Planning Approved - Looking for advice

[Ant3000]

After years of trying I’ve finally received planning approval (with conditions!) It’s been a long journey and, as it’s open-countryside I’m not sure I ever fully believed it might be possible and so now it’s a reality I’m feeling a bit like a rabbit in a headlight.

In hindsight I’ve probably achieved planning a bit ham-fisted in that I managed it all myself through pure determination and constant research (ADHD and hyper focus) plus I did my all own building design and drawings (I’m a graphic designer by trade) 

 

To give a very brief overview, I inherited some agricultural land with a derelict timber frame barn, asked for a house and was refused, tried for Class R permitted Development (with associated operational development for an office) - approved, applied for a ‘live/work’ - refused, finally applied to demolish the barn and develop and new office (Class E) - Approved (with an ongoing condition that it can’t be used for residential)

 

The plan going forward is to develop a small ‘rural co-working space’ (essentially a business hub for rural business and hybrid workers) and then after a few years ‘when the dust settles’ ask for a change of use to residential.

 

With this in mind, while I feel the investment in the land is worthwhile, I have to keep in mind that this is a commercial project (not my home) and as such I have to be sensible with my budget ( sub £200,000 savings and inheritance)

 

My approval is for an approx 20m x 6m Timber Frame building with a ridge height of approx 4.8m. I’m currently exploring timber frame manufacturers (inc lodge type homes). I have spec’d screw pile foundations (but I figure I might be able to change this as a non-material amendment?)

 

The timber lodge route seems to be the most viable route in terms of budget - plinth foundations / caravan act compliant (no building regs) etc (I’m told they can be designed to meet building regs though!) but I’m concerned that this route might not carry the right warranties or certificates (or if I need them? I’m not looking to sell within 10 years and I’m hoping not to need finance)

 

The other route is a Timber frame manufacturer (looking at approaching Kingspan Timber Solutions / Solo Timber Frame etc) but I fear this might be outside my budget?

 

I’m not adverse to a bit of labour so I’m currently looking at weathertight solutions with the view of doing as much as I can and then getting in trades for the bits I can’t!

 

I’m also mindful that I need to consider…

 

Building regs

Surface Drainage / Sewer Treatment Plant 

Air source heat pump 

Mains water connection 

Electric grid connection (or off-grid solution?)

 

I’m beginning to feel like I’m in a bit of a unique situation in that I don’t fit in the ‘self builder building my dream home category’ but it’s too small a project to be considered ‘a commercial build’

 

I’m keeping myself busy reading about building regulations, pipe gradient drops, percolation and discharge, table loadings for sewerage treatment etc etc and so any advice anybody is willing to share would be gratefully appreciated.

 

Edited January 21 by Ant3000

[Post and beam]

The only little bit i can ofer anything on is with regard to Kingspan. We have permission for one of their traditional cottage style houses via their Potton homes division. They will definately do 'Weathertight only' if you want. This is what we are doing. They will design as large or small a project as you want and then produce everything required to get it through all of the Stages necessary.

[Ant3000]

7 minutes ago, Post and beam said:

The only little bit i can ofer anything on is with regard to Kingspan. We have permission for one of their traditional cottage style houses via their Potton homes division. They will definately do 'Weathertight only' if you want. This is what we are doing. They will design as large or small a project as you want and then produce everything required to get it through all of the Stages necessary.

Thanks - I’m going to email them in the morning 👍🏻

[gc100]

Can I ask why you didn’t apply for Class Q? 

[Post and beam]

12 hours ago, Ant3000 said:

Thanks - I’m going to email them in the morning 👍🏻

You may already know this but they have a great 5 house permanent show centre in St Neots. Not too far down the A1 from you

[Mr Punter]

52 minutes ago, gc100 said:

Can I ask why you didn’t apply for Class Q? 

 

+1

 

I can't see the point in building a timber framed business unit.

[ToughButterCup]

Hello. Thought of ICF ? 

[Ant3000]

4 hours ago, Mr Punter said:

 

+1

 

I can't see the point in building a timber framed business unit.

The building wasn’t structurally sound and not feasible to improve upon (no floor, breezeblock and wooden sleeper foundations). It was actually intended to be a cricket pavilion but not put into use and given to my Dad who made use of it as an agricultural building). Without Class Q as an option the only feasible route to development was Class R (agri to commercial) and then demolish and rebuild. I appreciate it’s completely convoluted but then so is the planning system!

 

I’m hoping the LPA will ‘eventually’ be convinced to allow residential but I’ll need to establish a feasible structure.

 

There are lots of use cases for a timber frame business unit in the open countryside

Edited January 22 by Ant3000

[Ant3000]

4 hours ago, ToughButterCup said:

Hello. Thought of ICF ? 

The permission only allows for a replacement of a timber frame building, like for like.