Hagg Leys Farm

Month: July 2013 (Page 2 of 6)

The cost of moving utilities: Water

July 24, 2013 /

The water meter is about 200m away.  It is in a field on the other side of the road.  To make matters worth, the meter has very small numbers and is 1.5m down a manhole. 

This causes us a bit of a problem;

  • You can’t read the meter unless you trespass on someone else’s land;
  • You can’t read the numbers on the meter unless you go down the manhole head first and leave you legs dangling in the air;
  • If there is a leak in the pipe between the meter and our property, we are liable even though it isn’t on our land.

All in all, a poor situation.  Talking to Yorkshire Water, it would appear that the meter was installed there (in the 1970’s) because at that point the water main didn’t come any further up the road.  So that explains the odd position of the current water meter.

Yorkshire Water are not interested in moving the meter.  However, the water main does now come up the road, so it is possible to get a new water connection.  Cost? Estimated to be between £1,000 and £2,000 depending on whether they have to close off the road and put in traffic control.  I have paid £100 for them to come up and do a survey so that we can get a more accurate cost.

200m down the road in the footpath you will find the stopcock for the water. A blue mark on the drystone wall marks it's position. Apparently, in the late 1970's when this was installed the water main only came this far up the road.

200m down the road in the footpath you will find the stopcock for the water. A blue mark on the drystone wall marks it’s position. Apparently, in the late 1970’s when this was installed the water main only came this far up the road.

On the other side of the drystone wall is an inspection chamber. Lift the lid and you will find a water meter about 1.5m down. Unfortunately, the numbers are very small so reading the meter can be a challenge. The house is just behind the small tree in the centre of the photo.

On the other side of the drystone wall is an inspection chamber. Lift the lid and you will find a water meter about 1.5m down. Unfortunately, the numbers are very small so reading the meter can be a challenge. The house is just behind the small tree in the centre of the photo.

The cost of moving utilities: Gas

July 24, 2013 /

There were two gas meters on the property.  One in each of the properties.  Both of the cottages were centrally heated using a gas boiler.

As with the electricity supply, the electricity suppliers are responsible for the meters (and removing them).  The gas carrier (Northern Gas Networks, in our case) is responsible for getting the gas to the meters.

I contact British Gas and E.on to remove the two gas meters.  This only took 2-3 weeks and there was no cost associated with removing the meters.  However, there is a charge for disconnecting the gas main from the meter supply.  We did to get the two gas standpipes from the front of the property.  The cost? £802.

If we decide that we want to reconnect the gas (not sure why we would), there is a connection charge.  This is likely to be significant and takes 10-12 weeks.  This would provide us with the opportunity to move the new supply around to the utility room.  However, the only use we have for has would be if we have a gas hob.  Which we aren’t planning to do.

One of the two gas standpipes remaining in place now the gas meters have been removed. This will be removed when the gas main is capped off.

One of the two gas standpipes remaining in place now the gas meters have been removed. This will be removed when the gas main is capped off.

Demolishing the barn

July 24, 2013 /

The barn is now a thing of the past.  With the aid of a 4.5 tonne digger.  It made quick work of demolishing the stone work that was left and loading the rubble into a dumper.  The spoil heap is now getting pretty impressive.

The stone on the front of the barn will be re-used, however, much of the stone is only good for building dry stone walls.  Fortunately, we have a lot of these to do.

Matt at work with a 4.5 tonne digger. The spoil heap (in the background) gets bigger and bigger.

Matt at work with a 4.5 tonne digger. The spoil heap (in the background) gets bigger and bigger.

Matt at work removing the foundations of the barn. There wasn't much of a foundation to talk about.

Matt at work removing the foundations of the barn. There wasn’t much of a foundation to talk about.

A 4.5 tonne digger soon makes quick work of demolishing the old barn.

A 4.5 tonne digger soon makes quick work of demolishing the old barn.

This used to be the base of the foundation of the barn.

This used to be the base of the foundation of the barn.

New roof on the rebuilt extension

July 24, 2013 /

The roofing felt and lathes are now in place on the rebuilt extension.  Tomorrow the stone slates will be replaced and with any luck the roof will have been completed by the end of this week.  It will make a big difference. 

The sandblasting of the extension is planned for the weekend so that we can get on with the pointing of the extension next week.

 

Felted and battened and ready for the stone slates to go back on tomorrow. This should be done by the end of the week.

Felted and battened and ready for the stone slates to go back on tomorrow. This should be done by the end of the week.

Inside everything has a greenish hue due to the felt on the roof.

Inside everything has a greenish hue due to the felt on the roof.

Looking out of the window in the rebuilt extension. It feels a bit like camping!

Looking out of the window in the rebuilt extension. It feels a bit like camping!

Cast iron gutters

July 24, 2013 /

Six months ago, it would have been difficult to imagine that there was anything interesting to say about gutters.  But here we are!

We decided to go with cast iron gutters for a number of reasons.  Firstly, because they fit in with the age of the property, but secondly, because the foundry is 2 miles away in Holmfirth.  Although the property had aluminum gutters when we bought it, it probably did have cast iron gutters at some point (there are existing cast iron down pipes).  There cast iron gutters would have most likely come from the same foundry that we are now using to supply the replacements.

It turned out that the gutters specificed by the architect were probably a little too small for the size of roof, so we had to look into putting up larger gutters.  The choice of gutters runs into tens, if not hundreds.  It isn’t like going to B&Q!

I went down to the foundry today and narrowed in on what I thought were the two most likely choices.  It isn’t easy to tell which is the right one unless you look at it in place on the roof.  The chaps at the foundry kindly let me two lengths which the builders held in position, so we could see what they look like!

The choice: 6″ x 4″ No.46 gutters. 

