john banks

http://s1107.photobucket.com/albums/h398/jcsbanks/

It is stone built, 13 x 5, roof was redone in the last five years and looks good.

A local developer suggested £850 to £1000/sq m for the complete project which seems expensive considering that a third of the area already has a flat concrete floor, the rest of the floor is gently sloping and has a channel in the middle.

There is a boiler with spare capacity at one end of the room. Thinking of a wood burning stove. The main electric cable to the rest of the house runs along the roof as seen in the photos and you can see a few light fittings.

Keeping existing two external door openings and using glass, and a large door opening that presently admits a car onto the flat concrete floor I mentioned earlier.

Ideas on costs to do a nice floor, dry line/plasterboard the walls and the ceiling leaving the horizontal beams on display with a vaulted ceiling?

Possibility of adding a mezzanine level also above so you could sit by the window.

Possibility of enlarging window/door openings, adding velux windows.

Any ideas welcomed.

dpb

What do you get for your 70k ??

alcazar

iTrader: (2)

John, we are in the throws of doing this in France, I've done most of the work myself, (electrics, plumbing, windows, repointing the wall etc.), and would say that £850 or so sounds about right.

We didn't go for dry-lining. The barn walls are over a metre thick, so we chopped back the old mortar and did it again with lime mortar. Time consuming and hard work, but looks great finished.

My electrics are run in conduits down the walls.

If you are looking at Velux windows, then budget for electrical openers.
If not, have another window fitted.........around £1000 to have someone make a hole and make it good, plus whatever window you want.

danos14

iTrader: (8)

if you are converting to habitable room then you will need to:

Insulate the roof, walls and floor.

Walls without doubt dryline.

Roof much more difficult as it probably didnt have breather membrane installed.

Floors can be insulated ontop of the concrete and covered with floating chipboard floor.


£850 /m2 for a finished job is about right.

john banks

Thanks all.

dpb it was a complete job from designs/plans through to completion to a good habitable state with all finishing to a decent standard.

There is also a lean to shed attached to one of the outside walls. It has a metal roof, two timber and one stone wall. Wondered about knocking through into that (with a tiled roof and replacing the two timber walls in stone) as windows to the west of that could give some nice views.

I've uploaded a plan of the existing arrangement:

http://s1107.photobucket.com/albums/...rrent=plan.png

andys

Guess all the plannig permission is in place

john banks

No, I'm trying to think about what I want and get an idea of the scale of the task, the idea of knocking into the adjacent shed was one that came to me after posting this thread, now that would be more involved.

Planners verbally said they thought it shouldn't be a problem to do change of use (for earlier idea of just converting the inside of the barn and keeping existing door and window openings) given that the much of the rest of the building has had that in stages. We're getting a bat survey done prior to completion, but I'm buying it without planning permission.

Saxo Boy

Lol, bat survey...pray you do not find any.


if you do spade them and tell nobody

alcazar

iTrader: (2)

Bats.........the least of my problems here. We have a barn owl in residence in the other barn, plus a black redstart nested in the one we have converted, so work had to stop while she raised her brood.

The barn owl used to come into the converted bit, until I closed it off at roof level.

And I kid you not: barn owl **** is VERY hard to get off stuff!

john banks

Thanks. A few other thoughts, we will not be making any kitchens/bathrooms in this area, and there is no intention to divide up the space into separate rooms. There is already wiring for lighting. The roof has good gutters and there is a membrane that you can see just poking into the gutters. Externally the walls look as good as they do in parts of the house that are already converted.

Talking about the roof, how would you approach the insulation/plasterboard? How thin is it possible to get the insulation and still be compliant with regs, and how much of an air gap between the back of the insulation and the roof timbers is needed? I would like as much woodwork uncovered as possible. Buildings like this are simple and semi-industrial and I don't want it to be all covered up unless it has to be.

Wondering about underfloor heating because it is a tall space and I hear that radiators can just lead to convection currents taking all the heat to the roof.

danos14

iTrader: (8)

Talking about the roof, how would you approach the insulation/plasterboard? How thin is it possible to get the insulation and still be compliant with regs, and how much of an air gap between the back of the insulation and the roof timbers is needed? I would like as much woodwork uncovered as possible. Buildings like this are simple and semi-industrial and I don't want it to be all covered up unless it has to be.


Hi,

Unless you have a breather membrane fitted (i expect you just have normal roofing felt) you will need a 50mm air gap above the insulation. Ventilation at eaves level and at ridge!

insulating all between the rafters to comply with 0.18 u value is going to be thick, very thick like over 100mm thick.

a quick work through my u value calc is showing 200mm of celotex insulation to comply if applied simply between rafters. (assuming 400mm spacing of rafters)

or 65mm between with 50mm across the under side.

john banks

Thanks. Uploaded some more pictures showing views from South which shows what look like ventilation ridge tiles? From West which shows the lean to store and the area to be converted from the rusty door (now painted) and to the right. From East which shows the area to be converted with a red rectangle.

john banks

15 weeks in, 35 pictures uploaded. http://s1107.beta.photobucket.com/us...nks/story/3509

It started like an old farm building for cows and is becoming a living room...

We have been managing the trades ourselves and DIY where we can. Cost is looking to be about £650/sq m including the professional fees. The design and build company were £1050/sq m before we decided to go it alone.

Plasterboard taping tomorrow. Painting next week. Floors, staircases, balustrades, light fittings and outside pointing still to go. Hope to be done around the end of the year.

dukeoffenland

Cool ! We do a lot of stuff like this . I'm a architect for a refurbishment company

Project management yourself is do able if you got time and ***** to deal with problems etc

scoobyboy

got any more pics? be interesting to see it now to how it was

chocolate_o_brian

iTrader: (22)

Wow, definitely got my interest, John.

john banks

Trying to relabel the pics with numbers to reorder them...

Wife is a project manager, although not in the building trade, but paper and pharma, and has been doing the day to day coordination whilst starting up her business. Busy girl.

john banks

Link updated with better order: http://s1107.beta.photobucket.com/us...nks/story/3509

Dingdongler

Am I the only one who can't see the pics?

john banks

They are working for me even logged out from an Apple device. I thought you'd be interested to see them, so please let me know if they still don't work for you.

Turbohot

I saw the pics before, but now they are being a pain to show up for some reason. Great barn with big beams. All work is looking very impressive. Well done to Mrs. Banks for planning/project managing this.

dpb

Well jealous.,