Realising their Victorian house would be unsuitable as they approached retirement, Elaine and Tom Devine decided to take matters into their own hands and tackle a new build in their garden, but their timber-framed project faced some planning battles

TEXT ROSEANNE FIELD IMAGES NEIL GORDON (ABERDEENPHOTO.COM)

In Newport-on-Tay in Fife, Scotland, Elaine and Tom Devine were happy in their Victorian house with its spectacular views of the River Tay. However as they were approaching retirement, they realised the house wasn’t going to be practical forever. One of their daughters was also keen to get on the property ladder by buying the house, so moving on made sense for a number of reasons. 

Over the years they had slowly acquired more land at the edges of their land, enlarging their garden into what was the site of a former railway line. They hadn’t intended to build a house, but a large garage to accommodate Tom’s hobby (4×4 vehicles), which would have its own access.

The idea to build a house on the land came after a neighbour built theirs. “I watched that go up and remember thinking ‘I wonder if we could squeeze another house onto our plot’,” Elaine says. But as it was narrow, she “kept thinking it just wouldn’t work.” 

It was back in 2012 – while both Elaine and Tom were still working – that they first approached an architect to draw up plans to submit for planning approval. To find an architect they engaged the help of the Association of Self Build Architects; a network of UK-based, RIBA-approved architects. “In my previous job I had dealt with a lot of architectural firms, and I knew they could be expensive,” Elaine explains. “I wanted one that really understood the self-build market – and who wasn’t going to be too dear.” 

They filled out the questionnaire on the ASBA website, which asks for basic information about the project and intended budget, before a local architect is proposed – in Elaine and Tom’s case, Alistair Graham of Gillespie & Scott Architects. “Alistair came  and viewed the site, and reckoned it was big enough for a three bedroom house,” says Elaine. 

A PLANNING NIGHTMARE

The couple were open to ideas, especially knowing the narrow site meant their design would be constrained. They were also aware of potential issues with overlooking which needed to be addressed. The first design was an ‘upside down’ house to make the most of the river views. It was recommended by the planners for approval, and only two objections were submitted.The rules in Scotland dictate that if there are fewer than six complaints, the planning officer can proceed with the application. 

However, on the final day for any objections there was a twist – the community council lodged an objection, meaning the application automatically went to committee and was refused (in January 2013). Elaine is philosophical: “On reflection, it was the wrong time for us to build, we were still working, and it was a complicated and expensive project.” 

They went away to “lick their wounds,” but they couldn’t get the idea to build out of their minds. “Despite the stress of the first attempt, I just had this itch I wanted to scratch.” By 2017, they had both retired, and decided to give it another go. With more time on her hands, Elaine was able to take greater control over the design and achieve a “complete change of plan” so that neighbours “couldn’t possibly say it was overdeveloped, or not in keeping.” 

They worked with the same architect on the redesigned proposal, abandoning the upside down concept. Once again, the planners were happy but the same two neighbours complained, so Elaine decided to take matters into her own hands. “I wrote a letter to every single member of the planning committee,” she explains. “I knew they wouldn’t read it if it was too long so I kept it to one bullet-pointed sheet of A4.” 

Their earlier problems reappeared, with the community council lodging an objection on the final day, and again going to committee in January 2018. This time however, one councillor – holding Elaine’s letter – put forward a motion for approval, meaning it went to a vote, approved by eight to six. “That personal touch seemed to make the difference.” 

HANDS ON

Tom and Elaine’s main requirement for the house was for it to support their needs the rest of their lives; as opposed to their old house, which was “full of stairs.” They consequently had a goal from the outset for the downstairs to contain a living room, kitchen, bedroom, and bathroom. They also didn’t want the upstairs space to be wasted as a loft, so included further bedrooms and a bathroom, which they use currently. 

Their only other specific ‘ask’ was for a sunny, triple aspect living room. “Other than that I was pretty open,” Elaine says. Part of her previous job role as an environmental health officer meant she saw a lot of people who ended up with unsuitable housing as their needs increased, so they also included wide doors throughout for a wheelchair if necessary in future. Another part of this ‘futureproofing’ was making it well insulated and easy to maintain, which meant forgoing dust-gathering radiators and opting for underfloor heating. 

Because the couple were going to be hands-on with many aspects of the project, Tom wanted the building to be wind and watertight quickly, so they opted for a timber frame kit. They came across Scotframe at one of the Homebuilding & Renovating shows, and were impressed in particular by the company’s closed panel system into which the insulation is injected, including in the roof cassette. 

Before they could start work onsite, Tom’s 6 x 11 metre garage had to be cleared and demolished – something of a sacrifice for him, admits Elaine, but the project became a higher priority than his hobby: “I think he became more interested in the challenge of building.” The garage had already been connected to mains water and electricity – which was “one less hassle” to endure. 

Tom had worked as a slater and roughcaster, so knew about working on sites, dabbling in various trades. While he did a lot of the physical work, Elaine took on the project manager role, as well as labouring wherever she could. While Tom had much of the practical experience required, Elaine’s former job had involved working with architects so she understood a lot of the terminology, and knew how to decipher plans. “We made a good team,” she says. 

They began work in 2018, sorting out the garden – half of which would be for their current house and half for the new house. The work included filling in a large pond and removing around 100 tonnes of soil. By March 2019, they had cleared and demolished the garage, before beginning digging out for the groundworks and foundations in July. They did all this themselves, as well as wheelbarrowing in all the aggregate and sand – necessary because the narrow site meant they couldn’t get the digger round the back of the site. “One of Tom’s best purchases were car ramps so we could take the digger over the trenches dug for the foundations,”
says Elaine. 

To save on cost, they bought the digger as well as the scaffolding (which Tom was able to erect himself) rather than hiring them. As a bonus, they sold them on for virtually the same as the purchase price at the end of the project. 

