Extension and Renovation Project 2023

Updated 21st June 2023

The project is to extend and modernise this Victorian terraced house in Blackheath, South East London…

  • Creation of side ground floor extension

  • Demolition and replacement of existing ground floor rear addition

  • Creation of two rooflights / dormer style loft extension in the rear roof slope

  • Complete gut and rebuild of everything internally - building new floors, walls, doors, windows, joinery, plumbing, electrics, kitchen and bathroom - everything as new

Plans and schedules

the main plan

Photos

Fixtures and Fittings Designs and Inspirations

suppliers

These are all products that we know work, come from supplies that we know are reliable, that we can buy and if necessary swap quickly and that we know how to fit. These are the products we have used for years on our own properties. They look together!

We strongly recommend you choose the same identical products as any other choices have risks of not being suitable, not being available, not working in practice. We know we can fix our choices if they go wrong and we can get spares quickly from our regular suppliers.

In all cases we will find best, fastest, most reliable supplier with maximum trade discount applied and passed on to you in full

  • Architecture and Planning - Godson Egbo - 07985 507253

  • Structural Engineering - Chris Farr - 07980 279878

  • Party Walls - me or Godson

  • Build Control - either LB Greenwich or private (say Stroma)

  • Michael and Nello - Michael = 07415 006362

  • Atila and James - Atila - 07542 385307

  • Tom Hudson - 07969 292896

  • Scaffolding - MAN to arrange if we need

  • Waste Disposal - MAN to arrange; list of Greenwich approved skip companies

  • Steels, build materials - MAN to arrange

  • Crittle Doors - best I can find is Vibrant Doors - 01332 215648, Derby

  • Wooden Windows - Greenwich Joinery - Tommy Thompson - 07507 360658

  • uPVC Windows -

  • Radiators, valves etc - source from internet; for each one you will need a 5000 BTU or 1500 watts output for each main room or four column 800 x 600, plus lock-shield and TRV (probably Drayton TR4s); par product is the Acova range from Screwfix… https://www.screwfix.com/p/acova-classic-4-column-radiator-600-x-812mm-white-4629btu/74644 - £330 inc TRV and L/S; the real deal are from Bisque

  • New boiler or heatpump - plumbfix

  • Bathroom / WC suites - inspiration from CP Hart in Dartford - try to deal with James Santos, buy from them or from the internet or wholesaler; you will need the following:

    • Main Bathroom - Shower Area: tray, waste, valve control, head(s) outlets, enclosure; WC Area: pan, seat, flush plate, concealed cistern; Basin Area: basin, waste, trap, tap(s) / spout; Bath Area: bath, waste, tap(s) / spout

    • Ensuite bathroom - Shower Area: tray, waste, all-in-one control with hose, enclosure; WC Area: pan, seat, flush plate, concealed cistern; Basin Area: basin, waste, trap, tap(s) / spout

    • Ground floor WC - suggest all in one WC with basin / cistern for space save, maybe like this… https://www.victorianplumbing.co.uk/alaska-combined-two-in-one-wash-basin-toilet-500mm-wide-x-300mm

  • Sockets and switches - TLC or other internet supplier - www.tlc-direct.co.uk - need roughly 60 switches and sockets; 20 downlights

  • AV / alarm / fire - to spec

  • Aircon - Wolseley, Surrey Quays -

  • Kitchen Units - Howdens in Bermondsey -

  • Kitchen Worktops - Howdens or Globaltopz

  • Kitchen appliances - Currys or internet

  • Internal Doors - pre-made from Howdens or made from fireblanks from Selco

  • Ironmongery - SDS London, 183 Northcote Road, SW11 6QF; 5 internal doors (3 hinges, latchlock, handle, bathroom mortice lock), front door, cupboard handles and pulls

  • Fireplaces - Ward Antique Fireplaces, Hither Green SE13 6TR, 0208 697 6003; OR Blue Mantle, 306 Old Kent Road, SE1 5UE

  • Fitted wardrobes, shelves - ?

  • Carpet - need roughly 16m2 plus 9m2 (total 25m2) for two bedrooms plus stairs and landing

  • Curtains and Blinds - ?

