Contact →

Author: Robin Goldberg

  • HPH168 : An example of how much it costs to hire an architect – with Allan Corfield

    HPH168 : An example of how much it costs to hire an architect – with Allan Corfield

    Allan Corfield from Allan Corfield Architects (ACA) explains how his approach to services and fees differs from traditional architecture practices in the UK. He describes the staged services his practice offers, giving indicative costs.

    Interview with Allan Corfield

    Allan Corfield is an architect who aims to educate and help homeowners deliver their one-off dream home. He’s spent the last eight years building his practice based in Scotland focusing on self-builds. Their location isn’t an obstacle to working further afield as Allan factors into each fee proposal two or three face-to-face visits during each stage. Currently working on their 250th project, they now operate across the UK and are involved in projects with construction costs ranging from £70,000 to £2 million.

    Percentage-based fees will increase if construction costs go up

    Allan’s approach is different to the majority of traditional architecture practices in the UK who work on a percentage basis, charging 7-10% of the construction cost for their services. Allan prefers his approach because self-builds have a set budget and if you don’t know what your architect’s fee is going to be, you can’t plan ahead. He also argues there’s no incentive for an architect to save you money if their fee will drop in line with reduced construction costs.

    As can be seen on the ACA website, Allan’s practice splits the build process into different stages which are priced separately as fixed costs. This allows self-builders to budget for architectural fees knowing they won’t change as the project goes on. At the end of each stage, ACA asks if clients are happy to go ahead with the next one. Allan recognises that a self-builder may run out of money or there may be a change in family circumstances meaning they can’t commit and finish their project. So his approach offers flexibility and the ability to stop if necessary.

    An example of ACA’s fees based on an estimated construction cost of £250,000:

    StageFixed Cost (excl. VAT)% of Total Fee
    Initial Design Development£5,00025%
    Planning Submission£4,00020%
    Detailed Design Development£6,00030%
    Production Information£4,00020%
    On-site Supervision£250 per visit (optional)5%

    A detailed project brief is essential for the design stage

    Allan explains, “You want to get a design that you love, so that’s our initial design stage”. The most important thing for a client to get right is the project brief. ACA encourage clients to think about how they’ll use their buildings, e.g. an outdoors family may benefit from a wet room attached to their garage. Clients considering details like these help the architect design a home, not a house. ACA ask clients to create lots of different Pinterest boards, including a dislike board, as this helps them gauge what clients like aesthetically.

    ACA use the client’s project brief to propose a couple of initial design options, usually two variations on a theme. Often a third option evolves by combining preferred elements from the first two, which is then typically revised a couple of times until the client’s happy. Their design service ranges from 2-D drawings for lower budget projects to full 3-D modelling where clients can ‘walk around’ their house.

    The first stage also includes a cost check to ensure the design is affordable and self-build elements are achievable. And if there are any contentious elements that could affect planning permission, for example rural location, they make a pre-application enquiry or get a planning consultant in during the design stage.

    Make neighbours and planners feel they’re part of the process

    The cost of the planning stage may seem high but a lot of work goes into getting a planning application approved. Allan explains their high success rate is due to the amount of supporting information they provide, saying, “We’re very good I think at getting a lot more of our clients’ desires through the planning process than other practices because we give really good rendered images.” The thinking behind their design is explained in detail using a Design & Access Statement accompanying the application.

    ACA always ensure they know the local planning policy. Allan comments, “Actually it doesn’t matter where we are or where we come from. If you know the regulations and why you’re going to get something through planning, you shouldn’t have an issue.”

    Before submitting an application, Allan recommends clients discuss their drawings with neighbours so they feel they’re part of the process. While some may have objections, you can also benefit from letters of support.

    It’s advisable to get certification before starting to build

    The third stage is detailed design development. The architect and engineer will spend time researching and inputting information like SAP / PHPP calculations, but many things need to be confirmed by the client such as construction methods, materials, finishes, heating strategy and the level of energy performance.

    Within England’s building regulations system there’s an option to give notice to start work followed by a drip feed of information as the build goes on. Allan realises this can seem attractive to self-builders who may have experienced delays and be eager to get started. However, he prefers to put together a well thought out and detailed package for review and approval before construction starts (as is mandatory in Scotland), cautioning, “If you do rush ahead it will always cost you more in the long run.”

    Construction drawings show how the design should be built

    Stage 4 is called Production Information. The level of detail required in the previous stage demonstrates compliance with building regulations but doesn’t show precisely how the design will be built. Construction drawings are particularly important for self-builders, to ensure contractors use the methods agreed between client and architect.

    With low energy buildings or fabric first approach, you’ll need to have all the details worked out because there may be methods and products that are new to the builder. And with off-site construction methods, it’s down to the client to review and sign for a set of drawings and make sure they’re in line with the window and door schedule (e.g. ensuring the window openings match the kit size), so the cost of retaining your architect to help make sense of the complicated documentation is money well spent.

    You may not need as much on-site supervision as you might think

    The final stage is on-site supervision. In England, building control inspectors visit the site to assess work and provide assistance, but limited funding in Scotland means they don’t have time to come out, so you don’t have that safety net.

    Traditional architects often ask for a monthly retainer for site visits, but Allan feels this shouldn’t be necessary if the architect has provided all the required information and you’ve hired competent contractors. So ACA usually provide an adhoc service for this stage, charging a fixed price per visit if the client requests one. The exception to this is when ACA provides mortgage certificates, where they have to certify a phase of work (e.g. groundworks) has been completed before the lender will release the next chunk of money.

    Architects should be able to justify their fees

    When a project ends, ACA compare the time spent on that project versus fees charged. Quarterly reviews also help to ensure their fees are set appropriately, which will vary according to a client’s budget and requirements.

    Allan comments that building your own home is a very personal thing, and the deciding factor when choosing an architect shouldn’t be solely cost. He acknowledges his practice is slightly more expensive than some of their competitors (but a lot more cost effective than a comparative practice down south, even accounting for travel costs) and justifies their fees, saying, “We’ve got a better team, so we can charge the fee that we do because we actually deliver on what we need to.” He adds the majority of their clients take the full service through stages 1-5 and nobody has come back and quibbled over the fee.

