Pemu

I think what I am exploring is classified as a "garage conversion" and according to the article below, there are companies that specialise in this. If anyone can recommend any such companies that serve North London, please do so. https://www.homebuilding.co.uk/garage-conversion/ They also mention that foundation will likely need investigating to see if they need reinforcing. The also mention it requires "change of use". Is that like a separate application to the full planning application?

Thank you for all the very useful advice everyone has offered. Based on my specific circumstances, I'm currently inclined towards seriously exploring the idea of getting planning permission to convert the current structure into a habitable/rentable space. The main attraction is that this will help me buy more time to start the eventual build and give me a relative safety net if something goes wrong and I can't build at all in the next 5 years. As advised above, I understand that will require various things like a proper planning application, separation of services, register for council tax, etc. San anyone share thoughts or advice on the following for now: 1: Is there anyway I can get a survey done of the current structure to advise me if it's likely I could get planning permission for it as well as a list of work that would be required to meet BC regulations, etc. ? Is there any particular type of professional service I can employ for that and how much might that cost? 2: The current structure has been there for well over 10 years (well, 41 to be precise). Will that make BC, etc., any easier, or will they hold the building up to the same standard as a new build? The owner doesn't have any documentation for the work as it was probably carried out a few owners ago. Thanks again

Am I correct in understanding that standard residential duty will be payable on the purchase price of the land regardless of any of the above possibilities due to it originally being part of a residential property? I read some details on this site: https://www.mortgagesforbusiness.co.uk/news-insight/2015/february/stamp-duty-land-tax-on-development-land-purchases/ If anyone knows any different please let me know.

What do you mean by "detailed"? DO you mean submitting detailed plans to the council, including engineer's drawings, etc.? If so, none of that has been done. It's just a basic outline for the principal planning permission. Sorry if I'm messing up all the jargon.

Thank you for the ideas. When you say Outline Permission expiring, you mean the 3 years on the permission for the new dwelling expiring or coming close by the time the seller has managed to get all the utilities separated, etc? A lot to think about... Please do continue with your thoughts, even anything that's stating the obvious as it probably won't be for me.

Thank you for the thoughts. So, the cost and hassle of making it habitable, only to then later demolish it could potentially outweigh the income gained from renting it out for 18-24 months. The potential income in that period would be £10-15k. Other than all of the above, from a Planning Permission perspective, would would the process be? So, from the previous post, I understand the land registry aspect is a separate, isolated one and perhaps not that relevant here? After that's done, or irrespective of that, what would the process be (in terms of applications/etc.) of converting an existing structure into bedsit? For argument's sake, if we agreed to go through all of the hassle, what would this sort of conversion be called and what sort of professional and legal services and expertise will be required and what kind of time frame?

Evening everyone. The land/property I am looking to buy is an end of terrace plot which the owner of the last house has obtained PP to build a 2 storey house on and will be splitting the title for and then selling. Currently, there is an extension on that land the footprint of which is the same as the eventual houses. The extension was build in the 70s and there are no plans, certificates, or detailed planning documents. On the council's planning portal it just has the date of the application for an extension and that it was granted, without any further details. The extension has garage shutters on the outside but has for a long time been used by the current owner as a habitable room. On the new planning application is was put down as storage and bathroom. My question is, when the current owner applies to split the title of the property (and I have no idea how that process works), what is likely to become of that structure? Can it, for example, be registered as some sort of habitable space as it is? The new planning permission mentions "Subdivision of site involving demolition of garage and erection of an end of terrace 2 bed single family dwelling." One of the main reasons for asking is that between dividing the property and beginning construction may be a year or two and we would rather try to let the building in the meantime. Does anyone have any experience or clue about what would happen here and is there anything we can/should do to ensure that is feasible? I am attaching pictures of relevant parts of the application.

Yes, so that is the idea I had in mind: Contiguous piling for the walls but also forming the foundations for the house above (is that possible?) Likewise, internal drained cavity was what I was thinking as there would be less to go wrong or at least easier to troubleshoot if it did? As for daylight, ventilation, insulation, etc., what I had in mind was to get the designs done for the whole basement as I would eventually like it but then only do the essential structural parts than can't be done retroactively without too much cost. The basic philosophy is this: If the whole basement would cost, for argument's sake, £100k to complete if done now, I would instead spend £20-40k now to get the bear minimum done and come back later (even in 10 years perhaps) and do the rest then as I can do without that space for now. Even if it then ends up costing a total of £120k (e.g., 30k now and 90k later), I would perhaps still consider that worthwhile due to the other advantages mentioned, e.g., being able to move in earlier, save up in between, stagger the cost, avoid spending all money on basement and then get stuck finishing ground and 1st floor, etc.

Thank you @Conor for your reply. At your convenience, could you kindly elaborate on why you are sceptical about viability? I'm not saying you're wrong but am curious to know what challenges and obstacles you see. Regarding how you are going about things, what steps are you taking to ensure that in the future if you apply for planning you're not asked to redo any work you have already done? Is keeping pictures, etc., sufficient or do you have to get any particular inspections done, etc?

