Job Ref: 498
ALTERATIONS AND REFURBISHMENT EXTENSION
IVY COTTAGE
6 Cross Chapel Street, Headingley, Leeds, LS6 3JE
Grade II Listed Building, Ref: 93-61/730
METHOD STATEMENT & SCHEDULE OF WORKS
General
All works shown on Drawings to be included.
£
p
Demolition / Alterations / stripping out
A1
Remove all existing curtains, curtain tracks, window blinds, handrail & patresses, dado
rails, cupboard to electric meter, floor finishes (carpets, vinyl's), shelves, sanitary ware,
mirrors, light fittings, kitchen units, cookers, sinks, washing machines and cart from site.
£
p
A2
Remove existing hollow core doors and cart from site.
£
p
A3
Remove original panelled doors from bathroom and bedroom doors and set aside for reuse.
£
p
A4
Remove existing wall and door forming walk-in wardrobe from the first floor bedroom.
(Note - original cupboard and door over stair bulkhead to be retained.)
£
p
A5
Remove from the external walls of the building any cables, alarm boxes, signs, junction
boxes, protection boards to windows, brackets etc.
£
p
A6
Strip all wallpaper and ceramic tiles from walls.
£
p
A7
Remove all existing lath and plaster ceilings from first floor and ground floor ceilings.
£
p
A8
Remove existing partition walls from first floor forming bathroom and adjacent bedroom
and cart from site.
£
p
A9
Remove existing bathroom window frame and cart away from site.
£
p
A10
Remove 2No. fire surrounds in bedrooms and wall up fire place opening in blockwork
and plaster with remedial plaster and skim
£
p
A11
Strip out all existing services back to the meter for gas and electric and back to the stop
tap for water.
£
p
A12
Carefully needle and prop the existing external wall above the proposed opening in the
kitchen, break out the external wall and install 3No 203 x 133 x 30 UBs. steel beams.
Beams to be primed and painted with bitumen paint. Beams to be sat on a concrete
padstone 150mm thick x 225mm deep and thickness of the wall. Make good the jambs
of the opening on the brickwork to provide a solid wall.
£
p
A13
Trial hole to be made in wall prior to installing needles, if it is found to be a rubble-fill
£
wall which is loose, holes are to be drilled and a 1 part PVA bonding agent to 5 parts
water is to be poured into cavity along length of wall to stabilise the rubble.
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A14
Carefully needle and prop the existing external wall above the proposed opening to new
bathroom make good jambs in brickwork and install 100x140 concrete lintels to
thickness of wall.
£
p
A15
Uplift existing chipboard loose laid over original stone flag floor and cart away.
£
p
A16
Remove existing lounge door frame and architraves and make good plaster to form
opening.
£
p
A17
Remove existing timber porch and cart away.
£
p
A18
Make good any existing floor boards, refix any loose boards. Any new services to be
laid in existing routes or installed from below floor to prevent any further damage to
original floor boards.
£
p
A19
Remove existing steel gate from front door and cart away.
£
p
A20
Demolish existing brick single storey toilet extension (off the existing lounge) down to
300mm below ground level, grub up any drains and cart away any debris.
£
p
A21
Remove existing roof covering roof structure, gable end window and concrete
blockwork to top of wall to single storey rear extension, and cart away.
£
p
A22
Burn off internally and externally existing paint, remove existing putties and overhaul all
existing windows, including chopping out any local areas of rotten timber and splice in
new matching timber to match type and profile of existing windows. Include for
replacing any damaged or badly worn sash cords. Replace all existing locks with new
brass sash locks. Allow for painting upon completion with 1 No. coat primer, 1 No.
coats undercoat, and 2 No. coat gloss paint.
£
p
A23
Replace existing timber frame to front external door, provide new painted hardwood
size to match existing. Provide new aluminium threshold with neoprene insert. Replace
existing timber weather bar to face of door with new painted hardwood weather bar.
Prepare existing door and paint with 1 primer, 1 undercoat and 2 gloss. Provide new
mortise lock, night latch and door handles in brass.
£
p
A24
Break out new opening to new bathroom make good jambs in brickwork and install
100x140 concrete lintels to thickness of wall.
£
p
A25
Break up existing stone flags and dig out to a depth of 150mm. provide 25mm sand
blinding back and allow for 1200 gauge visqueen DPM lapped up at external walls.
Provide 125mm polymer fibre reinforced concrete screed.