     

    Find out more

    Visit the website of ACA

    Follow AC Architects on Twitter

    A big thank you

    Ben would like to thank Chris Marr from the Content Marketing Academy for connecting us to Allan and for facilitating the interview.

    If you’re a business owner, looking to serve your customers better in our digital world, it’s definitely worth learning more about what Chris does.

     

    Transcript

    Download a transcript of the interview with Allan Corfield

    Please connect with me

  • HPH163 : How to create an effective basement – with Andrew McInulty

    HPH163 : How to create an effective basement – with Andrew McInulty

    Andrew McInulty from Ready Made Basements explains the main reasons people install basements. He also shares the challenges of building below ground and how they are best addressed.

    Interview with Andrew McInulty

    Andrew’s entire working life has been in the construction industry, from tradesman up to contracts management. His work has involved basements since 1975, and he understands how modern methods have helped reduce the problems previously associated with basement construction.

    Basements offer a way to gain consent for increased habitable space

    Planning mainly concerns itself with the impact of a structure on its surroundings above ground. Many factors will risk your planning application being rejected, such as: ridge heights, privacy issues, or building in green belt and areas of outstanding natural beauty.

    However, many planning departments take a much more liberal view of basements as the visual appearance of them has no impact; they don’t increase the height of buildings yet allow property owners to maximise the use of their plots.

    So with new builds, if you can only get planning permission for a bungalow, a basement will double the habitable space that’s available. However, an initial application for a new build may be rejected if you mention your basement, as the planners might say you don’t need all the space proposed above ground. Andrew suggests you first apply for the maximum footprint obtainable above ground, and then make a subsequent application for the basement.

     

    Building a watertight basement demands intricate detailing

    Basements became very common in Georgian and Victorian times when labour was cheap and the increase of urban populations meant space in cities became more valuable. After the First World War, basement building decreased as the population began to move out to outlying towns where land was plentiful. As basements became less common, so did the expertise required to design and build them. Andrew likes to help architects and structural engineers with proper detailing and waterproofing methods.

    In principle, basements of one or more storeys can be built anywhere and used for storage or habitable space. The method of construction depends on surrounding areas and boundaries. A proper interpretative ground investigation report is invaluable and will tell you:

    • Soil characteristics
    • Soil type
    • Plasticity levels
    • Ground bearing pressures (how much the ground will carry per square metre)
    • Level of ground water
    • Anticipated movement of soils (e.g. a clay soil will rise more than a sandy soil once the hole is dug)

    Using this report, structural engineers can then design the most economic structure to suit the ground conditions, detailing the junctions, the joints and where the structure sits on top.

    The severity of ground water level can impact on cost

    Ground water level is of course a major consideration for basement construction. Levels vary seasonally and geographically; in the southeast it’s not uncommon to find natural water levels only a metre or two below the ground.

    The art of basement construction includes preparing the ground and keeping the water at bay, so that once it’s backfilled and finished, you can walk around inside without giving a thought to the water that could be above your head height!

    Concrete is the best material for building basements

    Based on Andrew’s forty-plus years of experience, he believes concrete to be the most robust, reliable, consistent product for basement construction. The many reasons for choosing this material include:

    1. It has the minimum number of joints, which is required for working underground
    2. Concrete itself can be made watertight
    3. It’s the most enduring material
    4. If it does fail, it is totally and permanently repairable

    Even with waterproof concrete, vapour can be an issue. Either natural or mechanical ventilation is always necessary in order to prevent build up of moisture internally, as vapour can still be transmitted across the wall.

    Passive basements are possible but require specific insulation

    From the point of view of passive basement construction, Andrew says there are no additional technical requirements for the structure itself, just more insulation.

    Specifically, to bring the whole basement structure to Passivhaus standard, 250-300mm of insulation is required underneath the basement plus 200-250mm for the walls. Specialist extruded insulation is needed to take the load of the building, and is therefore more expensive.

    Quality workmanship is needed to realise the design

    Andrew says the most important thing in basement construction is quality control; it’s all about detail, supervision and the quality of workmanship. For example, the exact concrete mix is crucial and the spacing of the reinforcement needs to be precise to prevent cracking. Most defects are caused due to issues with workmanship, although design flaws can of course also lead to ingress of water.

    A guarantee is no guarantee!

    Andrew strongly advises clients to take professional legal advice regarding the small print of basement guarantees, commenting: “It’s a fact that many of the guarantees have a limited value”.

    One of the problems with guarantees offered by the contractor is they often rest on a particular product guaranteed by a supplier; however, the liability of the supplier only stretches to the cost of their material. Andrew adds: “There can be any number of contractors involved; there can be a long line of people who won’t accept responsibility for it”.

    Another issue is due to the recent surge in basement construction, which has resulted in many people in the industry not having the experience required. Hundreds of owners of basements constructed in the last ten years have pursued claims worth millions of pounds. These days, Andrew is aware of only one third-party warranty provider who will actually insure against the ingress of water.

    Building underground is more expensive but adds value

    The additional costs of building underground include more excavation, ensuring safety and the price of concrete. However, the basement gives you a habitable space as well a foundation for the house above. So the cost of foundations for a conventional house should really be deducted from the overall cost of the basement. This means the basement actually offers excellent value for money.

    Find out more

    Ready Made Basements

    Transcript

    Download a transcript of the interview with Andrew McInulty.

    Please connect with me

  • HPH160 : Is a thatched roof appropriate for a new build home? – with Stephen Letch

    HPH160 : Is a thatched roof appropriate for a new build home? – with Stephen Letch

    Master thatcher, Stephen Letch, tells us about the history of thatching, the materials and techniques involved, and how it can be used today.

    Interview with Stephen Letch

    Stephen decided to become a thatcher so he could work outside and learn a trade. He has been thatching for forty-two years and belongs to the East Anglia Master Thatchers.

    Thatching is the forerunner of modern construction

    In a sense, thatching pre-dates all other construction forms. Hunter-gatherers used thatching to shelter from the elements. Near the equator it would be to keep the sun off, whereas in temperate zones thatching has to withstand higher winds and rain, and keep the warmth in.

