If you read my blog or follow my instagram you know that we are in the middle of kitchen renovations.. Today I will be sharing a little update on the progress and will share what we have learnt along the line.
We are taking on a major job, so had to do it the right way. We had to apply for a planning permission to block the rear door, which delayed us a little (it can take up to 8 weeks). Always check with your local authority whether or not you require a permit. Also remember, Planning permission and building control permission is two different things. I have added the links below for the Isle of Man folk (if you are based elsewhere, check your local authority website)
In the meantime, we started to plan and order in appliances, tiles and things we needed for the kitchen. We also ordered a French Door for the dining room. Turning a door into a French door with the same measurement did not require a planning permission. It was made to measure for our specifications and it was anthracite grey, so took a little longer than usual (add Christmas and festive season in the mix and it was 6 weeks before it was delivered!).
As soon as the door was delivered, we started the work. I helped Shaun with removing the window and knocking the wall down and then the boys were left with the task of putting the door in (I had arranged a boozy lunch with the girls even before we knew the door was arriving – not my fault!). Anyways, Mikey from MC Joinery and Shaun did a great job and no doubt I would have been in their way!
Next job on the list was to knock one of the walls down in the kitchen, which was no easy task (this happened the day after my boozy lunch). The electrician said we were ok to take the wall down and would just need to tie the cables on the wall.
It took us around 3 hours in total to remove the wall and the rubble (we didn’t take a break!) and it was bloody hard work. We did not anticipate how much rubble we will have, so don’t forget to invest in a skip!
Also make sure you notify your home insurance company of any works being carried out at your property (before work starts and when they are finished) and have a structural engineer inspect your property to ensure it is safe to remove any walls before you do any work! As it turned out, knocking the second wall would not be as straight forward.
Our first structural engineer failed to notice that the other wall was partly load bearing (top left corner). Thankfully Shaun checked the eaves before we commenced any work and got a second opinion. This now meant we would need building control permission and would need to install a steel beam (we would also need to leave 30 cm on each side of the wall, which meant that the open plan wouldn’t be as open as we had hoped for.. but safety comes first!)
We had to employ a designer to prepare the floor plans and technical drawings designs (before and after plans), structural engineer to prepare a plan of action, his recommendations and cost, as well as apply for the Building control permission. This would involve an inspection as well as appropriate paperwork and fee being submitted. This was an unplanned expense and will cause slight delay in our plans, but if we want to sell our house in the future, the paperwork has to be right.
Whilst the paperwork was being sorted, we went ahead with non-structural work and removed the old plasterboard off the ceiling and blocked up the door in the kitchen. Shaun and I also marked where we wanted the sockets to go and chased them in the wall. The electrician has been to sort out the new sockets and light switch on one side of the kitchen as well as the cable for the range and the new lighting.
This means we don’t have lights or the cooker/oven and now have a temporary kitchen area! I have order an electric hob, which hopefully will arrive shortly!!
The dining room is also without the plasterboard on the ceiling so it is getting a little chilly, but, hopefully the second part of the work will start soon!!
So what’s next?? Once paperwork is sorted, we can remove the second wall and install the beam. Then the plumber will be coming to sort out the pipes for the washing machine, dishwasher and sink. The plasterer will need to render/skim the two blocked up doors and sort out the ceiling.. and the tiler will be in to do the underfloor heating and the floor. Then we will build the cabinets, paint them, change hardware, hook up the lights…..and and and… more updates to follow!!
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We’ve had a busy day today shopping for paint samples and planning the kitchen .. we’ve ordered the French door, all the appliances and the range .. I’m so excited I can’t even tell you .. now the most important job – picking the cabinet colours .. I’m thinking Wimborne white for the cabinets and railings (the darkest one on the left) for the island .. what do you think ? #farrowandball #myfabhome #paint #painting #kitchen #tilestyle #myhome2inspire #myhomevibe #kitchenrenovation #fromevijawithlove #grey #beautifulhome #mymodernhome #sorealhomes #passonsomepositive
Helpful contacts and links (Isle of Man):-
- Isle of Man Building Control
- Isle of Man Planning Applications and Resources
- Structural Engineer – John Sullivan from JBA (IOM) Limited
- Technical Drawings and Floor Plans – Julia Shipley
- Map Prints price list and details – plans that will need to go with the application
- MC Joinery & Maintenance – Mikey Cowin
- NK Plastering Services – Neil Kemp
Don’t forget to follow my Instagram and stories to see LOTS of behind the scenes whilst we do our renovations!!