First Week in December at thetrevproject

Here are some of the neighbours walking past the house.

So this is the week we were due to finish phase 2 of the project. Well, you won’t need me to tell you that we didn’t finish I am sure you have already guessed.

This is the project that keeps on giving. We found yet another rotten lintel. This time in the landing window.

This wasn’t a surprise as the window sits under a gutter that sometimes over flows and it is also the oldest window in the house. The window was put in late in the “remodelling” of the house but it must have been re-used from somewhere else. It was properly old with a lead weight as well.

Of course it doesn’t end there not only was the lintel rotten but most of the widow frame as well.

Windows are a bit of an issue. We are currently missing  5 windows and the bathroom window needs to be completely replaced. This is one area of concern as I don’t anticipate a lot of dry weather before Christmas.

We had a slight hitch with the wood burning stove for the living room. When Jason arrived to install it he decided that the chimney needed to be swept before he fitted the new liner. To be fair to him I think he did mention it before but I forgot. As luck would have it I managed to book a chimney sweep for next Wednesday so by next weekend we should have 2 wood burners in the house. The installation of the wood burner necessitated the start of Phase 3 of the project – decorating. I painted the fireplace in Nutmeg White in readiness for the stove installation.

 

The main reason we didn’t finish was down to plumbing. The plumbers arrived on Wednesday with 5 days of work to do. This included fitting a bathroom, fitting a toilet, fitting a new pressurised hot water cylinder, fitting 6 radiators, drilling through a 1 metre thick wall to connect the heating flow and return and fitting a new tank and pressurisation unit complete with UV lamp.  To make life more interesting when we went to fit the dual fuelled heated towel rail in the bathroom it had no “T” for the electric heater. To cut a long story short Bathstore stopped supplying the towel rail I ordered 6 months ago but just sent me something similar with no “T”.  Basically we have already installed the pipes so we had to have a radiator with that profile. Fortunately I managed to find an exact replica and it was cheaper. The bathroom is starting to take shape now.

This was a week of two steps forward and one step back but we are confident that we will be moving in to phase 2 by the end of the week.  I think there will be quite a long list of snags to look at and I am not confident about the landing window being back in time. I have to mention the dust – it is every where and no sooner do you dust than more dust settles.

Any way at least we have a Christmas tree even if we don’t have any other decorations yet.

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The Trev Project First week in July

This is the beginning of July update. It’s a bit late but here is the first week of July update any way.

After a quiet week last week some visible progress this week despite the rain.

First of all the heritage roof light went in to the cottage on Monday. What you may ask is a heritage roof light – well basically an expensive one that is supposed to look in keeping with the period of construction. It was specified due to the Grade II listing but why we needed a special one who knows. It is incredibly heavy so we do get something for our money  and it does look very good.  It goes in the kitchen which is in the middle of the cottage and gives a nice lot of light in the middle of the building.

Unfortunately on Tuesday the heavens opened and the roofers disappeared. We couldn’t open up the roof while it was pouring with rain.

We installed the 4th window as well and the internal sills were installed on all of them. We were therefore able to finish the internal insulation and plaster board and we are ready for plastering . Then we are able to get on to finishing  – well we still need glass in the windows and the handles etc.

We have ordered the floor tiles as well for install after the plastering is complete.

In the main house we made the decision to go for new floor boards. There were not enough reclaim boards around  and we need to make progress. We have bent over back wards and further to preserve joists and beams despite the fact it would be cheaper and easier to have replaced the lot. There is still a lot of rotten wood worm riven timber in place. It has all been treated but rot is a fungus and spores are notoriously difficult to kill so you can’t be sure it won’t recur at some point. We just have to try and avoid damp conditions (see and earlier post) and hope we are ok. The picture below is the new floorboards acclimatising – they need to be stored for about a week in the place where they are to be installed to prevent shrinkage or expansion etc.

The structure in bedroom 1 & 2 complete we turned our eyes to bedroom 1. Visually much less rotten but a nice surprise awaited. The wooden lintel above the living room was totally rotten – see picture below. We were already going to install a steel to support the window but now we have to install a second concrete lintel to replace the rotten wooden one. You can see below the very rotten one which should have been as big as the slightly rotten one next to it.

The pictures below are a bit dark but you can see the supports and steel work required to keep the living room ceiling together while the steel reinforcement is installed

 

Another big step forward was the arrival of electricians for the first fix in the main house. This is all the underfloor wiring in phase 1 (the foot of the “L” i.e. bedroom 1,2, & 3 ensuite lounge and new kitchen) off the repair. This is anticipation of new floor boards being laid in the next week.

The collateral from this is that we are very short of space for storing things and our kitchen is taking up a lot of space in the hall way.  This makes it very difficult to check the new kitchen which has arrived but we have identified that a sink is missing so there is a lot of backwards and forwards going on to find out why and where etc.