  • Cornice - London Plastercraft Wandsworth Road OR Cornice Store Ltd, Crystal Palace SE20 8HW; need roughly 100 linear metres at c£15/m

  • Tiles - Domus Tiles for inspiration; Topps Tiles; need 18m2 for kitchen floor; 4m2 for kitchen splashback; 5m2 for hallway floor; 2m2 for WC; 9m2 for bathroom floor; c10m2 for bathroom walls

  • Paint / décor mats - Sanderson, Little Green or Farrow and Ball - Brewers Decorating Centre, Lewisham SE12 0TD

record of payments

electrical circuits

building Materials Estimates for option C

  • Summary

    • General fixings - £3k

    • Dot and Dab walls - £1k

    • Stud walls - £3k

    • Brick and block work - £12k

    • Floors and ceilings - £2k

    • Foundations - £1k

    • Roofs - £3k

    • Garden landscaping - £1k

    • Total - £25k

  • Dot and dab walls - 2.4m high x 3.6m wide = 8.7m2

    • Plasterboard - need c sheets 2.4m x 1.2m 12.5mm plasterboard @ £10 sheet = £30

    • Plaster - need 1 bag 25kg multi-finish plaster @ £9 per bag

    • Adhesive - need 1 bag of dri-wall adhesive £12 per bag

    • Total c £50 per wall

    • Option C comprises c 18 walls = c£1,000

  • Stud walls - 2.4m high x 3.6m wide - 8.7m2

    • Timber = 9x 2.4m 4x2 uprights + 2x 3.6m 4x2 noggins = 11 x 4x2 @£10 length = £110

    • Plasterboard = 17m2 both sides = 6x 2.4x1.2 12.5mm plasterboard @£10 sheet = £60

    • Insulation = internal area 8m2 = 3 sheets of kingspan insulation 50mm @£25 sheet = £75

    • Plaster = 17m2 both sides = 2 bags 25kg plaster @ £9 bag = £18

    • Skirting board = 7.2 linear metres of 9” ogee @ £9 / m = £60

    • Total = £320

    • Option C comprises c9 walls = £3k

  • Brick or Block Walls - 2.4m high x 3.6m - 8.7m2

    • Brick = single skin / m2 = 60 bricks, double skin = 120 bricks

    • Block = single skin / m2 = 10 blocks

    • Cavity wall, outer brick, inner block = 1000 London yellowstock bricks @ £2 each = £2,000 plus 90 themalite blocks @£2.5 each = £225 = £2,225

    • Plus insulation = internal area 8m2 = 3 sheets of kingspan insulation 100mm @£50 sheet = £150

    • Plus mortar, brick ties, DPM etc

    • Total £2,500

    • Option C comprises c5 walls = £12,500k

  • Floors and Ceilings

    • Joists - each room 4.4m wide needs c 7 8”x2” timber joists at £20 each = £150 per room

    • Ply Floor - Room is 11.5m2 - 4 sheets of 18mm 2.4x1.2m plywood @£40 sheet = £160

    • Plasterboard ceiling = 4 sheets of 12.5mm 2.4x1.2m plasterboard @ £10 sheet = £40

    • Plaster = 2 bags @ £9 per bag = £18

    • Total floor and ceiling £240

    • Option C comprises c 10 rooms = £2,400

  • Foundations

    • Option C comprises c 22 linear metres of trench foundations. Two options…

    • Mix it ourselves from sand, cement and aggregate = 75cm deep x 60cm width x 100cm long (1 linear metre = 0.45m3) requires 1 part cement to 3 parts sand to 6 parts aggregate - £??

    • Or delivery - need c 22 linear metres for back extensions and garden walls or c 8m3 @ @ £100 m3 truck delivery of ready mix = £1000?

    • Option C rough cost estimate £1,200

  • Pitched Roofs

    • Front slope 4.5m x 4.5m = 20m2; Back slope plus dormer sides = 24m2; Side pitch = 5m x 2m = 10m2

    • Option C is total say 60m2 to allow for overlaps

    • Slates - 60cm x 30cm - need 350 slates @ £1.50 each = £500

    • Felt, insulation - need roll of breathable membrane, c£100. Plus 20 sheets of 100mm 2.4 x 1.2 kingspan insulation at £50 = £1,000

    • Plasterboard - already accounted for in ceilings above

    • Timber joists - 20 linear metres of 6”x2” at £20 for 4m length, need say 40 lengths = £800

    • Lead flashings - need 4 rolls of 6” x 6m @ £80 each = £250

    • Option C - all roofs cost c £3,000

  • Garden landscaping

    • Back garden is 5m x 4m or 20m2 excepting the boiler cupboard

    • Front garden is 5m x 2m or 8m2

    • Total area 28m2

    • Need 2x natural stone packs from Selco at c£600 per pack = £1,200

    • Option C estimate £1200

Old Plans