GS Renovation opens up ground floors in Ware, replacing the walls between rooms with properly supported openings. A structural engineer we appoint sizes the steel and specifies the bearings, and we prop, cut back in stages and make good afterwards. Building control applications and inspections are coordinated for you, and quotations are free and without obligation.
Find out what is behind the plaster before fixing the layout
The finish on a wall in Ware is not evidence of its construction. The Ware Conservation Area Appraisal records that early timber framed buildings in the town have been refaced in later materials and given later facades, so a later brick frontage can stand in front of an earlier timber frame. An open plan layout drawn against a plan of solid walls can fall apart once the plaster comes off.
We open up a small area early, before the layout is agreed and before a price is fixed. If a frame is present, the opening has to work with the posts and beams rather than through them, and the layout follows the structure instead of the other way round. That order costs a little at the start and saves a redesign halfway through demolition.
Which streets sit in the historic core
Identity Area 1 of the Ware Conservation Area is the central historic core. It covers the High Street south to the River Lea, Church Street, part of Baldock Street and the south part of Crib Street. It also takes in West Street, East Street and Kibes Lane. If your house stands on one of those streets, the external half of an open plan scheme is where the consent questions land.
Internally, the Building Regulations govern the beam and the opening. Externally, conservation area control applies to what a new run of rear glazing or a wider opening looks like, and listed building consent applies to internal work as well where the building is listed. We settle which of those apply at survey, so the structural programme and the consent programme are not running against each other.
Where ten houses are one building
A Ware terrace can be one structure with several front doors. Nos. 3 to 12 Bluecoat Yard are Grade II star listed and are described as a terrace of ten houses that is all one building, built as nurse cottages for the Bluecoat School around 1687 to 1689. An internal wall in a range like that can be doing work for more than the dwelling it stands in.
That is why the engineer's brief covers the structure and not only your rooms. Where a wall is shared with an adjoining owner, the Party Wall etc. Act 1996 brings its own notice periods, and those run in weeks. We flag the shared elements at survey, so the notices go out early rather than becoming the reason the steel sits in the garden.
- Knock-throughs between front and rear reception rooms
- Ventilation and extraction planned for an open kitchen
- Broken-plan layouts and Crittall-style glazed dividers
- Structural engineer coordination and building control sign-off
- Beam depth checked against existing ceiling heights
Why Choose GS Renovation in Ware
Ware homeowners choose GS Renovation for open plan work because the survey comes before the design and the design comes before the price. We open up, let the engineer see the structure, then build what the calculations specify. One team handles demolition, steel, making good, electrics and finishes, so there is one point of contact throughout. We are rated 4.9 from 31 reviews on MyBuilder.
- Fully insured, with cover in place on every site
- Aftercare and snagging support once the job is finished
- Structure and finishes delivered by one team on one programme
- Clean, tidy and reliable tradespeople
- Our own trades on site rather than a chain of subcontractors
- The layout planned around how you actually use the ground floor