Found a tiny coach house, but what size extension could you get?

[flanagaj]

I have spotted a small coach house https://www.rightmove.co.uk/properties/135398666#/?channel=RES_BUY that is only 60 sqm, but it sits in a lovely location and has potential to extend.  I am just wary of what I need to consider in determining whether it could be extended enough to make it 100 - 120sqm in size.  The plot size is shown below (circled in red) and the current dwelling is circled in the smaller circle.

Things I have noticed.
 

1)  There is no frontage so could potentially extend on the side and the front?

2)  The large tree to the left of the property does not have a TPO (checked on Berkshire interactive map), but wonder if that will be a problem if trying to get it removed to extend that side?

3)  Property does sit within a conservation area.

4)  The outbuilding is a garage, which burnt down and has planning for replacement (Planning Documents (westberks.gov.uk))

 

The other thing was whether you could do something very contemporary and join the two structures together and have a glass walkway between them?

 

Would love to get people's thoughts on this one as I am keen to ascertain what possible reasons you could be refused planning to extend on.

 

 

[Conor]

If it's a conservation area, the tree has an automatic TPO, it's just not listed individually.

 

We built in a conservation area and there are lots of extra rules and assumptions. For example we can't cut our hedge any lower than 2m in height. We can't build wooden panel fences. Most of what you've mentioned would not be easy.  I suggest your get hold of your local conservation area design guide and take it from there. Also, look up recent applications in the conservation area and see what decisions were made.

 

Edited July 2, 2023 by Conor

[flanagaj]

3 minutes ago, Conor said:

If it's a conservation area, the tree has an automatic TPO, it's just not listed individually.

 

We built in a conservation area and there are lots of extra rules and assumptions. For example we can't cut our hedge any lower than 2m in height. We can't build wooden panel fences. Most of what you've mentioned would not be easy.  I suggest your get hold of your local conservation area design guide and take it from there. Also, look up recent applications in the conservation area and see what decisions were made.

 

Thanks Conor.  There isn't anything to go on regarding recent planning in the area as it's a very small hamlet and quite a few of the properties nearby are listed.  The image below shows the dwelling circled in blue and those which are listed in red.

[Conor]

Ha, good luck with that! Any application will be a battle.

[ProDave]

It would be interesting to seek the planning history of this property.  I would guess with some certainty this used to be a double garage, quite probably associated with Rooks Wake and got planning permission as a conversion from that garage.  The planning permission if you can find it would give a clue what the feeling of the planners was and if there are any restrictions imposed by that planning permission.

[Big Jimbo]

I like it. if i was going to buy it, i would buy it on the basis that i might not be able to extend it. It would do for me and the wife. Nice bit of grounds to create a nice garden, and permission for a garage for me to play with an old car. I would then get pally with the conservation officer, and try and get him round. Talk about what might be acceptable. If you can get him/her onside planning will be forthcoming.  So basically, if you buy it, be prepared to live with it as it is.

[flanagaj]

2 hours ago, ProDave said:

It would be interesting to seek the planning history of this property.  I would guess with some certainty this used to be a double garage, quite probably associated with Rooks Wake and got planning permission as a conversion from that garage.  The planning permission if you can find it would give a clue what the feeling of the planners was and if there are any restrictions imposed by that planning permission.

It was granted a Application for a Lawful Development Certificate for an Existing use or operation or activity including those in breach of a planning condition.  So looks like it was being used as a dwelling for 10 years and they got it granted on that basis.

[ProDave]

It would not surprise me if the council are hostile to any plans to extend it, as they did not want it to become a separate dwelling in the first place.   Can you find out if it has permitted development rights or do you not get those with a Lawful Development certificate?

 

Work on the basis you are buying it as it stands, and it may not be possible to extend it.

 

Another factor that may put a spanner in the works if you need a mortgage, if it was done as an "under the radar" conversion then it is highly likely it might not have building regulations approval and a completion certificate.  It is beyond the time limit for enforcement of that, but it may prevent lenders giving a mortgage on the property.

[flanagaj]

6 hours ago, ProDave said:

It would not surprise me if the council are hostile to any plans to extend it, as they did not want it to become a separate dwelling in the first place.   Can you find out if it has permitted development rights or do you not get those with a Lawful Development certificate?

 

Work on the basis you are buying it as it stands, and it may not be possible to extend it.

 

Another factor that may put a spanner in the works if you need a mortgage, if it was done as an "under the radar" conversion then it is highly likely it might not have building regulations approval and a completion certificate.  It is beyond the time limit for enforcement of that, but it may prevent lenders giving a mortgage on the property.

That's some really interesting points and ones that I will raise with the agent when I speak with them tomorrow.

[LnP]

We’re in a conservation area and have not found it problematic. We bought a 1960s dormer bungalow which has a Victorian coach house in the garden - the plot the bungalow was built in was taken off the garden of the Victorian house next door, and just happened to have the coach house in it. We’ve just finished completely rebuilding/refurbishing the coach house and will live in it while we replace the bungalow with a new house.  Other than it being very slow, so far we haven’t had major planning problems. 
 

I recommend talking to a planning consultant. We engaged one up front and he has been very helpful. His advice regarding the CA we’re in is that it is more about the leafiness, rather than the buildings.

 

You can find a planning consultant in your area here. It won’t cost you anything for an initial chat, which will probably answer a lot of questions.