Renovating a Stone Ruin?

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A friend of mine who lives on a farm has the ruin of a small stone cottage on there land, which they are interested in developing into a small house.

They have had planning permission for the development go through twice, being allowed to lapse both times as circumstance changed, and have also have planning permission for developing it into a larger house turned down, which would have used the outline of a presumably once attached barn (now just footings and rubble, much of which is missing) and or some new build.

Like myself the are very independent competent people, who have contacts in the trade, however while if it was a largely sound brick constructed affair the rough gist of what would be required to complete it would be clear, being as it is the project is a little more complex. Currently as it stands there are three of four walls, include the gable walls, with chimney, and half an internal wall and staircase, but no roof or floors, and a partial cellar in poor state. The walls are basically ready to come down, and in many ways the best option would be do measure it up up a bit, and do just that, rebuilding them with suitable foundations, mortar, and a little straighter than they have now become, most likely being able to use the stone on the ground to make up the bulk of the missing wall, certainly I would estimate there is enough to make up the visible face.

But there is then a lot of decisions to be made as to the design of the rest of the project, for instance, how to achieve suitable levels of wall insulation without excessively compromising the available internal space. As space is at a premium there is also talk of extending the cellar to include the entire foot print of the house, which appears reasonable, but obviously has implications for the foundations (?) of the wall. For the floor, underfloor heating is being considered, both to remove the need for radiators which take up space, add an amount of thermal inertia to the building in lieu of the walls being internally insulated, and with the future expectations of adding ground source heating, although its expected that initially heating will probably be from a solid fuel (typically reclaimed wood) kitchen range type affair. Size wise it is perhaps 20*30ft externally. Location wise, its up a reasonable hill, about 5minutes walk from the farm house, and 150m from a historical track which is currently a bridle way.

Obviously there is a lot to consider, and at some point some professional involvement is undoubted going to be required, but like the owners, I am keen to support to process as much as I can and in doing so also learn about the restoration of such a building and would be interesting in anyone who can add to the topic.


Daniel
 
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I don't think what you are proposing is feasable. Planning permission to renovate is just that - to renovate. By taking down the walls and rebuilding it becomes a new build and subject to a completely new planning application (which is unlikely to succeed).

In addition has consideration been given to services? At a five minute walk from the farmhouse, the cost of getting water and electricity to the property could be prohibitive, as would a phone line. Also does the topography and geology of the land it sits on lend itself to a septic system?

Jay
 
I understand the difference between rebuilding and renovation, and that is certainly an area that will need some time giving to is as obviously as you say, you cannot get permission to do one thing and then do another.

Water will be 'off grid' from a spring which is as per the farm house, phone line may not be required, and similarly there is serious consideration to a minimalistic off-grid electricity setup initially, although it would most likely be fully wired from the start to allow it to be connected to the grid at a later date if required.

They have had quotes for putting in all of the services, as well as vehicular access.

But yes, these are all of the sort of things that need careful considering during the planning/budgeting stage.


Daniel
 
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Bloomin' 'ek are there any actual questions in there? Also demolishing and rebuilding as you describe will require a planning application so they are likely to come unstuck if they don’t do it by the book.
 
... are there any actual questions in there? ...
Well its fairly open ended, but I guess the questions are:
- Does anyone think this is vaguely economically viable? Its in a very nice well thought of valley commuting distance to Manchester and obviously idea for a Farm manager to live in.
- Does anyone have any advice on going about renovating the walls of a ruin without demolishing them and starting again. Ensuring they are safe, and or, straightening them a little!
- Information about other suitable information sites, or any forum members who are specialists in the area, or have contacts with people who are.
- Thoughts about suitable methods of insulating the walls and bringing the interior up to acceptable modern standards without taking up too much space.
- Off grid buildings, and using a solid fuel stove in an off-grid environment to power underfloor central heating.

I may post this topic on other forums, but for now, this is one I know and respect for giving fairly solid no-nonsense advice. Its slightly off the beaten track as a project and maybe even a bit of fantasy, but my aim is to approach it logically for my own interest, supplying any pertinent comments or suggested over sights on to help the owners who are genuinely interested in developing it as a place to live, retire and or rent out as farm managers accommodation.


Daniel
 
It will almost certainly be cheaper and certainly a lot easier to demolish the existing ruins and start from new. Concrete raft foundation and timber frame construction, and use the old stone for external cladding.

Stick some solar panels on the roof and you may get it past the planners on 'eco' grounds.
 
It will almost certainly be cheaper and certainly a lot easier to demolish the existing ruins and start from new. Concrete raft foundation and timber frame construction, and use the old stone for external cladding.

Stick some solar panels on the roof and you may get it past the planners on 'eco' grounds.
Well yes, and I suppose one first step is to ask if there is any chance of planning for a sympathetic rebuild rather than a renovation. Currently the gables are north/south facing so not overly suitable for solar, and given thoughts on PV in the uk, if it was solar it would most likely be for heating, which is far is proberbly more eco but appears to attract less attention.

Keep the thoughts coming.

Daniel
 

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