    As with tiles, thatching a roof begins at the eaves and each layer is staggered up the roof. An optimum pitch of at least 50 degrees ensures that precipitation bounces off the compact plant material. You might get water ingress up to 1.5cm deep on a good thatch, but everything underneath is bone dry and the top layer will be dried out by the sun and wind.

    Thatched roofs can last between forty and seventy years

    Moisture on the outer layer can cause brown rots but they die off as soon as it dries out, so decay is extremely slow. Stephen explains, “The steeper the roof, the slower the decay”. It’s important to ensure the thatch is compact but can breathe on the surface as well.

    You might sometimes see a green sheen on the surface of thatch, which could be lichens or moss. Lichens hold a little bit of moisture but ventilate and breathe so can actually make the roof last longer. Moss, if allowed to get too thick, will retain the moisture longer for fungal decay, which is not desirable.

    It will be time to replace the thatch when the fixings eventually start to appear on the surface. With straw, the existing layer that’s fixed to the rafters will stay in place and new thatch put on top using hazel fixings. With reed, everything is removed and they start from scratch.

    There are three traditional types of thatching material

    Where you are dictates the choice of thatching material, due to local availability.

    MaterialExample Location(s)Harvesting
    Long wheat strawInland, arable areas
    (in the West Country they use combed wheat reed – a form of wheat straw)    		Originally a by-product; farmers now specialise in growing thatching straw with grain as the by-product.
    ReedNorfolk BroadsReed isn’t a by-product; it grows annually as a main crop and it’s cut every other year.
    HeatherNorthumbria or ScotlandHeather isn’t harvested much these days but used to be cut every 15 years to use on roofs.
    Heather thatching

    Long straw has to be harvested using old machinery; combine harvesters aren’t suitable because they break up the straw. Stephen uses his 1950s reaper binder to cut the straw while it’s still slightly green, then the sheaths are dried standing up for 2-3 weeks while the grain ripens. Next the crop is carted into a corn stack before being threshed. The threshing machine was designed in the 19th century and is very gentle with the straw.

    Thatch isn’t just for listed or old buildings

    Although often used for conservation in the UK, on the continent there are tens of thousands of new builds using thatch. Holland in particular values thatch as a viable building material and recognise its sustainable properties and green credentials.

    Some of the most spectacular thatched houses in the UK are the Ideal Home buildings, which were in vogue in the 1930s. But modern application of thatch can go beyond roofs. Stephen remarks that the different uses of thatch in Holland are ingenious and push the boundaries of the craft. He has himself worked on an innovative project at the University of East Anglia where thatch was used to form the walls of their Enterprise Centre. Interestingly because the thatched walls are vertical, they never get any fungal decay and so don’t wear back.

    Wire netting saved straw thatching in the UK, but is no longer needed

    In the 19th century farming in the UK was in decline and many farm thatchers lost their jobs making corn stacks. They competed with master thatchers for roof work but this resulted in poor quality thatch, which sparrows nested inside. So in the UK, chicken wire was used to prevent this, whereas on the continent they didn’t use it and lost their straw thatching traditions. Today, improved quality and a decline in sparrows means wire netting is not required.

    Advantages of choosing a thatched roof

    • Sustainable material
    • Provides local employment
    • Good insulating properties
    • Weather-proof
    • Planners can look favourably on applications using thatch
    • Specification of the thatch can be altered (a thicker roof will be warmer and last longer as it takes longer for the decay to wear down to the fixings)

    Addressing the challenges of using thatch

    Since it is so labour intensive, thatching is more expensive than concrete tiles, however the price is fairly comparable with clay peg tiles and Welsh slate.

    Getting a mortgage on a new build with a thatched roof can be tricky, as there are no regulations for thatching. But Stephen says that specialised financing companies do exist.

    Risk of fire is not due to thatching but modern living

    Stephen acknowledges that thatch burns, but suggests that the dangers tend to be exaggerated and misunderstood.

    With modern thatching the building underneath will be protected by a fire barrier in the rare event of a fire starting from the outside, e.g. due to a nearby bonfire. As water from fire hydrants and hoses won’t put out thatch fires, fire services typically use fire breaks or let the whole thatch burn.

    However, most thatch fires start from the inside, most commonly because of wood burners with poorly lined and dirty chimney tops. Other risks include modern appliances and electrical faults.

    Tips for self-builders interested in thatch

    1. Consider all the benefits
    2. Weigh up the costs
    3. Liaise with building control

    For professional thatching advice, Stephen recommends contacting your local thatching organisation. Stephen’s association (East Anglia Master Thatchers) publish standards and specifications that members have to work to, giving their customers peace of mind.

    Find out more

    See Stephen’s listing on the East Anglia Master Thatchers website

    Also see the National Thatching Straw Growers Association

    Email Stephen 

    Transcript

    Download a transcript of the interview with Stephen Letch

    ASBP’s Healthy Buildings Conference & Expo

    Ben Adam-Smith is looking forward to his first conference of 2017.

    The Healthy Buildings Conference and Expo is primarily focused on the relationship between buildings and human health. It has a great line-up of speakers, covering a range of topics. The conference is being held on 15th February 2017 at UCL. Find out more.

     

    Please connect with me

  • HPH158 : Lessons from 40 years at the Centre for Alternative Technology – with Pat Borer

    HPH158 : Lessons from 40 years at the Centre for Alternative Technology – with Pat Borer

    Architect and author Pat Borer shares insights from his teaching career at the Centre for Alternative Technology as well as what he’s learned from his own practice (which has helped hundreds of self-builders).

    Interview with Pat Borer

    Pat Borer is an architect specialising in green architecture, mostly for self-builders. His work at the Centre for Alternative Technology (CAT) in Machynlleth began in 1976.

    CAT’s inspirational natural setting helps its cause

    CAT was founded in 1973 by Gerard Morgan-Grenville on the site of an old slate quarry in west Wales. He wanted to create an experimental village of the future to demonstrate there was an alternative to mainstream, industrialised civilisation, both technologically and socially. Demand to visit the centre in its stunning location meant it was soon opened to the public.