£
p
A26
Remove existing boards and fire surrounds from first floor bedrooms and wall up
openings in blockwork and plaster and skim flush with wall.
£
p
A27
Remove existing plasterboard from fire opening, retain and protect existing original fire
surrounds and wall up opening in blockwork and plaster and skim.
£
p
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External Walls
EW1 Rake out all mortar joints by hand to a depth of minimum 25mm deep (but not less than
width of the joint). Brush out all joints with a stiff brush. No mechanical tools to be used
eg grinding discs
£
p
EW2 Low pressure wash (assisted by bristle brushing) all walls to remove algae, mould and
loose stone particles. No chemicals or high pressure washing are to be used. Allow for
removing existing masonry paint around external front door. If additional cleaning
required to remove any stubborn paint or stains details to be submitted for approval by
the Architect and conservation officer prior to use on site.
£
p
EW3 Re-point all mortar joints with a lime sand mortar mix, 1 part lime putty; 3 parts sand.
On no account should joints be struck or finished proud of the masonry face. Mortar to
be filled as far back as possible between the stones and finish flush, then brushed back
with a bristle brush to expose both the aggregate and edges of the adjacent stone.
Sample panel of pointing, approx. 1m² to be prepared for approval of Architect.
£
p
EW4 Remove existing timber gutters and PVC rainwater pipes and replace new timber
gutters to match existing size and profile. Allow for painting gutters internally with 2 No.
coats bitumen paint and externally with 1 No. coat primer, 2 No. coats undercoat, and 1
No. coat gloss paint. Any joints to be made with butt joints and lead liner with bitumen
based polymer mastic to the butt joint and lead liner. Rainwater pipes to be replaced
with 75mm black pvc downpipes, connected to lead outlet from gutter and connected
into replaced gully. Allow for additional metal gutter brackets to match existing on front
elevation and replace any damaged.
£
p
EW5 Rebuild wall of single storey extension with stone to match existing where blockwork
removed, stone to be 150 nominal thickness and the be coursed to match existing and
to match in colour, texture and face.
£
p
EW6 Any loose stones to wall tops at gutter level and gable to be removed and rebedded on
1:3 lime putty:sand mortar
£
p
EW7 Break out existing external wall to west elevation to form new window to Bedroom 3.
Allow for stone lintel and cill to match existing and a Naylor 100x140mm precast
concrete or equal lintel to internal wall. Allow for new sash window to match existing in
size, profile and decorate with 1 primer, 1 undercoat and 2 gloss.
£
p
EW8 Break out existing external wall to east elevation to form larger new window to Bedroom
1. Allow for stone lintel and cill to match existing and a Naylor 100x140mm precast
concrete or equal lintel to internal wall. Allow for new sash window to match existing in
size, profile and decorate with 1 primer, 1 undercoat and 2 gloss.
£
p
EW9 Any loose stones to wall tops at gutter level and gable to be removed and rebedded on
1:3 lime putty:sand mortar
£
p
£
p
Infill existing toilet door opening, kitchen gable window, and rear single storey wall (top
where existing blocks are removed) with stone to match existing adjacent wall in colour,
texture, size and finish. Internally wall up with 100mm blockwork, 50mm TW50
Kingspan insulation and minimum 50mm cavity. New stonework to be toothed into
existing wall to avoid any straight vertical joints. Mortar to stone to match mortar used
on re-pointing. Plaster walls internally with 2 No. coats 13mm plaster. Allow for wall
ties on each block course, and minimum 2 No. per course. Provide 'L' shaped ties
screwed and plugged to existing walls on each block course.
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Internal New Works
N1
Install new 75mm x 50mm timber stud partitions with 25mm Isowool insulation between
studs. Studs to be 400mm horizontal centres and noggins provided at 1200mm vertical
centres. Plasterboard both sides with wallboard 10kg each side with skim finish.
Provide timber skirtings both sides to match existing.
£
p
N2
Plaster existing walls with remedial plaster where existing plaster is removed, and skim
full wall including existing retained. Allow for carefully removing existing skirtings and refixing upon completion. Any damaged skirtings to be replaced to match existing profile.
£
p
N3
Hack off plaster to 1m above ground floor to all existing walls and insert a remedial
injection DPC and re-plaster walls with remedial plaster and skim.
£
p
Allow for replacing existing skirtings which do not match original profile as shown on drg
498-503
£
p
N5
Allow for new kitchen base units, wall units, oven, hob, sink, extractor, worktop as
shown on drawing 498-503 and as NBS specification.