The foundations were dug and the site was prepped, including the subfloor slab, by Christmas 2019.  It was then a case of waiting for the Scotframe kit to arrive, which it did just in time – exactly three weeks before the first Covid lockdown in March 2020. “We weren’t bored!” Elaine jokes. “We had everything we needed, and we just got stuck in; Tom knew a joiner, and we got a crane.”

Although for the most part the build went smoothly, they encountered one problem with the frame when they discovered the main beam for the roof was 40 cm too short. Scotframe took care of it quickly, arranging for a new beam to be manufactured in Southampton – and ferried by lorry overnight. 

They also faced an issue with how to deal with rainwater, when Scottish Water changed their policy right after they got planning, meaning discharging rainwater into a combined drain was no longer allowed. “After a lot of to-ing and fro-ing, we did eventually get consent so our rainwater was allowed to discharge into the combined sewer via a 10 mm opening,” Elaine says. “But that almost sunk the entire project.” 

Saving on cost was the primary driver behind taking on the majority of work themselves. They were funding the build with their pensions and savings, on the basis they would replenish it when they sold their existing house. They had a rough budget in mind, with some money put aside as a contingency. 

Although looking to keep costs low, Elaine says they didn’t skimp on important things. “We got good quality, low maintenance triple glazed windows and oak stairs,” she says. “We spent money where we felt we needed to.” They were also able to be cost effective; the kitchen is from IKEA, and they chose laminate flooring over the underfloor heating downstairs, with tiles in the bathrooms. By this point Elaine said she was struggling to make decisions, and figured laminate would be easier to replace if she changed her mind. 

Where contractors were required, Elaine made sure she was onsite at all times supervising, and correcting if anything wasn’t being approached correctly. One of her biggest tips is to not assume that the professionals always have the best solutions. One such example was the SuDS surface water attenuation tank, which the structural engineers had proposed to satisfy Scottish Water. It was huge, taking up almost the entire area to the front of the house. “I panicked every time I thought about it,” she says. 

Eventually, she spoke to Building Control who advised using more of the ground as a soakaway, meaning less attenuation tank. “I realised then that the structural engineers had simply designed the system based on the architect’s finished ground plan which was all paving and block, which we hadn’t wanted in the first place,” explains Elaine. “The architect hadn’t realised the consequences of this design, and neither had we. So we removed virtually all the paving apart from a path and patio at the back, and used permeable materials for the driveway.” This reduced the water run off by more than half, consequently also reducing the tank size and cost by over 50%. “The engineers had designed a system to suit the run off rather than considering how to rescue the run off first,” Elaine says.

Another of her tips for other self-builders is to thoroughly think through the consequences of any decisions. As a pre-emptive attempt to placate the planners, they decided to put the house in a lower part of the site than they originally intended – but this meant when they came to connect to the main drains the pipe missed the original connection point. “Fortunately we managed to pick it up at the far corner of the plot, but it meant getting rid of a lot more soil, a lot of pipework to do, and finding somebody to do the sewer work,” Elaine explains. “That simple decision cost us probably about £5,000.” 

SUSTAINABILITY

Throughout the project, Elaine and Tom were conscious of being as sustainable as possible. As well as the timber frame, they reused all the material from the demolished garage, as well as buying second hand slate for the roof, and including whinstone they had excavated to build a retaining wall at the rear of the garden. 

Elaine admits she struggled with other elements of energy efficiency and was initially conflicted when connecting to mains gas appeared the easiest option over anything else. As a slater, Tom was reluctant to put PV panels on their roof – but Elaine asserts: “I’m sure I’ll win him over in the future!” 

Following a “lot of research” and guidance from their plumbing and heating engineer, they decided to install an air source heat pump. At the time Elaine reckoned it could be more expensive to run as well as install, but that with such a well insulated house, they wouldn’t need heating as often. “In the end, the difference between installing gas or the heat pump was covered by the renewable heat incentive, and of course now it may even be fractionally cheaper than using gas, so I’m very pleased,” she says.

Interior design & layout

Downstairs the house has the triple aspect lounge at one end, with the kitchen/dining room at the other end next to the garden. There’s also a small utility room, bedroom and Jack and Jill bathroom. Upstairs are two further bedrooms and a bathroom, an office, and a boiler room. 

The couple wanted the house to be fairly simple and contemporary with clean lines, with Elaine drawing inspiration from self-build shows and magazines. Deciding what to bring from the old house was tough, Elaine admits, the two houses being of very different styles, but a lot of pieces she didn’t want to part with. “I tried to blend old with new and I think it merged quite well.” 

Having been living in the house since April 2021, they love it. Highlighting her favourite feature, Elaine says the double height hallway “is the bit that everybody comes in and goes ‘wow’ at. They’re not expecting it because the house appears small from the outside – it’s a bit like a Tardis.” 

Having created their ‘forever home,’ Elaine flatly refuses the idea of doing another one. “One is enough, it takes over your life,” she says. They finally received their completion certificate in April this year, another high point after all of the challenges. “It was great to finally get it!” she says. “I still look at the house and can’t believe we’ve managed to fit all this in. We’re delighted.”

HIGH POINT

“The biggest high was coming back to site one day to find four walls and a roof where there had been nothing, and you had just been looking at a piece of paper for years.”

LOW POINT

“Getting a contractor in to make the sewage connection. He charged an arm and a leg, and we could’ve done it ourselves, but we were desperate by then!”

ELAINE’S TOP TIPS

• You have to be realistic – if you want to do something with a ‘DIY’ approach you have to have stamina, perseverance and the capacity for relentless hard work.
• Remember there’s a solution to everything, you just have to find it.
• Think through the consequences of every decision you make.
• Don’t always assume the professionals are always right.