The number “46” refers to the fact that this was the 46th pattern of gutter that they ever made!

Two 6ft lengths of cast iron gutters. The one on the left is 6" x 4" No. 46 and the one on the right 5" x 4" No. 46. And the winner is......the one of the left.

Two 6ft lengths of cast iron gutters. The one on the left is 6″ x 4″ No. 46 and the one on the right 5″ x 4″ No. 46. And the winner is……the one of the left.

More progress on the rebuilt extension and the pointing

July 22, 2013 /

It has been cooler today than for the last couple of weeks.  There is even rain forecast for the next couple of days.

The builders have taken the opportunity to push ahead on the gable end on the main house as well as getting the woodwork ready for the roofers who return on Wednesday.  With any luck, the roof will be back on the rebuilt extension by the end of this week.

The roof rafters are in and the holes have been cut for the two Velux rooflights.

The roof rafters are in and the holes have been cut for the two Velux rooflights.

The weather has been cooler today, so we have been able to make a start on repointing the gable end of the main building (in the background).

The weather has been cooler today, so we have been able to make a start on repointing the gable end of the main building (in the background).

Mistakes we almost made: Obscure glass in the family bathroom

July 21, 2013 /

Now the floors are in upstairs, it is possible to walk around and get more of a feel for how some of the rooms are going to work.  I thought it might be a good idea to mark out the partition walls upstairs on the floor in masking tape.  I wasn’t quite sure what this might achieve, but I thought it might further provide an insight into the rooms and what they might feel like.

When I stepped into the family bathroom upstairs, I realised that it has a great window at the far end.  The view is great – looking across the fields and Hagg Wood beyond.  This part of the building is not overlooked at all.  I thought about being able to have a bath and admire the view. 

Then it occurred to me!  This cannot happen as there is obscured glass being fitted in this window.  I had only specified the type of obscured glass earlier in the week.  The windows are due to be installed a week on Monday.

Anyway, a quick call to the joinery making the windows and the glass has been changed to clear.  If I hadn’t marked out the bathroom walls on the floor, I would never have realised.

Now the floors are in upstairs, we are mark out where the upstairs room are going to be. The masking tape marks out the family bathroom.

Now the floors are in upstairs, we are mark out where the upstairs room are going to be. The masking tape marks out the family bathroom.

With a view this good, why would you put obscure glass into the windows?

With a view this good, why would you put obscure glass into the windows?

Mowing the fields

July 21, 2013 /

Second mow of the season.  Each time the fields are mowed the quality of the grass seems to be improved.  It is a big job, but it only takes a couple of hours using a tractor and a topper.

 

The bottom field has quite a slope to it and the best way to mower it is straight up and down the slopes. If you try and mow the slopes sideways, you get the distinct impression that the tractor is going to topple over.

The bottom field has quite a slope to it and the best way to mow it is straight up and down the slopes. If you try and mow the slopes sideways, you get the distinct impression that the tractor is going to topple over.

Jo mowing the grass on the top field where it is nice and flat!

Jo mowing the grass on the top field where it is nice and flat!

Yup, it is a compact tractor. I haven't suddenly grown!

Yup, it is a compact tractor. I haven’t suddenly grown!

The rebuilt wall along Hagg Wood

July 21, 2013 /

After nearly three weeks of great weather, today it is a litte overcast. 

This is the view from the top field looking across the valley – even on an overcast day, it is a great view.

You can see the newly built wall along Hagg Wood (down to the gate with the large white bag).

You can see the newly built wall along Hagg Wood (down to the gate with the large white bag).

There are some missing coping stones, but the wall along Hagg Wood is now largely complete.

There are some missing coping stones, but the wall along Hagg Wood is now largely complete.

The cost of moving utilities: Electricity

July 21, 2013 /

One of the things that I missed when budgeting was the cost of moving some of the utilities.  While none of the amounts are showstoppers, they do start to add up.  And the fact that they haven’t been showstoppers is more down to luck than judgement.

So first electricity…….

There were two electric meters on the property.  One in each of the properties.  The meters belong to the electricity supplier (e.g. EDF, E.on, British Gas) and it is usually free to get a meter removed.  We removed the meter from number 8 and continue to use the meter in number 10 to power the cement mixer etc.

There was third – there was a meter in one of the outbuildings, but we have never had a bill for this one and we had it removed before knocking down the building.  I talked to the electricity board and no one seems to know who owns it. So now it languishes in the long grass in the back field.

The existing meter in number 10 needs to move to the new utility room, but unfortunately that will have to wait as it isn’t built yet.  I reckon we can move it around October/November time.  When it does move, we would like the cables put underground rather than being attached to the front of the property (which they are at the moment).

In addition to the changes to the single phase supply above, we also need to install a 3 phase supply.  This is to power the ground source heat pump.  We are fortunate that there is a three-phase supply on the pole right outside the property.  Again this needs to go to the new utility room (still not built) with a three-phase meter.  This should go in the same trench as single phase supply.

On the basis that we dig the trench and laying the duct to the utility room, the cost is £2,600 plus 5% VAT.  All of the work that relates to the change of supply is completed by Northern Power Grid.  Plus, of course, there is the cost of digging the trench. Once the order has been accepted, you are given an MPAN number that can then be given to the electricity provider of your choice who will install the meters (one for the single phase supply and one for the three-phase supply). I am currently shopping around for the best electricity provider.  More updates on this later.

The existing electricity supply comes in via overhead cables. The cables are then attached to the front of the house. The plan is that there will be put underground and brought round into the new extension. The yellow sheaths are to protect the guys working on the scaffolding.

The existing electricity supply comes in via overhead cables. The cables are then attached to the front of the house. The plan is that there will be put underground and brought round into the new extension. The yellow sheaths are to protect the guys working on the scaffolding.

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