Converting under-steps storage room: where to begin?

CamT

Hi all,

I want to convert a damp old storage room in our lower ground floor flat and i don't know where to start. So i'm really grateful for any advice on what our next steps should be!

The space is roughly 5 x 2m and is at ground floor level. It runs below the steps running up to the house front door on the first floor (it's a four storey end of terrace house - our front door is at the side). The room has been used for storage by previous owners, but it's too damp to keep anything perishable.

I've got a good idea of what i want from the space - turning it into a cosy study / spare room with a bed under the nook beneath the stairs. This will involve putting two windows in at the side, putting a radiator (or radiators in), decorating, built-in storage, and i understand we need to tank it.

But i'm not sure what to do next to kick the project off.

Do i need to get an architect to draw up the plans? Or should i go direct to a building company?

And this is slightly complicated by the fact we're in a conservation area so we'll need to get permission for the new window openings. Is this something i should file for myself with some rudimentary drawings, or should i get the architect / builders to do this?

Really grateful for any help!

Cameron

Emmia

Presumably the room is part of your flat (rather than shared with other flat owners) and you own the property rather than rent? Are you leasehold or share of freehold?

CamT

Hi Emmia
Yep it's part of our flat and we own it. There are three flats in the house and we each have a share of the freehold via a mutually owned building company. The others are fine for us to go ahead with the works.
Cameron

tacpot12

You will find that the conservation area approval will be time-consuming, but it is within the capabilities of ordinary people to get this approval. You can pay the architect/builder to obtain the consent, but you will be paying an element of profit on the price for them to do so. I tend to do everything that I can do myself, and only sub-contract the things I can't do, don't have the time to do, the experience to do them quickly).

I would suggest you apply for the approval while selecting a contractor for the work. What you will need to do is identify the building regulations that will apply to the new windows, and find a supplier of windows that can meet these regulations in a form that you are likely to be able to get permission for. There's no point getting approval from something you can't buy - and I would probably check that you can buy what you need from at least a couple of suppliers as in these uncertain times, your supplier may go bust before you can receive you windows. You should be able to get a guide from the council as to what aesthetic requirements windows need to meet, although there could be some flexibility if the windows are not readily visible from the street.  You need to get prices and lead-times for the windows to add to any quote and schedule provided by the builder. Obviously if you subcontract the work of getting conservation area approval to the builder, they become responsible for obtaining the price and schedule for the windows. 

I would tend to think that an architect would only be needed if you need help to work out how best to use the space, or there were significant changes to be made to the building structure. As the space is relatively small, there won't be many options, so I would probably move directly to asking builders for quotes.

It is worth trying to set a standard brief that all the builders can quote to. Tanking going to be necessary to make the room dry. Ask the builders to specify what system they will use to tank the room and what warranty you will get on the tanking. Tell them whether obtaining conservation area approval for the windows is part of their scope, and make sure that you have a say in the style of the windows if you want any input to the decision. 

CamT

Thanks @tacpot12 - that's really helpful, particularly about not necessarily needing an architect. Ok i think i'll start getting some quotes for the whole job, inclusive of window selection and planning and see if it's affordable. I think with little knowledge and experience of this stuff i can see the value in subcontracting that side of things, even if it adds to the budget. Maybe i can take a more hands on role in the next project (or if i balk at the quotes!). Cheers for the advice!

gwynlas

This space would appear to have been the coal cellar originally, is there evidence of an iron coal hole cover on the steps or have they been refinished? After tanking you will need to have insularion installed followed by plasterboarding, it depends where in the country you are as to whether you find builders used to doing this work which is quite common in London,

CamT

Thanks @gwynlas - that must be what it was! Yes there is a sign of a cover on the inside, but the steps have been refinished externally. I imagine these spaces are usually more straight forward basement cellars, but because we're at the end of the terrace there's an opportunity for us to put windows in at the side and therefore hopefully turn it into a decent space.

That's useful to know about insulation - I didn't think about it but now seems obvious. Yes we're in London and I'm about to start looking for some quotes.