Potential huge new project - few questions
Discussion
Have been eyeing up a property in my village for a little while - as a 'if only' type.
Up until early this year it was a residential care home with 18 bedrooms... Was losing money so closed down, and can't be converted to flats/hotel which would be obvious where we are due to a lack of parking. Little interest in over a month, and up currently for £750k.
However, talking with mum she's up for a project too, and pooling our resources it would just about be within reach.
Idea would be to keep as a single dwelling, but with effectively two massive 3 bed flats although shared utility room, etc. No separation of access, lift would still be in place, etc.
Few questions:
There are currently two single story and large extensions at the back. Idea would be to knock one down to provide additional parking, and convert the other into a holiday let with it's own garden. Knowing I'd need to get the planning category changed back to residential, but would I need planning permission to knock the first extension down and do the holiday let conversion?
With regards to mortgages, how easy is it to effectively have two mortgages on a single property (with defined asset split), and how does future rental income from the holiday let get factored in?
There's a vast living room laid to carpet, but a little look yesterday showed parquet flooring under the carpet - looked in pretty good condition although are I looked at less than 1%! Assuming it's all similar, how much effort to restore, and what's involved?
Here's the current downstairs floor plan - top left is the extension I want to remove, top right would be the holiday let :
First floor (there's also what appears to be a huge loft with end windows, possible conversion there in future). Idea is top right two bedrooms would be knocked through to make a master bedroom, top right bedroom would be split into family bathroom and master ensue. Bottom left two bedrooms knocked through to make living room as per the one below, kitchen to right.
Edit - pictures have rotated anti clockwise 90 degrees...
Up until early this year it was a residential care home with 18 bedrooms... Was losing money so closed down, and can't be converted to flats/hotel which would be obvious where we are due to a lack of parking. Little interest in over a month, and up currently for £750k.
However, talking with mum she's up for a project too, and pooling our resources it would just about be within reach.
Idea would be to keep as a single dwelling, but with effectively two massive 3 bed flats although shared utility room, etc. No separation of access, lift would still be in place, etc.
Few questions:
There are currently two single story and large extensions at the back. Idea would be to knock one down to provide additional parking, and convert the other into a holiday let with it's own garden. Knowing I'd need to get the planning category changed back to residential, but would I need planning permission to knock the first extension down and do the holiday let conversion?
With regards to mortgages, how easy is it to effectively have two mortgages on a single property (with defined asset split), and how does future rental income from the holiday let get factored in?
There's a vast living room laid to carpet, but a little look yesterday showed parquet flooring under the carpet - looked in pretty good condition although are I looked at less than 1%! Assuming it's all similar, how much effort to restore, and what's involved?
Here's the current downstairs floor plan - top left is the extension I want to remove, top right would be the holiday let :
First floor (there's also what appears to be a huge loft with end windows, possible conversion there in future). Idea is top right two bedrooms would be knocked through to make a master bedroom, top right bedroom would be split into family bathroom and master ensue. Bottom left two bedrooms knocked through to make living room as per the one below, kitchen to right.
Edit - pictures have rotated anti clockwise 90 degrees...
Sway said:
There are currently two single story and large extensions at the back. Idea would be to knock one down to provide additional parking
Why would this not make it viable to convert to more flats? Smaller flats require less parking, so you might find that (for example) 4 x 1 bed flats only need the same parking as 2 x 3 bed flats, anyway, and the viability stacks up better. From a Planning perspective, it might be that you seek permission for 1 bed flats with generously sized :cough: studies :cough: rather than second bedrooms... there's SFA that the Planning Authority can do once they've granted Planning Permission, if a purchaser chooses to put a bed in their 'study'. 
Note that if you've got issues with the 'sustainability' of the settlement (ie. lack of local facilities, infrastructure and employment), then you're going to have to overcome them even to get permission to convert back to a single dwelling. Not saying that they can't be overcome, mind you - just that you need to think about them.
Sway said:
Knowing I'd need to get the planning category changed back to residential, but would I need planning permission to knock the first extension down and do the holiday let conversion?
Yes.See my response to this thread; an additional dwelling in separate occupation will require PP, regardless,
Cheers Equus.
I'm not interested in converting to flats, we'd both be selling our current homes and want to replace them with something better...
There's a large side access, so there's sufficient parking for the number of bedrooms we'd propose.
On planning - I'd be able to knock down the extension I want rid of (to make 2 additional parking spaces plus a patio area) without needing permission, but would need to apply for permission for the holiday let if I understand you correctly?
I'm not interested in converting to flats, we'd both be selling our current homes and want to replace them with something better...
There's a large side access, so there's sufficient parking for the number of bedrooms we'd propose.
On planning - I'd be able to knock down the extension I want rid of (to make 2 additional parking spaces plus a patio area) without needing permission, but would need to apply for permission for the holiday let if I understand you correctly?
Sway said:
I'm not interested in converting to flats, we'd both be selling our current homes and want to replace them with something better...
Fair enough, but bear in mind that there will almost certainly be a long queue of would-be developers also 'eyeing up' the property, and the value will be whatever delivers maximum development potential.Sway said:
On planning - I'd be able to knock down the extension I want rid of (to make 2 additional parking spaces plus a patio area) without needing permission, but would need to apply for permission for the holiday let if I understand you correctly?
As a general rule, you don't need Planning Permission for demolition unless part of, or within the curtilage of, a listed building, or the LPA has made an 'article 4 direction' restricting the relevant Permitted Development rights. But best to talk to Planning to check.But if you are relying upon the 'operational development' that would follow the demolition as being necessary to implement a Planning Permission, then the demolition becomes intrinsic to that consent.
So if you need the additional parking to make the change of use to residential acceptable, you'd word the description on your Planning Application something along the lines of 'change of use of existing nursing home to form 2 no. flats, with associated works', then show the extension to be demolished on the drawings that you submit with the application.
megaphone said:
megaphone said:
I would look at loosing the front conservatory, that would give you a drive for two cars, and it would make the front look a lot better.
And you could also get parking to the front right where the seating courtyard area is, remove the front wall. jules_s said:
I would imagine building regulations change of use will give you a world of upgrade pain
Could you expand please?It would be moving from c2 to c3, probably HMO with the holiday let?
What would I have to do to upgrade?
There would be parking for at least 8 cars, and would be a 6 bed/2 bath/5reception house with a 2/3 bed holiday let.
Sway said:
It would be moving from c2 to c3
Building Regulations doesn't think or work in terms of Planning use classes: they're separate systems.As far as B.Regs is concerned, you're effectively creating two (or three) 'new' dwellings... the former use of the building is of limited concern to them.
The big issues would be around energy efficiency and acoustic separation.
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