Property description
Coming soon! Our client has acquired planning permission to construct a 3 storey, 3 bedroom detached home within the conservation area of Hole House Fold and will be prepared to liaise with the purchaser over the finishing fixtures and fittings if an early reservation is made. The property will feature a rendered external façade to blend with the adjoining property known as 'The Coach House'. The accommodation will include an entrance hall, downstairs w.c. open plan living/dining room with adjoining fitted kitchen and wide by-fold doors to the rear garden, landing, two bedroom and a bathroom to the first floor and a master bedroom to the second floor. Outside there will be a single parking space to the front along with a small walled garden and there is also a small garden to the rear.
PROPOSED SPECIFICATION PROVIDED BY OUR CLIENT
MATERIALS & WORKMANSHIPAll work and materials to comply with Regulation 7 of the Building Regulations. All building materials used in the construction, and workmanship, are to comply with all relevant British Standards and are to be to the satisfaction of the Local Authority Building Control Surveyor, or Approved Inspector.EXCAVATIONSExcavations are to be taken down to a minimum depth of 900mm from any adjacent ground level to a firm strata suitable for the applied loads and to the satisfaction of the Local Authority Building Control Surveyor, or to below the influencing depth of adjacent back filled drain trenches.Nominally, concrete strip foundations are to be 600mm wide x 225mm deep, projecting 150mm from face of masonry, to both sides. Where ground conditions dictate, special foundations are to be in accordance with Structural Engineers design.Any extg foundations and elements of structure subjected to additional or varied loadings to be exposed as directed and for inspection by BCO, and underpinned, strengthened or otherwise to structural engineers detail as approved by BCO.EXTERNAL WALL CONSTRUCTION (Facing brickwork)287mm cavity wall construction to be 102.5mm facing brickwork outer leaf to match existing building, 75mm cavity, 100mm lightweight thermal block inner leaf (thermalite or similar) with plaster and skim finish, Both leaves to be tied together using stainless steel wall ties at 450mm vertical centres and 900mm horizontal centres, staggered. Wall ties to be spaced not more than 300mm vertically within 225mm of external opening reveals. Cavity to be filled with 75mm Fibreglass Dri-therm cavity wall insulation batts to ensure overall wall construction achieves a U-value of 0.35V//m2K. Brickwork and blockwork to be set in 1/1/6 cement/lime/sand mortar and bonded to existing building by proprietary wall connectors or by toothing in to the satisfaction of the Building Control Surveyor. All openings in external walls to be closed with Thermabats or similar sealed by 10mm set back from frames, to prevent cold bridging, and constructed as per dia 7 of AD l. Horizontal damp proof course to be Hyload pitch polymer installed at a minimum of 150mm above external ground level. Similar damp proof course to be installed at all cavity closures to external openings. Masonry below dampproof level to be 100mm class B engineering brickwork to match existing set in 1/3 sand/cement mortar. Masonry below ground level to be concrete commons or suitable trench blockwork.INTERNAL NON-LOADBEARING WALLSTo be constructed of 75 x 50mm softwood timber studwork fixed at 400mm vertical centres with 12.5mm plasterboard and skim finish to both sides. Horizontal noggins to be provided at 600mm maximum centres, All studwork partitions to be filled with Rockwool or similar insulation to provide sound proofing to adjoining spaces.LINTELS & BEAMSAll lintels to be proprietary galvanized pressed steel to suit cavity wall construction incorporating or later filled with 50mm insulation as wall construction to avoid cold bridging. All lintels over external openings to receive suitable cavity trays with weepholes at maximum 900mm centres. Lintels and beams to receive suitable finish to achieve 30 minutes fire resistance, i.e, 12.5mm plasterboard and skim finish, Min 150mm end bearings and installed in accordance with manufacturers instructions. Beams to structural engineers details with padstones as requiredGROUND FLOOR CONSTRUCTION - SOLID CONCRETEStrip 150mm top soil and vegetation from over whole floor area. Floor construction to be 50mm sand/cement screed finish over 