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Garage conversion and build over !

Discussion in 'Your Projects' started by RobH71, 28 Apr 2020.

  1. RobH71

    RobH71

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    Good morning everyone I have had planning permission to convert and build over my double garage for sometime now and the lockdown finally kicked me in to gear to make a start.

    So my current property is a small 3 bedroom cottage that has layout issues and the only bathroom is downstairs. We actually moved from much better house but this one is in a far better area and where I have wanted to live for ages.

    There is an attached garage to the side and I was pleased to see who ever built the garage was considering the future and had laid substantial footings that would allow me to build above.

    We obtained architect drawings and planning was authorised to covert the garage to a Kitchen diner and build above to create two buildings (one en-suite) and a family bathroom.

    I am a qualified bricklayer but I haven't picked up a trowel in around 20 years as I took up a completely different career path.

    I intend to do as much of the work as I can and project manage anything I cant or just don't have the time for. I have been lurking on these forums for a while and thought this would be a great place to journal my exploits.

    IMG_before.jpg

    The above is before and as you will see there is a conservatory at the front which is leaking and a dumping ground so it had to come down.

    Last weekend we and when I say "we" I mean my wife and I started to strip the roof tiles working off a small tower scaffold. Some 12 hours later they were off and stacked up !

    Tiles off.jpg


    Over the following couple of days we took down the conservatory, the roof rafters and the big garage doors. I had sold the conservatory unfortunately the roof was totally useless and I managed to break a couple of the sealed glazing units by just touching the corners on the floor.

    Frustrating but I did manage to sell some of the items separately.



    Rafters Coming Down.jpg Tiles and Conservatory down.jpg

    The next challenge was removing the big beams that spanned the garage roof. These were clearly timber beams and ply.

    Big beams.jpg

    There were so many nails in the ply it was ridiculous and I could not prise even a little off. This left me no option other than to remove them and take a chain saw to them !

    Big beams down.jpg

    I had totally ender estimated how much work there was to do in removing the roof and windows etc and with mess building up it was time for a skip and a clear up.

    So this is where I am at around 8 days in ! There is a little more demolition work and then I will be considering block work and steels. Weekends have been full on with the rest of the work being done after the day job is completed.

    Unfortunately due to Covid my building regs application is taking a while and I don't want to risk doing too much until I get a site visit.

    Windows out roof down.jpg
     
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  3. Bonni

    Bonni

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    I would dig down on the inside and outside of the garage wall to expose the width and depth of the garage foundation for building regs to advise what they want etc..
     
  4. RobH71

    RobH71

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    I have done all that ages ago. Building control came out and Ok'd it footings are more than a meter deep.
     
  5. domdee

    domdee

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    You're very luck having those foundations to sart from! I'm going to be undertaking similar works at my house and have been told i will have to dig everything up and start again! All the best with this, look forward to seeing more.
     
  6. RobH71

    RobH71

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    I am lucky although when I moved in I was told on good authority that the foundations had been laid with the future in mind. That said it was still a nervous time digging the test holes.

    My building regs application has now gone through and I can progress. Interestingly due to the social distancing rules no site visits will be made but I will have to take pictures of all I do to make sure they conform to regs.

    I am just waiting for my mortgage to be properly authorised before I can start for real.
     
  7. RobH71

    RobH71

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    Ok back again for an update.

    So I am having some mortgage issues which are complicated by the fact they are not completing physical valuations at the moment and and there is incomplete information on my house to complete a desktop valuation. Its becoming frustrating but I am sure it will be sorted out one way or another.

    Whilst waiting I have continued with stripping and clearing and I have filled every inch available of two skips !

    I have managed to borrow a Bosch electric breaker which I have used for knocking through block work and concrete. As it is borrowed I have tried to concentrate on finishing all these types of jobs so I can return it asap.

    When they built this garage I don't know what mix the builder used but its far stronger than the dense concrete blocks and the blocks always break before the mortar. Everything I take down is really hard going and there have been expletives flying about on a daily basis !

    Doorway cut.jpg

    The above picture shows a doorway I have cut from my to be kitchen dinner to my hallway and what will be french doors in the back ground. I ended up purchasing an Evolution electric disc for £189 which includes a diamond blade. Probably not the best piece of kit but it is doing a job for me and I would of easily spent that money and more if I hired one.

    Whilst having the borrowed breaker available I have been starting on the ground works and had to cut and smash through concrete to expose a foul pipe that I can connect my new drains too. I found the pipe and although fixing on to this existing run would save some trench digging it meant I would have to break through my old conservatory floor and my 9" solid house wall.


    I was disappointed to go through the existing pipe with the breaker but I soon found a collar which I could work around.