    Straw bale theatre

    We should only use our fair share of resources

    The industrialised people of the world use eight times their “fair share”. The energy crisis of the 1970s prompted research into renewables by many, including CAT, although interest in renewable energy has developed hugely and is now generated on a national scale. In 1976, CAT built a super insulated house that used less energy than a passive house.

    Photovoltaic technology hasn’t changed much but the scale of manufacturing means the cost continues to drop. Similarly, the cost of generating electricity from wind turbines is now comparable with coal and even gas.

    The construction sector uses a tenth of the nation’s energy

    Pat comments that one reason the UK has such a big DIY market is because our houses are so badly designed and built that we have to do something about it. Unfortunately, by the time a typical development house is occupied it is difficult to rectify the corners that have been cut such as insufficient insulation.

    CAT advocates green building, covering many areas relevant to self-builders:

    • Energy
    • Architecture
    • Light
    • Air quality
    • Materials
    • Building waste

    The philosophy behind all CAT buildings is low energy, including low embodied energy and materials. Visitors can sense the difference in these buildings because of the use of traditional materials such as wood, earth and lime. They say it smells and feels different, which feels good.

    Rammed earth theatre

    The technology works; what needs to change is attitudes

    CAT is known for its research and most recently their Zero Carbon Britain report prompted questions in parliament. Pat explains that to get to a zero-carbon state, we’ve got to make some serious changes like reducing flying and meat consumption.

    CAT also plays a key educational role, offering:

    The five-day self-build course runs twice a year for groups of around 16 people, and covers a mixture of theory and practice. It includes talks on energy, materials, services, organising the site, planning and building regulations. The course encourages people to think beyond their intuitive design ideas and ask themselves what is sustainable.

    Timber frame is the most applicable method for self-build projects

    CAT only teaches timber frame construction to self-builders. There are various advantages: the techniques are relatively easy and timber is plentiful, durable, strong and easy to cut. Local timber has very low embodied energy and provides work for people in the countryside as well as good habitats for wildlife.

    Timber frame construction helps self-builders gain confidence and Pat has seen many go on to tackle plastering and some plumbing and electrics.

    However, his tip for a successful project is to choose the technologies that suit you. If you’re good at brickwork then it’s okay to choose that; it’s a cheap way to build and can be suitable for low energy houses.

    Choose your insulation wisely: condensation can rot a timber frame

    The evidence for using breathable construction is very strong although it’s still not universally adopted, despite the well-known risk of condensation. CAT promotes the use of insulations made from recycled newsprint, cellulose, sheep’s wool, flax, hemp, and cork – rather than plastic foams. Sheep’s wool, for example, smells great, doesn’t itch and is easy to fit.

    Is green building always more expensive?

    Pat argues that although many sustainable materials can be more expensive, there are cost-effective options. For example, reusing materials is often cheaper. In other cases, for the same budget one might choose a superior and more environmentally friendly product, e.g. a locally grown hardwood floor rather than a “glued-up” laminate from Germany.

    Saving energy doesn’t have to mean discomfort

    Pat explains that the centre has survived on very little money but it’s never been uncomfortable, as practices such as car and food sharing have made it very cheap to live and work there. CAT tries to show that it’s not just the right thing to do, it’s an attractive way to live.

    “If everybody does a little, we’ll only achieve a little.”

    Regarding climate change, Pat quotes David McKay, explaining we’re past the point where small changes by everyone are enough. We need to do more.

    CAT aims to show visitors that ecology is complex, with every little thing affecting every other thing, challenging them to really change their lifestyle with regard to energy. Beyond changing light bulbs and saving water are more demanding adjustments such as an electric car or sacrificing space or aesthetics for insulation.

    The best solutions are not technological nor lifestyle

    Pat says in the future the Industrial Revolution and its enormous fossil fuel use will be seen as a wrong turning. So we need to start correcting our course now, but building on what we’ve done.

    We are often reminded that if most of the fossil fuels aren’t left in the ground, life will become untenable for most of the world. Remembering this while planning a self-build will yield a better result at the end, as Pat says: “As well as saving the planet, you’ve kind of saved yourself a bit.”

    Find out more

    Visit the website of Pat Borer

    Visit the website of the Centre for Alternative Technology

    Transcript

    Download a transcript of the interview with Pat Borer

    The Hub update

    Please connect with me

  • HPH156 : Creating a garden that’s biodiverse – with Lisa Kerslake from CIEEM

    HPH156 : Creating a garden that’s biodiverse – with Lisa Kerslake from CIEEM

    Lisa Kerslake from CIEEM explains how self-builders can encourage wildlife to flourish on their plots.

    Interview with Lisa Kerslake

    Lisa Kerslake is an ecological consultant who gives advice to people putting in planning applications, because a lot of wildlife in the UK is protected. Lisa’s previous jobs have included environmental work in the voluntary and public sectors.

    Growing crops has had a big impact in the UK

    Human activity has long affected wildlife. For example, we’ve removed trees and quarried caves where bats originally lived, so they’ve followed the stone and the wood into our houses. The last hundred years has seen massive change. Whilst not devoid of wildlife, huge areas of intensive agriculture in some parts of the country support much lower levels than before.

    The wider implications aren’t yet known

    Lisa cites a local decline of a formerly common species; water voles were once widespread across the UK but now in Worcestershire there are perhaps two or three known sites.

    For every decline we can measure, there are those we don’t really know about. Considered common, hedgehogs don’t have any protection. Lisa thinks a population decline is actually the reason fewer are seen squashed on the road; unfortunately it’s difficult to measure because they’re hard animals to survey.

    Find out if your plot has ecological value

    Ecology, the study of living things, looks at the relationship between plants, animals and the wider environment e.g. soils and water.

    Whether your plot is Brownfield or has vegetation, you need to know if there is any value for nature conservation or wildlife. It may be hard to tell what’s there without looking in more detail, as all sorts of things that live in the local environment might actually use the plot: plants, invertebrates and common mammals.

    Assess things before construction begins

    Ecological studies look at plants and animals that are evident, but also if the plot would suit species not evident at that time, e.g. plants not flowering and animals hibernating. At different times of the year the plot might support animals that are rare or protected.