100mm thick concrete slab, on 1200 gauge damp proof membrane, on 100mm thick polystyrene insulation (25mm to external wall perimeter slab edge), on 50mm compacted sand blinding, on 150mm compacted clean limestone hardcore. Hardcore to be compacted in max. 225mm layers with a max depth of 600mm. Damp proof membrane to be taken up walls and lapped with dpc, a min of 75mm. All joints to damp proof membrane to be lapped by 300mm and taped with proprietary tape. Where pipes penetrate floor an additional layer of visqueen is to be placed over pipe, with a hole cut a third the diameter of the pipe, pushed down over the pipe and taped into position, All to achieve a U-value of no less than 0.25W/m2K,FIRST FLOOR - TIMBER SUSPENDEDFirst floor of 18mm T&G chipboard flooring on joists as indicated built into walls. End joists to be tied to walls with m/s straps @ 2m crs. Provide herringbone strutting to mid span of joists less than 3m span and two rows equally spaced between span where greater than 3m. Provide 100mm Isowool insulation to floor void. 12.5mm wallboard ceiling below joists. EXTERNAL DOOR & WINDOW OPENINGS & VENTILATIONAll new windows and doors are to be double glazed Pilkingtons K glass with 16mm air gap sealed units to give U value of 2.0 W/mK and to match extg. All critical areas of safety glazing, including new glazing to doors and door side panels within 1500mm of the floor and windows and internal screens within 800mm of the floor , to belaminated or toughened safety glass, all in accordance with BS 6206 1981.All habitable rooms to have openable windows min 1/20th floor area and 8000 sq.mm. controllable background trickle vents, except Kitchens/utility rooms and bathrooms and other rooms containing WC, where trickle vent is 4000sq.mm. Also mech ventilation as follows:- kitchens 60 l/sec, bathrooms min 15 l/sec, utility rooms 30 l/sec. PITCHED ROOF CONSTRUCTION - TRADITIONALRoof tiles to match existing on 35x25mm preservative treated softwood battens on type F roofing felt to BS. 747 with minimum laps of 150mm. Rafters to be as indicated SC3 softwood members, at 400mm centres, and birdsmouthed over wall plates at a maximum of one third of the rafter depth, skew nailing using .no. 100mm long x 10mm gauge wire nails. Ceiling joists as indicated to be SC3 softwood members, fixed to rafter feet. Provide 1000x30x5mm galvanized mild steel restraint straps at 2m centres with 75x50mn blocking noggins fixed to 3no. rafters and external gable wall, at ceiling and rafter level. Provide l00x50mm softwood wall plate at eaves fixed to wall with l000x30x5mm galvanized mild steel restraint straps at 2m centres screw fixed to blocks. Roof space to be insulated with 300mm thick Rockwool laid 150mm between ceiling members and 150mm across, or similar to achieve a U-value no less than 0.15W/m2K. Ceiling finish to be 12.5mm plasterboard and skim finish,ROOF VENTILATION - ABUTMENT ROOFVentilation is to be provided at low and high level where roof abuts wall. Low level ventilation is to be provided to eaves by proprietary soffit vents maintaining an air gap equivalent to a continuous 10mm strip. High level ventilation is to be provided by proprietary abutment vents, vent tiles or airbricks maintaining an air gap equivalent to a continuous 5mm strip,FLASHINGS, VALLEYS & CAVITY TRAYSAll flashings and soakers are to be in Code 4 lead at all abutments, cover flashings to be wedged at 300mm centres using lead wedges and pointed in sand/cement mortar. Length of cover flashings are not to exceed 1800mm for each sheet with 150mm minimum overlap. Pre-formed soil pipe flashing unit to be used where soil vent pipe penetrates roof finish, all valleys are to be Code 5 lead laid on suitable preservative treated lay boards, Length of lead valley sheets not to exceed 1500mm with 150mm minimum overlap. Proprietary cavity trays are to be provided at all roof abutments, installed above cover flashings, with weep holes at 900mm maximum centres, FOUL & SURFACE WATER DRAINAGEAll drainage below ground is to be flexible 100mm Diameter pipes laid to suitable falls and lines as indicated, Falls to foul and combined lines are to be no less than 1/60. Falls to surface water lines are to be no less than 1/80. All pipes are to be bedded and surrounded with 100mm thick
Property Features :
- New build detached house
- Three bedrooms
- Open plan lounge/dining room and adjoining kitchen
- Downstairs w.c.
- Off-road parking and small garden