Garage build

[GSDGPW]

I’ve always enjoyed looking at other people’s garage builds on here. So thought if there was any interest I would post a record of my garage build on here.
Having moved here last year applying for planning permission for a triple garage was high on the list of priorities.
An architect was duly instructed, who suggested that actually the cost of putting accommodation above would be a worthwhile exercise both from a cost, and extra work perspective.
I didn’t think for one minute that planning permission would be granted, but to my surprise and delight it went straight through.
Fast forward to today after months of boreholes, structural engineers calculations and architects drawings we are ready to start.
Initially piling was the only option, but the cost was astronomical, the structural engineer designed concrete footings, 2.4m deep which although will be expensive, was considerably cheaper than the piling option.
A JCB arrived lunchtime today, a dumper is arriving in the morning along with a 1.5 tonne 360 degree excavator.
Demolition and site clearance commences in the morning.

Edited by GSDGPW on Sunday 23 May 22:25

[GSDGPW]

[GSDGPW]

Day one over, didn’t go exactly to plan as the building inspector wasn’t happy with the structural engineers tree calculations. He seems hellbent on piling and the engineer is adamant that she has over engineered the footings. Hopefully there is no reason why we can’t proceed tomorrow with strip footings. Wish me luck guys.
First of many grab lorries is arriving 8am, I’m getting a bit stressed and can’t wait to get out of the ground. The reason for the depth is a combination of clay and trees, primarily the conifers.
With regard to cost and I may be being hopelessly optimistic, I am hoping that I can get the shell watertight and the outside finished for something in the region of 60k.
I’m not planning on fitting out the upstairs as I believe that you have to pay council tax when it is finished. Maybe someone in the know can advise.

[GSDGPW]

[GSDGPW]

[GSDGPW]

After speaking to piling companies, figures of 30k were bandied about. I am reckoning on about 10-12k, this figure includes plant hire, muckaway, concrete,claymaster board and some labour. If the worst case scenario is 15k I’ll be happy with that.

[GSDGPW]

Good news from the building inspector, well I guess in the scheme of things it is good news, we have finally come to an agreement that 2.5m depth all round is acceptable. It’s pushed up the concrete costs but if all goes to plan will still be considerably cheaper than piling. The JCB driver is a little worried due to the depth, my stress levels are through the roof. Roll on the day when we are out of the ground.
On a more positive note the site is now completely clear, all the old footings and floor slab were pulled up, two grab lorries took away all the masonry and concrete and I loaded my trusty old pickup and took two loads of guttering, tree roots and timber to our local tip.
An old oil drum was acquired, 5 minutes spent putting ventilation holes in it then a day spent burning all the old roof timbers and batten.
Digging trenches starts in earnest tomorrow. Reports to follow.

[GSDGPW]

It came down to NHBC guidelines I believe. The structural engineer worked it out according to a reasonable height conifer. The building inspector said we had to presume they were 20m maximum to allow for future growth. There is no way they would ever grow that tall, but I guess that actually he is correct. So the depth was worked out presuming that the conifers were massive.
100mm more isn’t the end of the world.
I’m trying to do everything exactly right, hence the borehole, structural engineer, and council building inspector.
The last thing I want is any problems further down the line.

[GSDGPW]

It’s going to be brick and block construction with 100mm insulated cavity. The accommodation up stairs will be timber with brickwork gables.

[GSDGPW]

I totally agree with you, I have just retired after 30 years as a frontline firefighter so believe you me I take health and safety very very seriously. No one will be going down any trenches. The jcb has more than enough reach , and he has bought a toothless bucket for the final bottoming out. The claymaster boards are 2.4m long so can be put in from the top. If we do get collapses then it’s lots of shuttering and props. Fortunately my digger driver is an old school leave nothing to chance operator.
Your comments are appreciated and taken on board and I can assure you everybody on sites safety will be of the utmost importance.
Setting out this morning, then digging
Wish me luck

[GSDGPW]

I don’t know whether today was a good day or not. Spent the morning setting out, I had spent up until now thinking that perhaps I should have gone a little bigger, but seeing it pegged out the opposite thoughts started creeping in. Still no going back now, and what a fantastic sized garage it will be. The upstairs will be a bonus especially when eventually there is a self contained flat up there. I can’t wait to get all my vehicles out of storage, where they have been for over a year.
I am so encouraged by all the positive comments and advice on here which makes me glad to have started this thread.
I have always loved following other people’s builds so nice to give something back.
So, back to today, after speaking to concrete suppliers last week I was told “no need to book just give us a day or so’s notice” fast forward to this morning for a Friday morning slot and you’ve guessed it, earliest is next Friday mate grrrrrrrrrr !
I’ve got somebody else for Wednesday so taking into account the bank holiday I’ve lost two days. The digger driver is cautiously optimistic for a Friday finish then Monday clear the footing for the void under block and beam.
Thanks for the claymaster tip, I’ve pinned it to the trench sides with T’s cut from weld mesh before but I’ll drop lean mix in the trench as well prior to the pour.
A basement would be lovely but way out of my price range. I’m stretching myself to build this. Aside from the costs involved I wouldn’t like to guess at the cost of steelworks, concrete and professional fees. This is Essex not Kensington.
So not much is going to happen for the next few days other than a portaloo being delivered.