    National planning policy encourages biodiversity

    Your ecological survey may discover evidence of or potential for protected species. Submitting a biodiversity method statement alongside your planning application will show how you plan to conserve them and enhance their environment, e.g. by planting nectar-rich plants.

    The right materials will protect wildlife from construction and vice versa. For example, rather than traditional roofing felt, modern roofs are typically lined with breathable membranes that are lethal for bats. Moreover, bats will destroy the properties that make the membrane breathable. It’s advisable to integrate bird and bat boxes into the fabric of a new build as you don’t need to maintain them.

    Urban areas are actually very rich in wildlife

    Surprisingly, some areas of countryside don’t have an intrinsically high wildlife value. Towns and cities have bats, foxes, hedgehogs and even badgers. Interesting plants grow on disturbed ground where you’ll find associated invertebrates.

    A less manicured garden creates a good habitat

    Fake grass and plants might save on maintenance, but are probably not environmentally friendly and they don’t support any wildlife. Lisa says it’s better to reduce mowing, let grass grow longer and put in planting that needs less management, like a wildflower bank. This is a cost-effective way of creating a very good habitat.

    Diverse habitats are more beneficial for wildlife

    Lisa explains how practical measures improved the biodiversity of a self-build development site in North Warwickshire. It was overgrown with nettles and scrub, some mature trees and a pond. Lisa’s surveys discovered reptiles and amphibians. She recommended incorporating features that would help the animals already there and benefit other species that might come in:

    Measure takenBenefit
    Long grass and scrub maintained around edge of the plot, not totally incorporated into gardensEnsured the habitat was suitable for reptiles
    Rubble piles were usedBeneficial for both amphibians and reptiles
    Managing the pond so that it retained its size and didn’t overgrowOpen water and shallow areas continue to be used by wildlife
    Appropriate management of the trees, e.g. removing diseased limbs onlyThe remainder of the trees were retained, valuable for wildlife

    Small actions can make a big difference

    If enough people make small changes to their gardens, the difference can be exponential. Lifting one panel at the bottom of your garden fence will let hedgehogs move between gardens. Adding a pond can encourage toad and frogspawn, and provide somewhere to drink and bathe for birds and other animals.

    Start small and plan a variety of structure and flowering plants, as it all feeds up the chain: invertebrates feed on plants, birds feed on invertebrates and so on.

    We can use our plots to encourage nature

    While it’s tempting to create something new, it may be easier and cheaper to work with what you’ve got. But if you’re starting with a blank canvas, here are ten tips to create a wildlife-friendly garden:

    1. Work with the environment you have, e.g. some plants only grow in alkaline soils.
    2. Plants that grow, blossom and fruit over the whole season feed invertebrates, birds and other animals all the way up the food chain.
    3. Use as many native species as possible. For hedges, these include: hawthorn, blackthorn, hazel, field maple and holly.
    4. Birds feed on berry-producing plants like pyracantha.
    5. If you need a fence, trail a climbing plant such as common ivy over it. This helps birds in the late winter when it has berries.
    6. Non-native plants such as buddleia can still attract butterflies etc.
    7. Avoid laurel and conifers that provide a good screen but are quite devoid of wildlife.
    8. Consider leaving areas wild; rough grass and scrub benefit wildlife.
    9. Compost heaps support colonies of worms, grass snakes will lay their eggs in them, and dormice may even hibernate in them.
    10. Bird and bat boxes attract wildlife into your garden, are relatively cheap and easy install.

    There are plenty of resources available online

    A Google search will find information on creating a wildlife garden.

    • The Royal Horticultural Society is good for explaining the qualities of typical garden plants
    • Wildlife trusts may offer advice on improving your garden and local environment
    • The RSPB campaigns about giving nature a home

    If you need to employ a consultant, the Chartered Institute of Ecology and Environmental Management has a professional directory with details of experts in your area.

    Find out more

    Visit the websites of CIEEM and Swift Ecology

    Transcript

    Download a transcript of the interview with Lisa Kerslake

    Please connect with me

  • HPH155 : Do you really need an architect to design your house? – with Jeremy Harris

    HPH155 : Do you really need an architect to design your house? – with Jeremy Harris

    Jeremy Harris continues his story, sharing his experience of being a hands-on self-builder.

    Interview with Jeremy Harris

    Although Jeremy had never laid a brick or employed builders before, he did have useful DIY experience and had used CAD software at work. Jeremy explains what gave him the confidence to tackle so much of his project himself, adding, “If you require degrees and whatever then the building industry wouldn’t be populated by the sort of people it is.”

    Five reasons Jeremy didn’t employ an architect

    Jeremy chose a timber frame as he would be building in the autumn and wanted to get the house weather-tight quickly.

    1. A planning application only requires an outline plan, which he was able to design in AutoCAD.
    2. The timber frame contractor detailed the build using Jeremy’s plan, adjusting it slightly to fit their 400mm spacing system, showing all the joists and timbers.
    3. Jeremy prepared the building regulations application himself using those detailed CAD drawings, showing the structure of the house and how it would be built.
    4. The timber frame contractor offered a package of an insulated foundation system and a frame of large prefabricated panels, delivering a weather-tight, insulated house with guaranteed Passivhaus standards of airtightness. The builder was prepared to have 20% of the total payment dependent on the building passing an air test (which it did, achieving 0.43 air changes per hour at 50 Pascals).
    5. Jeremy modelled the house in PHPP, but also built his own simpler heat-loss model in a spreadsheet to compare variations (e.g. changing windows)

    It’s important to get the groundworks right

    Jeremy employed a groundworks contractor to make sure the levels were right and the drainage systems were all put in correctly. This cost about £55,000 and took seven weeks to complete.

    They had to remove about 900 tonnes of soil to get the site level, digging it out of the hillside and building a three metre high retaining wall almost a metre thick at the base to hold the ground back.

    Project management requires knowledge and confidence

    Although initially lacking the confidence to manage the whole project, once Jeremy had gone through the planning process, designed the house without an architect and become familiar with building regulations, he concluded he could project manage the build as well.

    Jeremy gave the groundworks contractor complete control of the site, supplying a set of drawings and a specification. So the contractor project managed the groundworks stage. Once completed, site security transferred to Jeremy.

