Residential planning project

Project scope

the development which will consist of: (1) Main Roof: Strip all non-original plastic gutters at eaves and replace all gutters with black colour alu-cast heritage-style half round gutters and down-pipes. Repair, or if necessary replace, existing lead flashings and cover flashings at chimneys and bay windows. Insulate at attic floor level with mineral wool insulation laid between and over the existing joists. (2) External Walls: Repair, or replace if necessary, damaged cementitious plaster. Carry out structural repairs to to any cracks or defects as detailed on Architect elevation drawings: Hack off loose, damaged or hollow areas of render and re- render to match original; clean and re-decorate. Provide all necessary lead flashings and cover flashings. (3) Front door: A conservation grade joiner/carpenter to be employed to make repairs to original single-glazed ornate fanlight over non-original front door. As secondary pane of glass to be neatly installed internally to provide adequate thermal break and draft exclusion. (4) Rear Bay-Window: Existing dilapidated PVC plastic bay window to kitchen is to be removed and disposed of. the existing 1.8m wide opening in rear wall is to be widened to 2.8m winder opening allowing for a needed dining area in kitchen at bay window. A conservation grade joiner/carpenter is to be employed to make new hardwood bay window to architect’s design. Bay-window supporting wall to be formed in English bonded red bricks set in pale cream colour lime mortar. Bay-window insulated roof dressed in Code 5 lead work by suitable skilled crafts-person. (5) New hardwood glazed back-door to replace non-original aluminium door. (6) Internal non-structural remodelling of ground floor kitchen and back-kitchen areas as per the architects drawings. (7) All existing internal electrical system to be carefully removed and replaced as per architects drawings and details. Care is to be taken to ensure no damage to important original features such as the plaster work to hallway ceiling and walls. In so far as is possible all new electrical will be housed in a secondary service zone behind new timber wainscotting. Chasing and drilling of original walls to be avoided. (8) All existing internal plumbing to be carefully removed and replaced as per architects drawings and details. Care is to be taken to ensure no damage to important original features such as the plaster work to hallway ceiling. The development will consist of work to a Protected Structu