    Foul pipe.jpg

    pea gravel.jpg

    Once smashed through I needed a reducing collar so I could attach my new pvc pipe to my old clay pipe and then on to a resting bend in which my new soil stack will eventually meet.

    pea gravel.jpg pipe and collar.jpg Rest bend.jpg

    Once this was complete and I was awaiting sign off from BCO I started to look at another trench. I am off the Gas grid and despite consider GSHP and ASHP I have decided to opt for a buried LPG tank and a mixture of UFH and rads running off an LPG combi boiler.

    The gas company offered to fit the thank and relevant pipework for around £2500 ! 2.5 g is a lot of money for work that is not technical and just graft so its another job I am taking on !

    More concrete to break through to allow me to dig a trench of 600mm deep that will eventually run to a 4m x 2m hole that will be 1.55m deep. I can dig the trench with my breaker a pick and a shovel but I may need to consider a machine for the main hole.

    It took a full day to break the concrete up and get down to what I will be able to pick and dig out over an approximate 7m run. Basically I have tarmac over what appears to be two concrete slaps and hardcore. Hard graft but I have been able to return my borrowed breaker and digging can start later.

    gas pipe trench.jpg

    This morning my drainage work was passed by by BCO so I now need to back fill and do another site clearance as it looks like a bombsite !
     
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  8. RobH71

    RobH71

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    So I have been busy on the extension and have not updated this post for a while. It sounds stupid but every time I think I have finished ripping stuff down I find something else that I need to take down.


    I have been really looking forward to actually building something and not taking it down !


    So 27th of May was an exciting day as I had been gathering my kit for block laying and my blocks, sand and cement etc was delivered.

    delivery 1.jpg

    blocks in place.jpg

    So this was the first time I had laid any blocks in around 20 years and I started with blocking up the old garage door opening.

    Wall starter kits bolted to the wall and I was off !

    first blocks.jpg

    I was slow but I have not totally forgotten what to do.

    delivery 1.jpg blocks in place.jpg first blocks.jpg two skins.jpg

    This was all completed at the end of May when we were blessed with glorious weather. With in a few days I had blocked the opening with a 100mm cavity wall and also blocked up a couple of window openings that I was no longer using.

    up to steel.jpg
    With the block work almost complete it was time to put a call in to my scaffolder who was round my place at 9 am on a Sunday and by mid day the scaffold was up.

    scaffold up.jpg

    Since the scaffold has been up I feel like I have achieved very little. In reality I had to take down the cut blocks in the gable end and set lintels etc. I am now building up the corners as I am waiting on my steels being delivered.

    This has been a fairly stressful time as the SE's drawings don't give full height details and there has been lots of comparing measurements on drawings to the actual building. Steels on order and are due the 16th of June.

    The main beam is almost 7 m long and 350 Kg so installing this will be fun !
    [​IMG]
     
    Last edited: 12 Jun 2020
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  10. RobH71

    RobH71

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    Ok so on Tuesday this week I was at my local hire shop at 8 am collecting a couple of been lifters in preparation for my steel delivery later that day.

    The driver text me around 9.30 and said he would be with me between 12.30 and 1.00 so I spent the next half hour rounding up a gang of friends to assist !

    Friends and steel arrived about one O'clock and with a combination or lifting and rolling on soil pipes we got the main steel through the window and on to the lifters. Once on the lifters they were just wound up to height and dropped on. Unfortunately the steel company drilled the holes in the wrong place so I had to spend an enjoyable couple of hours drilling 8 holes through the steel so I could bolt them up.

    Quite a nervous day having to lift a 7 m 3.5 k beam in to place but by 5 pm it was up and the holes were drilled and it was all bolted up.

    Steel up pic 1.jpg

    steel up pic 2.jpg

    All in all a successful day and I avoided the rain ! BCO coming later today and touch wood he will give me the go ahead to continue with my block work.
     
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  11. kingandy2nd

    kingandy2nd

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    That’s one hell of a steel...I’m in awe of you getting that up there without a crane!
     
  12. RobH71

    RobH71

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    It may sound a little daft but it wasn’t that hard. Once through my window opening and on a support it was fairly easy to get it on the beam lifters. They were key and did all the real hard work. I wish I had taken more Photo’s really.

    . C53ACEE9-730D-4F9F-AEC5-6754C4F2C968.jpeg
     
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  13. RobH71

    RobH71

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    Ok so the BCO came out and approved my steels so another weekend was spent block laying. I am now in need of another lift on my scaffold and I can start thinking about fitting joists for the floors. This will be an interesting task as its a job I have never completed.

    Need a scaffold lift 1.jpg Need a scaffold lift 2.jpg
     
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  14. SithLordHood

    SithLordHood

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    Looking really good! Great work
     
  15. WoOt

    WoOt

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    Thanks for documenting this. Hoping to DIY an extension in the near future. IF I work up the confidence to do it.
     
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