Another big change is that we have more residents now. Kate and Josh have arrived with the twins so we have even less room for storage. They have only brought one car load of stuff with them and we will collect their belongings in a few weeks.

Also there is a bat house update – the swallows have moved in and the chicks are doing well. I reckon these little beauties are worth about £1000.00 each!!!

TheTrevProject Update May 7th

First Week in May update on the Trev Project

Ok not that much visual stuff going on at the moment.

In Marler Cottage the big change is the delivery of the concrete for the new floor. We had to have a small cement mixer lorry to fit in the gate. Unfortunately the cement mixer was just 3 barrow loads short of the complete floor so the guys had to hand mix 3 barrow loads.

  

The other big thing, though not very visual, is that we ordered the kitchen for the cottage which will be delivered on 3rd June. We still make a final decision on what shower and toilet we want but that is looking good too.

In the main house we have made limited progress. The joists for the new floor in the ensuite bathroom have been put in. We have to keep the rotten old floor because the boards are lime washed underneath and the heritage people think that is great. It’s a bit of a shame because if we could raise the ceiling in the laundry below that would be very convenient.

We have the beginnings of the new panelling in the new kitchen. We have to keep the original so we are having matching panels made for the wall where the toilet was removed.

The main progress has been in removing the cement render from the front of the house. Rubblestone walls are designed to breath and get rid of moisture. If they are cement rendered that can’t happen because the cement is impervious. This leads to damp walls which can cause timber rot. We do have quite bad rot in at least one main beam at the wall end. The plan is to lime render the wall with a breathable paint on the outside. Originally we were going to remove only one layer of cement but as some of the render came off quite easily we are going for the full strip.

We also exposed some lovely granite lintels above the windows. You can just see a window that was blocked up at some point just to the left of the porch. We have an old photo copy of a drawing done in 1815 which shows the windows in the current position so when the window was changed is still a mystery

You can see that the porch is also partly gone. The timbers were totally rotten but the walls turned out to be very hard.

thetrevproject – History of The House – Trevelyan

thetrevproject – History of The House – Trevelyan

A house has stood on the site since the Doomsday Book. It is thought that the house was possibly grander in the past as a 1907 map we have shows it being on the site of a former Manor House. Parts of the current building date back to the 17th century (probably around 1642) and parts to the 18th but a major re-ordering was done around 1810. There has been very little maintenance done on the building in recent decades.

The name Trevelyan comes from one of two possible sources

Tre plus melin = homestead plus mill

Tre plus Melian = farmstead of Melian

Whatever the origin before 1066 it was held by Alric and he paid tax for 7 ½ acres.

Trevelyans (spelling of the name has several variations) owned the house most of that time but seldom lived there, it was usually let out after the 1480s when the family moved to Nettlecombe Hall due to the marriage of Sir John Trevilian to Lady Whalesborough (a descendent of Sir Walter Raleigh). Nettlecombe remained in the Trevelyan family until the early 20th Century.

In fact for a significant period (1615 – 1735) a family with the surname Bastard rented Trevelyan which would originally have had farm land associated with it. In the 1930s the property was sold for the first time in around 1000 years. The reason for the sale is not known but local folk lore tells of fields being lost to local farmers in card games. In 1951 my Grandfather bought back the house but not any of the farmland.

Just to make things more interesting the house is Grade II Listed. That means you can’t do any work without the approval of the council conservation officer. This involves a formal application and a lot of paperwork, and of course some cost.

The recent history of the house is that after my Grandfather’s death in 1953 the house was rented on long term rents to various people until 2014.  In 2014 we inherited the house and we moved into the house full time in October 2016.

The house was listed on 30th April allegedly when it was nominated by a member of the public.

 

Bat and Building Update @thetrevproject

Building and Bat Update 19-4-17 at thetrevproject

Yesterday we had an inspection from our ecologist and she gave a “tool box talk” to the builders so we are good to go now with building work on the out house. Just in time as 3 swallows turned up yesterday as well.

The upshot is that the builders had to sign to say they had read the conditions of our bat liscence and any new builders arriving on site have to have a toolbox talk from Adrian our foreman before starting work and they have to sign the register. The bat liscence basically says if you see a bat down tools and call the ecologist.

We transitioned from a tarpaulin over the entrance of the building to a semi permanent door see below. Rats could still get into the building as there is a small gap at the bottom of  door. A bat could technically get in but they are unlikely to go down to ground level to get in.

Preparatory work in the house continued –

removing floor boards, cleaning up the ceiling below the floor boards ready for rot and wood worm treatment,

removing doors and wood work in the new kitchen in preparation for mving the toilet etc.

Taking out furniture and floor boards

Etc

There were a couple of interesting finds – a 1967 thrupenney bit and a piece of a 1945 Times Newspaper.

