New Build & Refurb - Roseland Peninsula, Cornwall

[BohoMT]

Hi Everyone, 

What a wealth of knowledge on this site, and all very helpful.

We have recently inherited a property which is an amazing gift, and it is an amazing plot, but...... the property is a late 80's barn conversion, and not a good conversion at that, so drastic change is required to make it habitable again. The property is a long lease (74 years remaining) with National Trust the landlord, however the property is eligible for a 999 year long lease (or virtual freehold) under the leasehold reform act due next year  but we are not holding our breath that the proposed 2026 target for this reform will be achieved.

Our thinking at present is partial demolition and build a new effectively self contained block with a link to the existing and then refurb that post new build. National Trust have been to visit and are open to discussion which is great because the lease terms are quite onerous as they stand now. We would like to get a new element built to enable us to move in and halve our bills and then refurb the existing element of the house.

Then we have a small matter of planning within the AONB status and a (rightly) rigorous Local Plan, but a lovely challenge from a sadly departed very good friend.

Good fun ahead, apart from the 200% Council Tax bill  we have recently received!

[saveasteading]

49 minutes ago, BohoMT said:

not a good conversion at that, so drastic change is required

Tell more.

[BohoMT]

Where to start!

Levels were messed up so including the odd step, all floors slope significantly and I spotted in old planning drawings that they had miscalculated the levels to the tune of circa +150mm across the ground floor. Bathroom is 1.4m wide with a bath taking up 0.7m of that so you have to open the door, squeeze up against basin, close the door to access the WC. Weird eaves detail which is great for ventilation and vermin access. Internal balcony made out of an old pulpit to give almost an open loft access / weird space off the main bedroom accessed by a spiral staircase from the middle of the bedroom. All windows understandably rotten as single glazed softwood throughout. The site has great uninterrupted views of the sea so the only window on that elevation is a 600 x 600 bathroom window. Foul drains run from garage / utility type situation under the 'new' build part of the conversion, with rodding eyes / inspection covers in the concrete floor of the internals, despite there being a big site and plenty of soakaways and septic tank availability. Everywhere is so dark that internal lights required on all but brightest days. Bed 2 has a back door which makes it more use as a hallway. It's honestly so weird. 

It seems that the National Trust were even more skint in the 80's so were happy to let any one take on old crumbling barns and convert them to minimal standards and as cheaply as possible, to get the asset liability off their books.

 

On the positive, the site is large and plenty of working space, and no significant damp. Dont get me wrong, we are so grateful, but wow this sometimes feels like a poison chalice. Doing everything (new build & refurb) is just not affordable to us without significant borrowing so plan is to build new alongside, join up, move in, then refurb remainder over time.

[ProDave]

Best of luck with the planning. I fear it may be challenging.  Lack of windows facing the view is probably because they had to work with what was there.

 

[JohnMo]

20 minutes ago, BohoMT said:

National Trust

Think they have become, a little (or a lot) full of their own self importance, so many become a

21 minutes ago, BohoMT said:

poison chalice

Think I would be sitting down with a solicitor to see what I can and can't do, before I spent a penny on any planning or remedial works.

 

Is the building a listed in any way?

[SteeVeeDee]

Why did you have a 200% council tax bill?

[BohoMT]

2 hours ago, JohnMo said:

Think they have become, a little (or a lot) full of their own self importance

Our NT representative is a nice guy and has been relatively helpful however they are petrified of legal challenge so say very little.

 

2 hours ago, JohnMo said:

 

Think I would be sitting down with a solicitor to see what I can and can't do, before I spent a penny on any planning or remedial works.

 

Is the building a listed in any way?

Good advice thanks, and we have an appointment with solicitors tomorrow morning.

Not listed which is a bonus.

[BohoMT]

3 hours ago, ProDave said:

Best of luck with the planning. I fear it may be challenging.  Lack of windows facing the view is probably because they had to work with what was there.

 

Thanks and yes, it was an old piggery so windows were not very plentiful. The builder also ran out of money it seems which may have impacted upon the number of openings that were formed.

[BohoMT]

1 hour ago, SteeVeeDee said:

Why did you have a 200% council tax bill?

We live in a rented house next door, so this house we have inherited, is classed as our second home and therefore second home council tax uplift has been applied, and it is allegedly Class G!! We are paying 300% council tax despite the only house we 'own' being unfurnished, uncarpeted and essentially uninhabitable at present. We are appealing against this and also applying for a re-banding of the property.

[SteamyTea]

Welcome.

 

Good luck with the council tax appeal. I never got very far with mine, but after 6 years they conceded they made an error. I never got the £2500 back though.

[BohoMT]

18 minutes ago, SteamyTea said:

Welcome.

 

Good luck with the council tax appeal. I never got very far with mine, but after 6 years they conceded they made an error. I never got the £2500 back though.

Thank-you. Wow, 6 year battle and no refund, what a pain, glad you got the correct band eventually.

[SteamyTea]

20 minutes ago, BohoMT said:

got the correct band eventually.

Was not a banding issue, was the fact they charged me when I was exempt (as a full time student). Seems they cannot cope with someone that is a student and a home owner, so charged me double. Total twats in the council office.