you something to fall back on if the appeal goes against you, read the inspector’s the appeal is not successful. decision, understand their reasoning, and use that information to revise and improve your proposal. Writing an appeal statement For householder appeals (relating to extensions to a You may choose to employ the services of a planning house), the council does not normally produce its own consultant to assist with this, but there is nothing to stop appeal statement and neighbours do not have a right to you preparing and submitting the appeal yourself. The comment. For other appeals, the council will produce a Planning Inspectorate will expect you to present your statement and neighbours may object. If so, you have grounds of appeal. This usually takes the form of a written the right to respond to these submissions. statement summarising your position, which will typically follow this broad format: Appeal costs ● Background information – the name and address of The appeal inspector has the power to require one party the appellant, the site address, a description of the to reimburse the other side for the costs associated with proposal development, the council’s planning the appeal. You might be required to pay the council’s application reference number, the date of the costs if, for example, you submit such a weak appeal that decision and the council’s reasons for refusal. it never had a realistic chance of success. The council ● A description of the site and immediate surroundings. may have to pay your appeal costs (say, the expense of ● An outline of the proposed development. hiring a planning consultant) if their decision was so ● Relevant planning history (what applications have flawed as to amount to unreasonable behaviour. been decided in the past). ● Relevant planning policies and guidance. Cost awards (in either direction) are rare, and winning ● The case for the proposal (ie why you believe approval the appeal does not mean that your costs application will should be given for your scheme). be successful. The inspector may decide that planning permission should be granted but will not necessarily reach the further conclusion that the council acted unreasonably in refusing permission in the first place. MARTIN GAINE Martin Gaine runs planning consultancy Just Planning (www.just-planning.co.uk). A former case officer, he has experience on both sides of the planning divide and now specialises in helping homeowners win consent at appeal. He is the author of How to Get Planning Permission: An Insider’s Secrets. Build It March 2023