£
p
N6
Provide and install sanitary fittings to bathroom as shown on drawings and as detailed
in NBS specification.
£
p
N7
Replace handrails and brackets and patresses with new chrome brackets on painted
softwood patress and stained softwood handrails.
£
p
N8
Allow for 5 No. 838x1981 - 6 softwood panelled internal doors, frames and architraves
to match existing. (note kitchen door to be half hour fire rated).
£
p
N9
Allow for replacing existing door to store under stair with new 6 panelled door to match
existing.
£
p
N10
Provide and fix new ironmongery to all doors including hinges, handles, locks, night
latches as necessary to client requirements.
£
p
N11
Allow for new 100 x 150 x 6.3 RHS in new lounge area to be used to provide extra
rigidity to floor. Paint steel with intumescent paint to provide half hour fire resistance
and clad over with timber to form a mock timber beam.
£
p
N12
Plasterboard ground and first floor ceilings with 12.5 wallboard 10kg with skim finish.
£
p
N13
Allow for 100mm Rockwool Flexi between existing joists. To be supported by new
plasterboard ceiling.
£
p
N14
Encase steel beams in new opening in kitchen with timber frame and 12.5 fire line
board and skim to provide half hour fire resistance.
£
p
N15
Allow for treating existing first floor timbers with preservative treatment to prevent
fungus and insect infestation.
£
p
N16
Allow for decoration all walls and ceilings with 1 mist coat and 2 coats trade matt
emulsion, see NBS specification for full details.
£
p
N17
Allow for painting all woodwork with primer, undercoat and gloss to NBS specification.
£
p
N18
Provide 150 x 150 ceramic tiles to kitchen as shown on drawing 498-503, allow £15 pc
sum for supply of tiles.
£
p
N19
Provide 150 x 150 ceramic tiles to bathroom to all walls full height, allow £15 pc sum for
£
supply of tiles.
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N4
Roof Works
Roof structure to rear lean to roof to comprises of 50 x 150mm C16 grade timber rafters
R1
@ 400mm centres supported on existing wall with 75 x 100mm timber wall plate and
joist hangers fixed to existing external wall. (alternative fix 50 x 150 timber bolted to wall
with M12 resin anchor bolts minimum length into wall 100mm at 300crs).
£
p
R2
Lean to roof 110mm Kingspan Thermapitch TP10 laid between rafters underlined with
Kingspan Kooltherm K18 Insulated Dry-lining Board comprising 12.5 mm plasterboard
and 25 mm of insulation, to achieve 0.18 W/m2.k with plaster skim finish.
£
p
R3
Provide code 4 lead flashing to lean to roof and external wall as detailed..
£
p
R4
Allow for Natural reclaimed slates to match existing on lean to roof on 50mm x 25mm
treated sw battens on one layer Kingspan Nilvent Breathable sarking membrane, to be
installed in full accordance with manufacturer's instructions on to rafters.
£
p
R5
Provide 3 No. Velux 780x1180 conservation roof lights in new single storey roof.
Installation and flashings to manufactures details.
£
p
R6
Existing roof covering to be removed back to rafters. Existing slates to be set aside for
re-roofing with additional to replace any breakages on new 50mm x 25mm treated sw
battens on one layer Kingspan Nilvent Breathable sarking membrane, to be installed in
full accordance with manufacturer's instructions.
£
p
R7
Between existing ceiling joists in main roof void provide 100mm Rockwool insulation
between existing ceiling joists with 170mm Rockwool insulation over to achieve 0.16
W/m2.k
£
p
R8
Allow for Repair / replace any damaged or rotten purlins or trusses to match existing.
£
p
R9
Allow for treating existing roof timbers with preservative treatment to prevent fungus
and insect infestation.
£
p
R10
Allow for replacing the following timbers in the roof void:
75 x 50 rafters provisional quantity 25linm
225 x 75 purlin provisional quantity 15linm
75 x 50 ceiling rafter provisional quantity 20linm
£
£
£
p
p
p
R11
Allow for removing existing galvanised chimney cowls and replace with terracotta
chimney caps in existing pots to prevent water entering the chimney stacks.
£
p
R12
Hack off existing render and render both chimney stacks in 2 coat sand cement 20mm
thick. Allow for hacking off mortar haunch around chimney pots and renew / rebed pots
and haunch on completion. Render and mortar haunch to have added waterproof
additive added.
