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[19] How Two First Timers Converted a 1938 Waterworks
Map data: Google, Airbus

Location

  • East Midlands

Build Start

  • ~2001

Architect

  • Leanne Smith, Chris Jones

Total Floor Area

  • 372 m²
  • [Source: Estimate ]
Two complete first-timers spot a disused 1938 waterworks, decide it is the one, and then spend roughly three years forcing it through ownership and planning hurdles just to earn the right to begin. What follows is a conversion defined by scale, twenty eight steel framed windows, a huge internal volume, and a deliberate choice to keep the industrial soul visible rather than paying to hide it. With mortgage stage releases controlling cashflow and momentum, they lean on business discipline, family building advice, and carefully chosen trades to turn an old utility shell into a liveable home without losing what made it special.

Site Purchase Price

  • £ 87,700

Site Area

  • 21,060m²

Site Cost Per m²

  • £ 4

Initial Budget

  • £ 208,400

Total Spend

  • £ 241,300

Budget Overspend

  • 15.79%

Cost Per m²

  • £ 649

Site Coverage

  • 1.93%

Plot Ratio

  • 1.76%
All Figures Indexed To
  • 02 May 2025

Construction Type

  • Blockwork, Brick

Materials

  • Brick, Brickwork, Concrete, Concrete Blocks, Steel

Features

  • High Ceilings, Renovation, Waterworks, Woodland Setting

Two complete first-timers spot a disused 1938 waterworks, decide it is the one, and then spend roughly three years forcing it through ownership and planning hurdles just to earn the right to begin. What follows is a conversion defined by scale, twenty eight steel framed windows, a huge internal volume, and a deliberate choice to keep the industrial soul visible rather than paying to hide it. With mortgage stage releases controlling cashflow and momentum, they lean on business discipline, family building advice, and carefully chosen trades to turn an old utility shell into a liveable home without losing what made it special.

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Grand Review

  • 19

Lesson Learned

  • 1
Conduct Thorough Research Before Buying

Before purchasing a property, ensure you conduct extensive research on the ownership, legal restrictions (such as covenants), and the condition of the building. Chris and Leanne faced a long three-year struggle to understand the ownership and planning matters for their waterworks property.

  • Buying Land, Regulations

Grand Review

  • 19

Lesson Learned

  • 2
Budget For Unexpected Costs

Always include a contingency in your budget for unanticipated expenses, as renovations often reveal hidden problems that require additional funding. Throughout the project, navigating fiscal limitations was a constant challenge for Chris and Leanne.

  • Budget, Unexpected Costs

Grand Review

  • 19

Lesson Learned

  • 3
Prioritise Experience In Project Management

If you lack construction experience, consider hiring or consulting with professionals for certain tasks. Chris and Leanne chose to do most work themselves, which led to a steep learning curve and some delays—professional input could have streamlined their efforts.

  • DIY, Professional, Time Management

Grand Review

  • 19

Lesson Learned

  • 4
Choose The Right Time For Exterior Work

Be mindful of the seasons when planning outdoor work. Bad weather can significantly halt progress, as was experienced when roofing installations were delayed by winter conditions.

  • Time Management, Weather

Grand Review

  • 19

Lesson Learned

  • 5
Understand Your Limits

While DIY projects can be rewarding, recognising when a job requires a professional (e.g., roofing, plumbing) is critical. Leanne and Chris had to tackle massive physical jobs themselves, which led to exhaustion and could potentially lead to mistakes.

  • DIY, Professional

Grand Review

  • 19

Lesson Learned

  • 6
Embrace The Unique Aspects Of Your Project

Instead of trying to mask the building’s industrial features, work with them. Chris and Leanne left pipes and industrial elements exposed, which contributed to the building’s character and minimised renovation costs.

  • Challenges, Construction, Design

Grand Review

  • 19

Lesson Learned

  • 7
Keep Track Of Numerous Tasks

Managing a large project with many moving parts requires a good organisational system. Chris and Leanne found it challenging to keep track of all the tasks, suppliers, and scheduling. A clear timeline and checklist can help keep the project on track.

  • Time Management

Grand Review

  • 19

Lesson Learned

  • 8
Balance Design With Practicality

While it’s great to have creative ideas (like using a Mini Cooper as a desk), ensure they align with functionality and practicality in your living space. Consider if the design elements serve a purpose as well as contribute to aesthetics.

  • Design

Grand Review

  • 19

Lesson Learned

  • 9
Maintain Communication And Flexibility

Steps taken in the project must often be flexible to accommodate unforeseen issues. Chris and Leanne became adept at making quick decisions when faced with delays or changes—this adaptability is crucial in a self-build.

  • Time Management, Working With Others

Grand Review

  • 19

Lesson Learned

  • 10
Take Breaks And Avoid Burnout

The couple often worked every spare hour they had, which led to physical and mental fatigue. It’s important to schedule downtime to recharge during a lengthy project to maintain long-term motivation and mental health.

  • Reflections

Grand Review

  • 19

Lesson Learned

  • 11
Celebrate Small Victories

The build process can be overwhelming, so it’s important to celebrate milestones—this can keep you motivated and focused on the project’s ultimate completion.

  • Reflections

Grand Review

  • 19

Lesson Learned

  • 12
Consider Future Value

Think about how design and renovation choices will impact the future value of the property. Their choices led to an impressive projected increase in property value, showing that necessary upgrades and aesthetic considerations can pay off in the long run.

  • Budget, Reflections

Acknowledgment:

This is a non-commercial review carried out for the purposes of study in developing an understanding of the requirements of self-build in the UK.

The views and opinions expressed are my own and is not affiliated in any way with Grand Designs or Channel 4.  All information on this page has been gathered from publicly available sources.

The plot/site information was located using Land Registry and The Department for Levelling Up, Housing & Communities Data which contains public sector information licensed under the Open Government Licence v3.0.

The lessons learned are derived from my interpretations and observations of a publicly disseminated case study and are in no way meant to be a substitute to the original.

Click here to view the original case study on the Channel 4 website.

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