Battingham Palace

Battingham Palace

The first couple of weeks of our building project have actually been primarily involved with the Bat house which we have nicknamed Battingham Palace.

The reason for this is that

  • We cannot work on the out house until the bats are gone and we have to provide them with alternative accommodation.
  • If the swallows start nesting we cannot work on the out house. We cannot exclude swallows as that will also exclude bats.
  • Swallows or any nesting bird cannot be disturbed once it starts nesting.
  • We can only exclude bats in accordance with our liscence from Natural England. (Fortunately now granted, with conditions of course).

So below is a little montage of the building works followed by a little video tour of the house.

   

So lets have a look at the finished building

Well actually the bat house is not quite finished because we have to make some minor modifications to the internals to make the bats more comfortable. We have had our visit by “bat woman”, our local ecologist who is a really nice lady, and we need to make a minor modification to the bat house.

The good news was there was no lesser horseshoe bat in the building but there was one flying about locally (detected by ultrasonic microphone). We have installed a physical barrier but bats only need very small apertures to gain access to the building so we are not guaranteed to exclude bats.

Totally Flipping Batty

Totally Flipping Batty

As many property developers know bats are not your friends. They are a signal that you are going to spend a lot of money on unproductive things.

Let me explain.

As a condition of any planning application or listed building consent  Cornwall Council insist on a bat survey. I stupidly thought “oh well they are cute little creatures there won’t be any around here and if there are some we will encourage them to move on”.

Oh how wrong could I be there are laws about bats.

In England and Wales, the relevant legislation is the Wildlife and Countryside Act(1981) (as amended); the Countryside and Rights of Way Act, 2000; the Natural Environment and Rural Communities Act (NERC, 2006); and by the Conservationof Habitats and Species Regulations (2010).

How does the law protect bats?

It is difficult to summarise succinctly, but basically, it is an offence in the UK to:

❍ deliberately capture, injure or kill a bat

❍ deliberately disturb a bat in a way that would affect its ability to survive, breed or rear young affect the local distribution or abundance of the species.

❍ damage or destroy a roost (this is an ‘absolute’ offence)

❍ possess, control, transport, sell, exchange or offer for sale/exchange any live or dead bat or any part of a bat

Police and court powers

A police officer who suspects with reasonable cause that a person is committing – or has committed – an offence, can stop and search them, search or examine any relevant thing in their possession, and seize it. They can also enter land other than a dwelling house without a warrant, or enter and search a dwelling house with a warrant.

Bat-related offences are arrestable.

The potential fine for each offence is £5,000 and, if more than one bat is involved, £5,000 per bat. An offender can also be imprisoned for six months.

So you see bats are bad news and can cost a lot of money and potentially your liberty. Plenty of incentive to play by the rules even if you think they might be a bit over the top.

So how bad could it be? Well it wouldn’t be that bad would it?

We duly paid for our first bat survey which told us :-    we have bats.

Oh what a surprise!!!

But wait there is more.

We don’t just have bats we have more than one species in more than one location.

Joy of joys.

Not only do we have more than one species but we have a very rare bat. A (only one mind you) lesser horseshoe bat. To quote our ecologist “that makes you a site of county significance” as the Lesser Horsehoe Bat is rare. Alarm bells are now ringing deafeningly. County significance that sounds like very expensive in my mind.

 

What was the conclusion :- you must have a second more expensive emergence survey to see if we can detect more bats and where they come from.

Cue google bats starting with the Bat Conservation Trust

Conclusion of these surveys:-

  • You can do no roof or ceiling work in the house between April and October. Yes that is right you can only work on the roof when its rainy and windy and cold.
  • The out building has the one lesser horse shoe bat (probably a juvenile male kicked out of the breeding roost). You will need a liscence from Natural England to work on that, and, the Council will have to approve your plans before you can apply for the liscence.
  • You can’t work on the building during potential hibernation up to the end of March
  • Oh and by the way you can’t do any work if the swallows start nesting in the building before you start. They will probably start nesting in April.
  • And the coup de grace, you must build alternative accommodation for the one single bat who may well rejoin the main colony any way.

Oh and p.s.

We did DNA analysis on the droppings and there has been an even more rare Greater Horseshoe bat visiting your building. Greater Horseshoes are alsos much bigger creatures.

Who the hell DNA tests random bat poo!!! Kerching, potentially more cost being teed up.

So that is why we are spending significant money on a bat house.  We are not alone and we are not spending as much money as some, but, I could have bought a decent second hand car or a new Dacia Sandero for the money we have to spend.

Or to put it another way we forfeit a bathroom, a small kitchen or similar to help the little furry flying things, don’t you just love them?

To add insult to injury when our ecologist filled in the Natural England liscence application the words “common and widespread” were used to describe the infamous little sod – lesser horse shoe bat. When I queried it I was told “oh they are common and widespread in Cornwall but not through out the country”. Cue banging of my own skull on walls.