change of use advice - commercial to residential

[straker]

Hi there, I'm currently looking at an old workshop / warehouse building that I think would make a pretty nice living space, I have no experience whatsoever dealing with planning departments when it comes to this type of thing so any help and advice welcome.

This space would be for me, not a development. I also have no idea how business rates on the building work? Are these payable only when an actual business is being run from the premises, or are they due simply by owning the building? I have no plans to run any kind of business from 'home' so would hope the change of use would exempt the building from these charges.

Have I missed other potential pitfalls with this idea?

thanks . . .

[Kudos]

Obvious, but speak to local planning dept or architect/planning consultant.

Depending on previous use, they may ask for some testing for hazadorous material/asbestos etc.

[RonJohnson]

I would recomend the Local Authority's Planning Department as the first port of call - try and speak to a Planning Officer. Also check the Council's Local Plan (or emerging policy) to see whether the area is zoned for any particular use or whether there are any policies which may count for/against the change of use.

As Kudos points out, there may be the requirement for contamination testing or something similar, but this is frequently been applied to all sorts of development anyway.

[Ken Sington]

If you get a chnage of use to residential, then council tax will apply, not business rates.

[blueg33]

The presumption is usually that employment uses should not change to resi uses. This is overturned all the time of course. The best way is to phone the planning office and have an informal chat with the relevant area planning officer. Thats the way us professional developers do it if we want a quick opinion.

[straker]

thanks for the replies, will give the planning guy a call on Monday . . .

[55allgold]

Good luck. Just be aware that the exact same thoughts would have crossed the minds of the current owner, the estate agent and just about every property developer that's driven past.

[wolf1]

Just remember to remain polite with the planning staff. I was looking at buying a large workshop with room for a good sized flat above (It was the size of a good 4 bed detatched and looked the same bar the two garage doors) the previous owner had wanted to turn it into a 4 bed detatched but due to the location the planning dept wern't quite happy with that.

So instead of inquiring what would be ok she royally spat her dummy out and spent months complaining so there was no chance of getting any planning on it. I was pretty miffed as it would have been perfect for me but thankfully the agent mentioned it so I rang the planning dept and got the whole story.

[blueg33]

55allgold said:

Good luck. Just be aware that the exact same thoughts would have crossed the minds of the current owner, the estate agent and just about every property developer that's driven past.

Not necessarily, I have picked up some great sites that others have missed and I have missed sites that others have picked up.

[straker]

if anybody has experience of converting warehouse / commercial buildings into residential spaces I'd love to hear about them, preferably with pictures of before and after

thanks . . .

[Swoxy]

Check the title deeds for a restrictive covenant preventing use as a private dwellinghouse.