[GSDGPW]

Yes I’ll be doing a lot of the labour myself, I will just be building the shell. Not finishing completely so fingers crossed for me that I come in on budget.I do have a slight contingency but not much. I have been stockpiling freebies along the way from Facebook marketplace, the best one being 1000 brand new engineering bricks. 20 clay air bricks and a brand new set of miss measured stairs. I am counting every penny and calling in favours where ever I can.I’ve already saved on two skips by going to our local tip. I’ve got an old Mazda b2500 workhorse pickup which is just the most useful vehicle to have on a build like this.

[GSDGPW]

Totally agree, I’m guessing that the pickup has already covered its cost and the cost of tax and insurance. I know that my budget is really tight for what I want. Every penny counts. I’m picking up some type one left over from somebody’s job later. That’s another £35 saved. It’s amazing the difference in price for sand and aggregate between builders merchants and collecting it yourself from the pit.

[GSDGPW]

Work resumed today on the garage build, I felt sick to the stomach as the first digger bucket pierced the ground. The depth of the trenches has really worried me, not so much the safety aspect as no one is going down the trenches, but the risk of collapse and associated rise in cost and time. What if we find water and can’t get it out of the trench and all matter of other negative thoughts. As it turned out it seems that my fears were hopefully unfounded. The jcb pulled out the footings to a depth of 2.5m with ease. Trenches were dry all the way to the bottom, the clay was coming out moist and crumbly. No roots in at all past about 900mm.
The building inspector came and passed the first trench so tomorrow we concrete. Two lorry loads 16m in total.
The grab lorry turned up to the minute and took away the third load.
The outside footing will be done in three pours, on consecutive days if all goes to plan. Six starter bars were secured through a 600mm wide piece of shuttering ply while above ground. This was then carefully lowered into the trench and secured upright with 3m lengths of rebar banged into the trench floor. The space in front of the part to be concreted tomorrow was then gently filled with loose material to give the concrete something to push against. The starter bars were then pushed level with a length of 2x2, again all done from above. It took a while to do all of this from above, and the shuttering ply will have to be sacrificed when we join up the trenches but better we all stay safe !
The portaloo turned up today as well, although it’s only about £25 a week it’s easy to see how costs can escalate.
I’ll let you know how the pour goes tomorrow, hopefully without a hitch, wish me luck.

[GSDGPW]

[GSDGPW]

[GSDGPW]

Today went well with only a couple of stressful moments, the trenches stayed intact overnight so first job was to pin the claymaster round the inside of the trench 500mm up as per nhbc advice.
We then moved round to the other side and started to pull the next footing. No dramas till we found an old soak away but we are going a meter deeper than the bottom I don’t envisage any problems., I’m going to have to dig a new soak away for the garage anyway. I always knew that it was going to be two full loads to reach up to where we had stopped. After the first load went in it was obvious that we weren’t half way up the trench. It turned out that the lorry only carries 7 m of concrete due to weight constraints rather than 8m as advised by the office. The driver was a star though, and went and picked up an extra couple of metres so the trench was filled and levelled .
3 loads tomorrow if all goes to plan so fingers crossed by Friday we might have all the perimeter trenches dug and poured.

[GSDGPW]

[GSDGPW]

Another great day with everything going to plan. Yesterday’s dig was joined up with yesterday’s pour and then the front return was carried on for a couple of metres along the front. The trench across the front was changed to 900mm wide to make it easier to dig, rather than a 600mm trench with meter square pads for the piers of the garage. It will cost me a few metres more concrete but will be so much easier to dig. The only trouble is each linear metre takes at least 2m of concrete. I am having to use a 6 wheel mixer lorry as an 8 wheeler can’t make the corner at the top of the lane. We are using a 6 wheel grab as well. The 6 wheel mixer only carries 7m and time only allows for 3 pours in a day. I have to wait for the building inspectors, I guess I could leave open trenches get the inspection done then concrete the next day. I am feeling very lucky that we haven’t had any collapses so I don’t want to push it. The upshot of this ramble is that I have to plan each pour to be 20 m.
We can possibly do the last section in one but I think it will probably be two. The good thing is that we can possibly combine the internal trenches (for the block and beam) at the same time.
Fortunately the building inspector is happy with 1.5m trenches across the middle with starter bars chem fixed into the side trenches.
Well that’s where we are at the moment, not going to dig tomorrow, going to have a massive clear up of the site. Two grab lorries booked, that will be eight so far.
I’ve promised the ground workers a bbq tomorrow as a reward for their hard work and patience. The digger driver is simply the most skilled machine operator I’ve ever seen. I first met him about 20 years ago at a fire in a muck heap. (I’ve just retired after 30 years as a firefighter) he was pulling the heap apart for us with a 360.

Edited by GSDGPW on Saturday 5th June 00:01

[GSDGPW]