Another one for the planners

[Mungler]

I've got an option to buy a small building plot carved off from the garden of the last house in a row of terraced houses. It's cheap enough and I'm going to go for it anyways.

 

The plot already has planning permission for a 2 bed semi.

 

I've looked on the usual websites and it looks like one or two of the terraced houses have converted their houses into two 2 bed maisonettes.

 

So, I'm thinking rather than build a single 2 bed house, the better bet (and within the same foot print) would be to build two 2 bed maisonettes.

 

How does this affect the planning?

 

We are talking same building size, shape and footprint (as per the existing grant of planning permission) but the internals are going to be different to cater for two separate residences.

 

What's the score?

 

Cheers all.

Edited August 14, 2013 by Mungler

[harrycatcat1]

Can't you just use the same philosophy as you did with the garage?

[Mungler]

What, do it anyway?

 

The problem is on getting building regs sign off. Now I'm never too sure to what extent the building regs inspectors will grass up building works that aren't in accordance with a grant of planning permission and a wrong sized window here or a wrongly placed window there may go under the wire, but a planning permission for a house that's been built out as two maisonettes is not going to go un noticed

[JDog]

A two bed semi? If it is a plot the new build will be stand alone surely?

[fern01]

The planning departments seem to be a lot more relaxed about granting permission, especially for low cost housing.

[Mungler]

A two bed semi? If it is a plot the new build will be stand alone surely?

Ah, no it's a strange one, it has to be attached the last terraced property and can't be built stand alone.

[WGD]

Planning Consent is Planning Consent and Building Warrant is Building Warrant, they are entirely independent. Building Warrant will be no problem provided your design complies with the regulations.

 

For Planning, individual Council Local Plan policies will be applied to "Development". Main considerations for you will I expect car parking provision for two properties rather than one (although sometimes this is assessed against no of bed spaces so it might have no impact), shared refuse provision and shared amenity space. Although for two houses none of that is likely to present an insurmountable barrier.

 

Good luck.

 

P.s. that's for Scotland but it's not drastically different in England-shire as far as I am aware.

Edited August 14, 2013 by WGD

[stavvy]

It may not be cost effective.

 

For 2 seperate properties and I'm guessing they will both be one beds, a one bed upstairs flat and a one bed ground floor flat you'd need a fire break and sound insulation between the flats and thats expensive, double the amount of kitchens, bathrooms etc. Do you have to provide off street parking, is there room?

 

I'd have a chat with a local QS

[harrycatcat1]

Planning Consent is Planning Consent and Building Warrant is Building Warrant, they are entirely independent. Building Warrant will be no problem provided your design complies with the regulations.

 

For Planning, individual Council Local Plan policies will be applied to "Development". Main considerations for you will I expect car parking provision for two properties rather than one (although sometimes this is assessed against no of bed spaces so it might have no impact), shared refuse provision and shared amenity space. Although for two houses none of that is likely to present an insurmountable barrier.

 

Good luck.

 

P.s. that's for Scotland but it's not drastically different in England-shire as far as I am aware.

Now that is the answer you were looking for

or revert to the garage plan

[-Mongrel-]

It may not be cost effective.

 

For 2 seperate properties and I'm guessing they will both be one beds, a one bed upstairs flat and a one bed ground floor flat you'd need a fire break and sound insulation between the flats and thats expensive, double the amount of kitchens, bathrooms etc. Do you have to provide off street parking, is there room?

 

I'd have a chat with a local QS

Parking is a big sticking point around these parts, two properties = twice the parking space. May not be relevant where you are of course.

[twitchynik]

+1 on the parking side. Have seen many planning requests refused due to insufficient off street parking and the impact to the existing householders during my research on the property we're buying.

[Mungler]

It may not be cost effective.

 

For 2 seperate properties and I'm guessing they will both be one beds, a one bed upstairs flat and a one bed ground floor flat you'd need a fire break and sound insulation between the flats and thats expensive, double the amount of kitchens, bathrooms etc. Do you have to provide off street parking, is there room?

 

I'd have a chat with a local QS

It's in the South East, walking distance to a tube and whilst it's in a fairly rough London Borough you couldn't get a 2 bed maisonette for a penny under £175k.

 

Looking at retention and rental, a 2 bed maisonette would rent for £750 to £900 a month.

 

Times that by 2 and factor in the cost of the plot at £50k and it's a no brainer.

 

A 2 bed house would fetch £225k to £249k.

 

Edit

 

Parking is going to be a sticking point

Edited August 14, 2013 by Mungler

[Breastman]

Have you read the officers report for the original planning permission? Could offer valuable insight i.e. whether what you're proposing has already been tried and failed, whether the 2 bed single house was just passed and therefore further development unlikely, if the highways engineer was happy with the parking for the single house etc etc. Should be online if it was approved after 2005

[stubby]

stick a couple of caravans on it, sorted

[shaun4860]

The parking will be the issue,

 

They tend to not like not having enough parking,

 

you are looking at parking for 4 properties at the end of the day....all depends which planning officer you get and how many objections and on what grounds

 

Edited August 15, 2013 by shaun4860

[al4x]

The simple answer is an informal chat before you do anything or spend anything, then you will get the gist of whether it will be easy or a fight. Parking may or may not be an issue depending on other houses in the locality and the area, bearing in mind once you get towards London they worry less about parking provision as there are more of those odd sorts who rely on public transport and bicycles.

[Loki]

Hi

 

I work for a Local Highway Authority - perusing suchlike..........happy to have a telephone chatter if it helps.

 

Cheers, L