    The contract with the timber frame company for the house and garage clarified what they were responsible for, avoiding any arguments down the line. The price was about £65,000.

    Day 1 – 3 pm
    Day 3 – 10.30 am

    Purchasing and timing are essential for success

    The timber frame contractor needed the window supplier to install the windows before the building could be air tested, so Jeremy had to coordinate this.

    Jeremy then instructed a roofing company to use an approach commonly found in France, setting 25 solar panels straight onto the south side of the roof, so they were almost flush with the surrounding tiles. Although the tiles look like dark slate, they are made from recycled car tires and bin bags, are recyclable and met the conservation officer’s approval.

    Working alone can slow the project down

    Jeremy worked alone installing the plumbing and heating system, laying flooring, fitting curtains and cupboards and decorating. He admits this slowed the project down and recalls running from one end of the house to the other twenty times an hour to put in ventilation ducting on his own. With two people, it would have taken half an hour rather than three hours.

    He did get some help where he had to, working alongside an electrician as Jeremy wasn’t Part P certified. And a joiner hung the doors because they’re very heavy.

    Hands-on involvement inspires innovative design

    Jeremy wasn’t afraid to do things differently and took advantage of emerging products.

    • There are no foundations in the ground; they laid a passive foundation. 300mm of polystyrene insulation under the floor of the house sits on packed chippings straight on the ground. Reinforced concrete rafts were set into the polystyrene.
    • A little pump circulates water through underfloor pipes so when one area of floor gets sun on it, the water carries the heat to other parts of the house without sun.
    • The solar PV panels generate hot water using a new SunampPV system that stores heat in a tiny box about the size of a combi boiler and gives it off on demand.

    A self-build can be stressful

    Build issues, notably the borehole, led to severe stress. Jeremy says: “You realise that practically every self-builder comes to that stage in the build where it all just gets too much.” Online self-build forums gave him support, as well as ideas and information.

    There will be problems and lessons learned

    Things didn’t always go to plan with the project:

    ChallengeWhy It AroseSolution
    Drilling the borehole (supposedly a 1-week job) delayed the build for almost a year Equipment breakdowns, changes in personnel, and a change of rig that led to some dimensional errors Establishing the borehole was 20m shorter than needed. Recognising they had made some errors, the company compensated Jeremy
    Solar gain caused the building to overheat resulting in wasteful cooling measuresPHPP didn’t factor in the microclimate (sheltered valley); heat loss was overestimated and insufficient shading was planned to offset overheatingFilms added to the glazing on the south side to reflect heat.
    An experienced Passivhaus specialist might have anticipated problems relating to solar gain
    A thermal store for hot water overheated the bedroom to such a degree that it
    cracked an oak door    		The heat losses stipulated on thermal stores and hot water cylinders don’t assume that they’ll contain hot water all dayUnit sold on eBay for use in an old stone cottage
    Air source heat pump surplus to requirementsThe need for heating in the house was overestimatedThe pump is used to preheat incoming cold water, reducing the workload of the solar panels

    Ten tips for self-builders

    Jeremy says, “the most important thing you can do is research, research, and more research”. Here are 10 tips to take away from his story:

    1. Check advice is appropriate for your own project
    2. Do finance checks on contractors
    3. Agree fixed prices with contractors
    4. Contracts provide clarity and security
    5. Staged payments reduce your financial exposure
    6. A borehole means no water rates
    7. Prefabricated panels reduce waste and are therefore better value
    8. Solar panels fitted directly onto roof saved £2,000 worth of slates
    9. Waiting for your VAT reclaim may take longer than anticipated
    10. To avoid capital gains tax, sell your existing house before moving into your new build

    Transcript

    Download a transcript of the interview with Jeremy Harris

    Find out more

    Check out Jeremy’s blog on the project

    Please connect with me

  • HPH154 : The challenges of building a new home in a rural community – with Jeremy Harris

    HPH154 : The challenges of building a new home in a rural community – with Jeremy Harris

    Jeremy Harris, a scientist by background, wanted a low energy house for his retirement. He talks about the initial stages of his self-build project: finding a plot of land and obtaining planning approval.

    Jeremy Harris

    Interview with Jeremy Harris

    Jeremy Harris, a scientist by background, wanted a low energy house for his retirement. He first came up with the idea that he might like to build a house around ten years ago.

    It’s important to fully understand the beginning of the self-build process

    Jeremy found television programmes and magazines rarely touch on finding a plot, designing a house to fit that plot, and the people you have to employ to do all of that work. It can be very expensive, costing thousands of pounds for planning consultants, architects, building control, etc.

    Plots can seem very nice on websites but look nothing like the photographs in reality

    Finding a plot of land was extremely hard. The Harrises drove several thousand miles, visiting disappointing plots. They began by looking at what they wanted to build, but Jeremy concluded this was the wrong way round: first find a plot, then determine what type of house will fit on it.

    Having walked away from one likely prospect, by chance they found their plot of land 16 miles from where they were living. It was too overgrown to see properly and fenced so they couldn’t get into it, but looked like it might be exactly what they wanted: facing south (i.e. good solar access) and in a sheltered valley.

    There's a plot in there somewhere!
    There’s a plot in there somewhere!

    Buying a plot is not the same as buying a house – ensure services will be available

    When buying a plot of land a solicitor can tell you if there’s a public footpath on it but won’t find out if you’ve got water, mains electricity, mains sewage or even if the boundaries are in the right place.

    Services in rural areas are often stretched to the limit. Jeremy had to ask the relevant utility companies if they could supply:

    1. Electricity? Fortunately there was plenty of power on their doorstep.
    2. Water? Companies have a statutory duty to supply water but the issue is cost. They’d have to dig up a lane for 140 metres and although Jeremy shopped around (anybody with a licence can do the digging), the minimum cost was still £24,500.
    3. Mains sewerage? There’s no statutory requirement to supply this and the cheapest the water company could provide it was £14,800.
    4. A new phone connection? Telecoms companies see self-builders as developers. If there isn’t enough capacity, they can charge whatever they want to lay a new multi-cable.

    As services would cost so much, Jeremy renegotiated the price accepted. The land hadn’t sold for eight years so he persuaded the vendor to knock off a substantial amount.