£
p
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Mechanical and Electrical works
(see NBS Specification sections S90, S91, T90, U90 and V90 for further details.)
ME1
S90 Hot and cold water supply
£
p
£
p
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p
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p
£
p
Design, supply and install new hot and cold water supplies to kitchen appliances and bathroom
fittings as shown on tender drawings and as per NBS specification S90.
ME2
S91 Gas supply
Design, supply and install new gas pipe work for boiler and kitchen hob to locations as shown on
tender drawings and as per NBS specification S91.
ME3
T90 Heating System
Design, supply and install new heating system including combi condensing boiler with 90%
SEDBUK efficiency or greater, radiators, towel rails, thermostatic radiator valves, room thermostat
in dining room and timer integral with boiler. Locations as shown on tender drawing and as per
NBS specification T90
ME4
U90 Ventilation
Provide bathroom extractor fan and kitchen cooker extractor locations as shown on tender
drawings and as per NBS specification U90.
ME5
V90 Electrical installation
Design, supply and install electrical installation including, new distribution board, earthing, small
power, isolation fused spurs, light switches, lights, smoke detectors, external lights.
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External works
E1
Remove existing fence to garden south boundary and cart away.
£
p
E2
Remove existing gates and timber posts and cart away.
£
p
E3
Remove existing garden wall to north boundary.
£
p
E4
Excavate to a reduced levels to area of new paving area to form car parking / garden /
pea gravel area.
£
p
E5
Fell and remove from site 5 No. trees as shown on site plan
£
p
E6
Remove existing stone kerb and landscape boarder
£
p
E7
Provide new stone gate post to match existing with rounded head.
£
p
E8
Provide and install 3No timber gates as detail to be size of existing opening fixed on
new timber gate posts cast in to concrete pad foundation minimum 500x500x500mm
£
p
E9
Allow for New block paving car parking area and path to be Marshalls Tegula Cobble Harvest on 50mm sand binding on 150mm hardcore laid to manufactures details and
specification.
£
p
E10
Provide new timber boarded fence to northern and southern boundary. Fence posts to
be cast in to concrete pad foundation 300x300x600 deep.
£
p
E11
Provide 9No. Euonymus Silver and 12No. Euonymus Gold container grown plants size
3 Litre allow for minimum 150mm topsoil with 50mmm bark mulch
£
p
E12
Provide 21No Heather - Erica Various Varieties in clumps of 3. Container grown plant
size 3 Litre allow for minimum 150mm topsoil with 50mmm bark mulch
£
p
E13
Provide 6No Rhododendron - Various Varieties. Container grown plant size 5 Litre
allow for minimum 150mm topsoil with 50mmm bark mulch
£
p
E14
Provide 200 wide decking board on edge to form planter, planter to be 100mm below
floor level.
£
p
E15
New timber bin store constructed using 100x100 timber posts set in 500x500x500mm
concrete with 50x32mm rails and 100x32mm boards with 20mm gaps. Bin store to be
1.8m high
£
p
E16
Allow for 50mm thick layer of pea gravel on weed suppression membrane to rear of
building.
£
p
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DRAINAGE
D1
Allow for surveying, testing, cleaning and CCTV survey of all existing drainage on site
prior to works commencing and provide copy to architect.
£
p
Surface Water
D2
Provide 2No yard gullies as shown on site plan and as detail on drawing 498-502
£
p
D3
Provide new gullies for rainwater pipes as shown on site plan and allow for connecting
to existing drain.
£
p
Foul Water
D4
Allow for new kitchen sink and washing machine connections to discharge in to existing
gully at rear of single storey extension. Allow for cleaning existing drains and testing
pipes.
£
p
D5
Provide new Manhole to North East of property. New SVP to be formed and drainage
from bathroom to be connected.
£
p
D6
New drainage to be connected to existing manhole on site. Allow for cleaning and
testing existing drain pipes.
£
p
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SUMMARY
Page 1
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Page 2
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Page 3
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Page 4
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Page 5
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Page 6
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Page 7
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Page 8
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Page 9
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PROVISIONAL SUMS
P1
Additional drainage works
£ 1,000.00
P2
Additional plaster works
£ 2,000.00
P3
Floor finishes
£ 1,750.00
P4
Additional steel beams / timber replacement
£ 1,500.00
P5
Contingencies
£ 7,500.00
TOTAL
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