Good morning everyone, Hypothetical scenario I am exploring which very well could become a reality and I was hoping for your thoughts on an idea I had. I admit I have no idea if this is even possible to begin with let alone worth the money or hassle. The New build is in London. In the long run, we definitely want a basement but don't currently have the finances to do the full build with basement, etc. Need to get the shell complete and move in ASAP though as paying for alternative accommodation atm. What if we were to get all the relevant soil surveys done, have all the plans drawn up and spend extra on piling to make the foundations sufficient to support the house and not need underpinning later. Also, have the ground floor installed as if there is a basement beneath it. A few years later, or when finances allow, we dig out the basement from outside without disturbing the rest of the house. Here's a YouTube series of someone digging a basement from outside the home without disturbing it: https://www.youtube.com/watch?v=W1LuFYIrUGw&list=PL51J3HlkH-iKNwCCk8krxfiNvLf9cEfyz&index=18&t=417s. If an entry point was planned in advance, we could do the same. Here are some pros and cons I can think off, if it were possible: Cons: The total cost would be more as the eventual excavation would take longer and be more tedious. The piling could/would cost more than digging the basement first and then using concrete strip foundations and reinforced retaining walls If you dig basement first, you can make a continuous retaining wall with waterproof concrete and then potentially not need a drainage system. If you retroactively do the basement, does that mean you can't make such a wall and would unavoidably need the drainage? Doing the basement later would mean the walls would be thicker in total (piles+walls) making the internal area smaller. If there are unforeseen issues in the basement build, much harder and more expensive to remedy. Pros: Cuts the time until moving in to the house, hence saving money on alternative accommodation (which would offset extra cost) Once moved in to the house, it should be much easier to oversee work, improve quality assurance and do more DIY (again hopefully offsetting extra costs) Much less likely for the project to stop mid-way due to funds running out. Once all is said and done, more money has been spent on the actual fabric of the house. Piled foundations and a basement drainage system, although more costly, provide more peace of mind and longevity? Allows time to save up or arrange alternative funding (loan, etc.) for the basement. Will appreciate comments and thoughts on the above in terms of feasibility, costs, more pros and cons, etc.

Thanks for the info. Can that clause be appealed/challenged in any way or can you apply to have it removed? Also, does it apply forever or only for the duration of the initial build? 10 years into the future, for example, could you then do permitted development?

Good afternoon everyone Complete newcomer here who has no experience with planning applications or dealing with the council so will appreciate even the most obvious of advice. I'm negotiating purchase of some land that has planning permission. It's at the end of a terrace and the current owner is splitting his garden (which currently has a garage on it). In the surrounding roads, most similar plots have already had massive extensions built on them or new homes (but nothing very recently). Currently, the permission is for a 2 bed, similar to the standard, mid-terrace homes on the street. That, however, leave 2-3 metres of empty space on the side of the plot which others have included in their construction. Others in the area have also build further back on the first floor. None of this was put in the application by the current owner, but I would like to do that at the time of construction as well as add a basement and/or living space in the loft. I'm attaching an arial picture of another house which was build on an almost identical plot where they have extended out to the side on ground floor and backwards on first floor, compared to the other houses mid-terrace house (one of which is in the picture). An added complication is that the permission has the following clause and I'm trying to understanding if that means we can't do anything ender "Permitted Development" now or in the future. "16 - Notwithstanding the provisions of Classes A, B,D &E of the Town and Country Planning (General Permitted Development) Order 2015 or any amending Order, no buildings or extensions to buildings shall be erected without the written permission the Local Planning Authority. Reason: in the interests of safeguard the residential amenities of neighbouring properties and the appearance of the property in the wider street scene." Please advise what you make of the above. Also, in general, what would be the best way of going about things to try to make sure I get permission for what I want to do? Would it be, for example, to begin construction and apply for some sort of amendment? Would it be to arrange a meeting with the planning officer to see what they say? Would it be to submit an entirely new planning application, and if so, what would be the risks or benefits in that?

At the moment, I'm at the stage of investigating whether the cost will be worthwhile. Based on what I am hearing so far, it seems more likely that it won't be, but I still want to explore it thoroughly before I make that decision and that includes getting a soil survey done. Regarding the VAT, to my knowledge, it will be a new build. At the moment, it's someone's garden with a garage on it. Is there anything that disqualifies it from VAT exemption?

Can anyone recommend any basement experts, structural engineers with basement experience, etc., who serve the North London area. I want to perhaps try to speak to at least 3 before committing to anything with one of them. Thanks

Thanks everyone so far. Some clarifications and some more questions: Yes, the existing landlord is splitting his garden and has also agreed to any party wall requirements, etc. The Thames Water report shows a 150mm waste pipe running through the middle of where the basement would be so I'm investigating costs and implications on that. I made a separate thread about that: Are there any other checks that you can think of which I should get done (e.g., for other underground services)? Is this the correct website for doing some background research and finding data from other boreholes? https://www.bgs.ac.uk/discoveringGeology/geologyOfBritain/viewer.html I haven't come across anyone else locally who has a basement so can't think of where to get a ballpark figure. @Ferdinand did you have anyone particular in mind from Milton Keynes or was there a reason you were suggesting looking there? Also, can anyone recommend any companies and companies for getting the survey done whom they have used themselves, heard good things about or would just be good yardstick for prices, etc.?