    Many building plots have boundaries in the wrong place where the Land Registry is concerned

    Plots of land don’t have registered boundaries as a rule. There was a boundary error affecting the Harrises’ plot meaning the house approved to go on it wouldn’t fit.

    The process for resolving boundary errors is complex and time consuming. It’s up to the vendor to do it, so you have to persuade them to spend money with Land Registry to get title plans amended. This often affects adjacent houses, as well as your plot, involving lenders as they have a right on the title.

    A stumbling block can sometimes turn out to be an opportunity

    It took them a year to get their boundary error resolved, but this allowed time to plan the project properly.

    Jeremy wrote a brief with eight key design points but the architects he approached didn’t seem to understand the role of design with low energy houses. Looking further afield for a Passivhaus specialist was an option, but thinking the distance might make communication difficult Jeremy decided he’d design their house himself.

    So the year was productively spent:

    • Evolving designs for the house
    • Tracking down the local Openreach engineer who offered help at no cost, as Jeremy planned to dig trenches on the plot and an underground network would solve local problems with overhead cables and trees
    • Discovering a borehole was possible, at half the cost of mains water
    • Planning a sewage treatment plant, costing around £3,500; much cheaper than digging up the lane

    This avoided inflaming an existing situation with the neighbours, as the plot had a chequered planning history, and saved money too!

    The borehole
    The borehole

    Once the principle of development is established by an approval, it’s extremely difficult for planners to remove it

    The Harrises’ plot had planning permission for a little stone bungalow that they didn’t want. As the local authority had approved the principle of putting a house on the plot, their plan was to submit a new application.

    Areas of outstanding natural beauty, conservation areas and proximity to listed buildings put constraints on what you can build. For example, needing to have all the external materials approved, as was the case with Jeremy’s house.

    Good communication paves the way for a smoother planning application process

    In Jeremy’s area, seven objection letters result in the application being referred to a planning committee, where emotions come into play far more than planning law.

    A previous application for the plot resulted in 14 objections at Parish Council level and dozens of letters. To mitigate objections for their application, Jeremy spoke to every neighbour, sent them regular update newsletters and even Christmas cards.

    He also made scale models, enabling all interested parties to understand the design before the planning application went in. His wife could look inside the rooms to see whether they were big enough, and the neighbours could see what the house might look like in the landscape. And the scale model played an important part at the Parish Council planning meeting, where applicants aren’t allowed to talk.

    model-sw-view-small

    “We had several cases where objectors turned to supporters”

    Jeremy eliminated concerns by talking them through with neighbours:

    Genuine concernsWhat Jeremy did
    New house would overload the sewage systemExplained they were putting in a sewage treatment plant instead
    Height of the house might block views or cast shadowsUsed the 3D scale model to show that the house would be set into the hillside (3m down)
    Being overlooked in their back gardenUsed the model to show that the garage blocked the view (neighbour was also happy the garage protected their vegetable patch from the wind)

    Engaging with local people is important but Jeremy adds a caveat: be cautious and put your foot down if neighbours ask for too much; at the end of the day it’s your plot and your house.

    The Harrises got through the planning stage with no letters of objection at all, so the decision was down to a Planning Officer purely based on the law and planning policies for the area, and approval was granted.

    Transcript

    Download a transcript of the interview with Jeremy Harris

    Find out more

    Check out Jeremy’s blog on the project

     

    Please connect with me

     

  • Encore episode : How big should your new house be?

    Encore episode : How big should your new house be?

    We re-run an interview from 2013 with architect and author Sarah Susanka on the importance of scale. We discuss how much space we really need when we build a new home.

    Sarah-Susanka

    Interview with Sarah Susanka

    In 1971, at the age of fourteen, Sarah moved with her family to Los Angeles from a little village in Kent with a population of a thousand people. Her new high school was three times the size of the village where she’d grown up. Having lived in both the UK and the US, Sarah’s perspective enables her to comment on the American house and American development habits and how to build differently.

     

    The feeling of ‘home’ comes from the qualities it possesses, not its size

    Recent hard economic times have woken people up to the recognition that they want something that looks nice and feels nice to live in, but they don’t need as much stuff and space as they thought they did.

    Sarah bases her approach on the principle that it is the qualities of a home that really make us feel inspired. Her advice is to shape the whole space not just the floor plan. She mentions ‘A Pattern Language’ by Christopher Alexander, which is a good reminder for self-builders that they already have inside them an understanding of building and architecture.

    Sarah describes using a set of tools to think about space. Her fourth book ‘Home by Design’, dedicated to Christopher Alexander, helps homeowners to absorb and then apply these principles, with illustrations that readers would be familiar with. These archetypes for designing and building include many features known to British homeowners, such as nooks and crannies or window seats within thick walls. Alcoves such as these satisfy a human desire to be in a smaller space, looking into a larger room.

     

    Build the square footage you need, rather than all kinds of spaces that get used very rarely

    People build bigger and bigger houses thinking that somehow this is going to get them the sense of home they are looking for. However, referencing the sensibility of the Arts and Crafts movement, Sarah promotes the idea that less can sometimes be more.

    Some people go wrong because they don’t know how to ask for a well-designed house where every square foot can be used every day.

    Poor-little-house
    A poor little house is trapped between two mansions!

    Rooms can serve more than one purpose

    The best way is to build informal spaces that are used every day. For example:

    • With clever lighting design you can adjust the lighting in a living room to make it more suitable for entertaining
    • A dining area can be your everyday space but can also be a formal space when you need it to be
    • A guest bedroom can double up as an in-home office

    Sarah-Susanka-Libertyville-2

    When Sarah designs a house, she tries to make sure it has a workspace in it that can be the in-home office allowing people to work virtually. We no longer need to meet and work in one place, since technology allows us to talk to each other so easily. As Sarah works with architects in several different states, she has seen how working remotely is becoming far more acceptable. Moreover, working from home is another way to save a lot of energy.

    Sarah-Susanka-Libertyville-3

    Ultimately the amount of space depends on the individual who is building a house. Sarah encourages them to make decisions in a way that really benefits their lifestyle.

    Make your house personal because that’s what will make you fall in love with it

    The way to make your house really feel as though it fits you is to start by looking at what it is that you like. Don’t be afraid to make your house your own just because you’ve been told it will make it harder to sell later.

    Human beings respond to beauty. If we create something that we’re proud of, that is beautiful, we tend to look after it. Therefore beauty has to be at the core of any really sustainable home.

    Sarah-Susanka-Libertyville-1

    Sustainability is about creating something that is going to last for a very long time

    Whether you call it sustainability, or green design or energy efficient design, building your own home not only needs to look after you and your family, but also the community, the neighbourhood and the planet as a whole.

    Good design will help you build a home that gives you what you want while needing the minimum amount of resources for heating, cooling and maintenance. Sarah designs all her houses to be energy efficient and well insulated and have good indoor air quality.

    Not So Big House

    Everyday exchanges are vital to feeling connected to one another, fostering a sense of community

    Sarah recalls how there was no need to walk anywhere after the move to Los Angeles. But when you pass people in a car you don’t get to talk to them; you don’t get to stop and ask how they are doing. This phenomenon is typical of America as a lot of the country was developed after the advent of the automobile. Comparing the US and the UK, she comments: “There’s such a wonderful sense of community in so many of the towns and villages in England that is largely absent in this country”.

    Los Angeles Freeway

    Sarah is now seeing that the millennial and baby boomer generations are both really interested in downsizing and living closer to a town centre or in a place that is walkable.

    Find out more about Sarah Susanka

    The Not So Big House

    The Not So Big Life

    Follow Sarah on Twitter

    Check out Sarah’s Facebook page

    Old Holloway Passivhaus Blog

    Juraj Mikurcik is building his own home in Herefordshire and is documenting the process as he goes.

    The house is built with Ecococon straw bale panels and is clad in charred cedar. There is also a tin roof.

    Juraj is a great photographer and that really helps this blog come to life.

    Please connect with me

  • Encore episode : The Passivhaus standard explained

    Encore episode : The Passivhaus standard explained

    As Passivhaus Open Days return for another year, we give you the opportunity to hear our interview with Dr Wolfgang Feist from 2012.

    wolfgang feist

    Interview with Dr Wolfgang Feist

    In the 70s, Dr Feist was working on how to meet the growing demand for energy in the world and found there was huge potential to use energy more efficiently rather than produce more energy. The International Passive House Institute is a research facility that influences construction by showing industry and government what can be done, helping to bring improved components to the market place, and helping affiliate organisations around the world to gain members, to gain knowledge and to make that knowledge available.

    The Passivhaus approach addresses financial and environmental issues

    The cost of energy has increased to the point that a lot of people now have problems paying their heating bills.

    More than 80% of the energy being used in the UK, in the EU, and worldwide comes from fossil fuels. The consequences of this – emitting carbon dioxide into the earth’s atmosphere – means we really need to change the way we use energy and reduce our carbon footprint.

    Passivhaus buildings are nearly zero energy buildings; their energy consumption is one tenth of that of conventional buildings. The energy you need is so low that it could be supplied by regional sources of renewable energy anywhere in the world, reducing the need to import and use fossil fuels. This is one of the reasons why the European Commission supports Passivhaus.

    The Passivhaus approach delivers very high energy efficiency

    The Passivhaus Institute produces tools for architects and engineers to make it easier for them to design such an energy efficient building.

    By improving the building’s envelope you reduce the typical energy losses, so that you only need a very low amount of heat or cooling to keep the temperature comfortable.

    The Passivhaus standard provides a universal design method for achieving a good indoor environment. Although a Passivhaus in Jakarta looks significantly different from one in Saint Petersburg (as local climate will inform the design), the method for designing these buildings is the same.

    An improved building envelope has multiple benefits

    As well as reducing the amount of energy you need, a higher quality building envelope:

    • makes the building more comfortable
    • will last longer
    • improves the way we maintain the building in the future

    The Passivhaus method doesn’t restrict the building style or type, and you can use any kind of material.

    The Passivhaus Trust in the UK offer certification which provides assurance to buyers or sellers of Passivhaus buildings that they have been constructed properly and operate to the Passivhaus standard.

    To design a low energy building first identify the services you really need

    There are certain considerations that influence the energy balance of a Passivhaus building and so need to be factored into the design:

    • Good insulation that avoids thermal bridging
    • Airtightness
    • Window quality
    • Ventilation (required due to the air tightness of the building)

    The Passivhaus standard isn’t just for new builds

    Retrofitting of existing housing stock is harder. The key is to understand when it’s most efficient to make improvements. For example, if you have to do some maintenance to the roof, that’s the time to improve the insulation. You wouldn’t exchange a window just to save energy, you would upgrade an existing window at the end of its life. If you are going to improve a component then choose the best available because it will be 30-50 years until you do it again.

    According to Dr Feist, most buildings in Europe that were built between the 60s and 80s are quite easy to refurbish. Older buildings, some of which may be listed, are a bit more difficult but on-going research means there are a lot of measures that can be taken nonetheless.

    Passivhaus isn’t as expensive as you might think

    Dr Feist explains cost and benefits of Passivhaus, using an example component. A Passivhaus window that is triple glazed and has a well-insulated frame and airtight window might cost £380 per square metre compared to £300 for a normal window. Although this is a little more expensive, the lifecycle cost of this investment gives a better return than investing the difference in other ways.

    Non-financial incentives encourage adoption of the Passivhaus standard

    Governments can help create a tolerant environment where innovation is accepted, including offering incentives. In Italy, for example, energy efficient builders are rewarded by being allowed to build on a bigger part of the land.

    Dr Feist believes that distributing information on improving efficiency in new construction and in refurbishment of existing buildings is also an important role for governments.

    The on-going challenge is to change habits within the construction industry

    Scientifically it’s easy to improve energy efficiency, but the construction industry is very conservative. However, Dr Feist remarks that adoption of the Passivhaus standard continues apace because it’s not so different from what they have done in the past, adding, ”they can learn how to do it but they have to decide that they want to learn”.

    Find out more

    Visit the website of the Passivhaus Institute

    Follow Dr Wolfgang Feist on Twitter

    Please Connect With Me